HomeMy WebLinkAboutHK - 2014-01-07 - HIA - 399-411 Queen St S - Barra On Queen Scoped Heritage Impact Assessment
in support of Proposed Zone Change and Site Plan Applications
411 Queen Street South & 168-172 Benton Street
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The Landplan Collaborative Ltd.
landscape architects, environmental planners, heritage planners
319 Woolwich Street, Guelph, ON N1H 3W4 (519) 824-8664 fax(519) 824-6776
landplan(cr�,thelandplan.com
DR A F]F December 17,2013
Scoped Heritage Impact Assessment
Barra Castle lands (393-411 Queen Street South& 168-172 Benton Street), Kitchener
Table of Contents
1.0 BACKGROUND - REQUIREMENT for a HERITAGE IMPACT ASSESSMENT(HIA) . . . . . . . . 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 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
2.6 Conservation-principles and mitigation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
2.7 Summary of conservation principles and how they will be used . . . . . . . . . . . . . . . . . . . . . . 27
2.8 Proposed alterations justified and explained . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
2.9 Alternatives for salvage mitigation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
2.10 Qualifications of the author completing the Heritage Impact Assessment . . . . . . . . . . . . . . 27
3.0 SUMMARY STATEMENT and CONSERVATION RECOMMENDATIONS . . . . . . . . . . . . . . . . 27
4.0 MANDATORY RECOMMENDATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
REFERENCES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
Appendix 1 - 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 Scoped Heritage Impact Assessment, October 2012
Appendix 2 - City of Kitchener Council Meeting - excerpt from minutes of September 07, 2010 meeting
Appendix 3 - Barra Castle Circulation Letter- 399-411 Queen Street South& 168-172 Benton Street
Appendix 4 - Qualifications of the author
All photographs taken by the author February 2011 and December 2012 unless otherwise noted.
The Landplan Collaborative Ltd. RAF':I["December 17,2013
LIST of FIGURES
Figure 1 - Subject property in the context of Ontario Heritage Act Part IV,Part V &listed properties . . . . 2
Figure 2 - from Victoria Park Area Heritage Conservation District Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
Figure 3 - from City of Kitchener Mixed Use Corridor Design Brief. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
Figure 4 - Barra Castle lands from Queen Street . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
Figure 5 - Willow tree . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
Figure 6 - 168 Benton- c. 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 Mitchell . . . . . . . . . . . . . . . . . . . . . . . . . . 9
Figure 11 - rear of 24 -10 Mitchell/429 Queen South . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
Figure 12 - Staebler House &Dutch House - IBI Group . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
Figure 13 - across Queen Street South . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
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 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
Figure 18 - south side - Benton Street . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
Figure 19 - original Barra Castle entry . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
Figure 20 - Proposed Site Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
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 Street) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
Figure 24 - angular planes for 3 & 14 storey buildings across Queen St. exceed Urban Design Guidelines . 16
Figure 25 - Queen Street South facade . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
Figure 26 - Benton Street facades . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
Figure 27 - Barra Castle north facade . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
Figure 28 - Barra Castle south facade . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
Figure 29 - aerial view from north on Queen Street South . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
Figure 30 - aerial from the west . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
Figure 31 - view from Queen Street South to Dutch House &Barra Castle - February 2010 . . . . . . . . . . . . 20
Figure 32 - view similar to figure 31 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
Figure 33 - Landscape Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
Figure 34 - Queen Street South facade - 6 storey option . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
Figure 35 - Benton Street facades - 6 storey option . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
Figure 36 - Barra Castle north facade - 6 storey option . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
Figure 37 - Barra Castle south facade - 6 storey option . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
Figure 38 - aerial view from north on Queen Street South - 6 storey option . . . . . . . . . . . . . . . . . . . . . . . . . 24
Figure 39 - aerial from the west- 6 storey option . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
The Landplan Collaborative Ltd. RAF':I["December 17,2013
Scoped Heritage Impact Assessment 1
Barra Castle lands(393-411 Queen Street South& 168-172 Benton Street),Kitchener
1.0 BACKGROUND-REQUIREMENT for a HERITAGE IMPACT ASSESSMENT(HIA)
An HIA for this property was prepared in August 2009 and was subsequently approved, recommending that
portions of the Barra Castle be restored '. A subsequent HIA was prepared July 19,2010 in response to terms of
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 was not feasible and the HIA was revised and
submitted August 19, 2010 in support of a Heritage Permit Application to demolish the Barra Castle and the
building at 411 Queen Street South '. The August 19th HIA was approved in September 2010. The Heritage
Kitchener recommendation to demolish the structures was approved by City Council September 7, 2010 3. This
document uses and relies upon material from the earlier approved HIAs. It addresses the current construction
proposal and responds to the City's October 2012 Scoped Terms ofReference 4 relating to potential impacts on the
Victoria Park Area Heritage Conservation District(VPHCD).
The subject property is 0.4079 ha(1.01 acres)in area and is located on the east side of Queen Street South between
Mitchell Street and Courtland Avenue, extending through to Benton Street.
It is partially located within the Victoria Park Area Heritage Conservation District(Figure 1),designated under
Part V of the Ontario Heritage Act;and therefore,development/redevelopment is subject to an HIA requirement.
New building within the VPHCD is guided by the goals,policies and guidelines of the Victoria ParkArea Heritage
Conservation District Plan. The Plan encourages the retention and conservation of the historic architectural
integrity and details of buildings. The Plan also speaks to conserving the heritage character and human scale of
residential areas while encouraging compatible infill and intensification. The VPHCD Plan provides additional
guidance specifically related to the Queen Street South corridor.
In the Queen Street South Corridor,zoningpermits and encourages new high rise, high density development.
Major new buildings may be expected. This plan (VPHCD Plan) recognizes and supports the rights and
privileges ofproperty owners to redevelop in compliance with the Municipal Plan. This is not necessarily
contrary to heritage conservation. New high density,high rise building can be the heritage of tomorrow. The
1928 7-storey York Apartment building(Figure 2)is an example ofan early high rise building that is now part
of the Queen Street South heritage. ... ... a main goal is to ensure that new development enhance the historic
i 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 "These City of Kitchener HIA terms of reference (standard) have been Scoped, in recognition of previous
Heritage Impact Assessments which have been submitted and approved for the subject property." City of
Kitchener, Community Services Department-Planning Division, 393- 411 Queen Street South & 168-172
Benton StreetProposed Zone Change and Site Plan Applications Terms ofReference Scoped Heritagelmpact
Assessment,October 2012 (Appendix 1)
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Scoped Heritage Impact Assessment 2
Barra Castle lands(393-411 Queen Street South& 168-172 Benton Street),Kitchener
and civic character of Queen Street South. This will be achieved in large part through appropriate urban
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 and changing Queen Street South corridor.
s
THE VICTORIA PARK AREA
HERITAGE CONSERVATION DISTRICT
S+CH'FDCI E"A" Nieholasifill. Arehltect.Plawer
4gh 58rtiy�i p j
q1F.
9. 11 Queen
treet South S
118.172 Benton,
Street
r+"■"
Boundary or the 3teritage Conservation District designated under Part V or the
Ontario Heritage Act;.
Area excluded from Part V designation. 112 Beaton Street;A 26,30*,34*Courtland
Avearw East-,22,3$QCoureland Avenue West-,82*Heins Avenue;251,163*Joseph Street;.
13.15 Oak Street;202,214,307*,560 Queen Sttntrrt Sunni;23*3lahmd Aventw,37*,43*,
76*SchneWer Avenue,300*Water Street South;350*Water Stteset South d 73 Heins Ave;
ff j Dmates property designated under 3"a"iv or the Ontario Heritage Act.
Non-designated properties of heritage value or interest
1,1111 (city or Kitchener Municipal Ikritage Register)
Figure 1 subject property in the context of Ontario Heritage Act Part IV&Part V designated&listed properties
after: VPHCD Plan,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
The Landplan Collaborative Ltd. )RAF':I["December 17,2013
Scoped Heritage Impact Assessment 3
Barra Castle lands(393-411 Queen Street South& 168-172 Benton Street),Kitchener
WN
V
II
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iya
L
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11928 York p c 193 Apwtments
Figure 2 from: VPHCD Plan, 1996
The subject property is also located within the Queen Street South Mixed Use Corridor and development/
redevelopment is therefore guided by the Mixed Use Corridor Official Plan Policies and the City of Kitchener
Urban Design Manual; specifically,Part B:Design Briefs'.
6 City of Kitchener Urban Design Manual-Part B:Design Briefs,2012
http://www.kitchener.ca/en/bus ines sinkitchener/resources/MixedUs eCorridorDe signBrief
JUNE2012Revised.pdf,accessed December 4,2012
The Landplan Collaborative Ltd. )RAF I["December 17,2013
Scoped Heritage Impact Assessment 4
Barra Castle lands(393-411 Queen Street South& 168-172 Benton Street),Kitchener
Figure 3 from the Urban Design JOSEPH SST
c�
Manual identifies the 399-411 z° 4�
Queen Street South and 168-172 c All,
Benton Street properties as not '
being "listed", or "designated"
under Part IV of the Ontario
Heritage Act. 399-411 Queen
R
Street South is within the Part V
designation; 168-172 Benton is not °� �o � m 7, �,r
(see figure 1).
In the Manual the Queen Street
frontage it is recommended to " �
4
strengthen the historic streetscapea
through pedestrian scale lighting, sr
historic street signs, avenue trees
(tree lined boulevard),period style f% ° 7r >
street furniture, decorative pillar c ' ro 3 9 Oenliompt�.
fencing and compatible building �� 1 12 ge**Street
design. Consider incorporating ,
artistic and cultural heritage
features into public infrastructure. Aa
,i
r ,
The Corridor strategies include: t A w' o' ey
Land Use. Encourage compact f U
All
aron�,F �� �� '',: ',o r�" j
4,. �,; b
residential uses and i _ a
k/
commercial uses with emphasis r', .................................. � n. �", .....
on professional services, fi, ;ttrt't �' / a, 0
restaurants and convenience
t
rr
retail. Maintain existing single ,
detached houses and encourage ''
home businesses.
• Built Form: Encourage Enid to rn
high-rise forms (4-10 storeys) .: .
�.. ....:. sn...........
north of Courtland Avenue.
Encourage built form compatible, low to Enid-rise forms, with surrounding historic neighborhood(sic)
south of Courtland. Consider special massing exercise for zoning unplementation.
• Building Design:Incorporate traditional building materials,compatible rooflines,and historical elements
into new building designs. Encourage brick finish. Ensure Enid and high-rise forms contribute to
interesting skyline while also emphasizing the pedestrian scale on lower storeys.
• Linkages:Maintain, and improve pedestrian linkages across corridor.
• Parking:Encourage parking inside and rear yards with intensive landscape buffering from the street.
7 City of Kitchener Urban Design Manual-Part B:Design Briefs,2012,pp.B-47-50
The Landplan Collaborative Ltd. RAF':I["December 17,2013
Scoped Heritage Impact Assessment 5
Barra Castle lands(393-411 Queen Street South& 168-172 Benton Street),Kitchener
• Streetscape:Strengthen historic streetscape throughpedestrian scale lighting,historic streetsigns,avenue
trees(tree lined boulevard),period style streetfurniture,decorative pillar 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.'
Part 3 of the City's Official Plan contains Commercial Area policies for Mixed Use Corridors. Policies indicate
that:
...New development shall be compatible with surrounding residential neighborhoods(sic)and will be of an
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 development may be permitted to exceed this
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 maximum Floor Space Ratio of 4.0 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
Street South& 168-172 Benton Street was made January 18,2013(see Appendix 3). In summary the re-zoning
application includes the following proposed regulations.
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 follows:
• To add new Special Regulation A to Areas 1,2 &3 to allow the maximum Floor Space Ratio of 2.0 to
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`B 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
• maximum front yard setback of 25.0 metres
• restricting parking from the front yard
• defining the southwesterly property line as the line shared between the subject lands and 419 Queen
Street South and 10, 14, 20 &24 Mitchell Street
' Ibid,pp.B-47,B48
9 City of Kitchener Official Plan,November 10,2009,Part 3,Page 13-31
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Scoped Heritage Impact Assessment 6
Barra Castle lands(393-411 Queen Street South& 168-172 Benton Street),Kitchener
• minimum setback from the southwesterly property line for any building less than 4.5 metres in
height shall be 1.2 metres
• minimum setback from the southwesterly property line for any building equal to or greater than 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
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 be 6.0 metres(currently,the rear
yard setback is 7.5 metres to the common property line between 399-411 Queen Street South and
168-172 Benton Street).
• The maximum building height is proposed to be 19.5 metres (currently, the maximum building
height is restricted to 13.5 metres or 19.5 metres provided that for each additional metre of height
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:
0 To permit a minimum of one parking space per residential unit in the CR-2 zone(this is the parking
rate that currently applies to the MU-1 zone).
The Heritage Impact Assessmentmust consider the proposed development in relation to all applicable Provincial,
Regional and Municipal policies, guidelines and principles.10 This includes the current Zoning By-law. The
proposal has been designed under the provisions of the by-law amendments noted above.
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 amendment.
2.0 HERITAGE IMPACT ASSESSMENT REQUIREMENTS
2.1 Present 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(a� o� locorpinc.com
2.2 Site 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 Heritage Impact Assessment Terms of
Reference
The Landplan Collaborative Ltd. )RAF I["December 17,2013
Scoped Heritage Impact Assessment 7
Barra Castle lands(393-411 Queen Street South& 168-172 Benton Street),Kitchener
current developmentproposal" For a history of the site,refer to Heritage Impact Assessment in support
ofHeritage Perm itApplication-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 fagade such that it is no longer economically viable
to restore.12 See Appendix 2
2.3 Description of natural heritage elements,landscaping and surrounding context is
There are no natural heritage elements on the property. The only landscape feature is an over-mature
Weeping Willow (Salix alba `Tristis') that is in very poor condition, and should be removed. (Figure 5)
a
o
.,
r'
Figure 4 Barra Castle lands from Queen Street
Figure 4 is a current (December 2012) photograph of the vacant Figure 5 willow tree
property. The Barra Castle lands are located on the southwesterly
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 lands on Benton Street. These properties,
occupied by late 191'/early 201x'century residences on fairly large, deep lots, are part of the application for
the Barra Castle project and will be demolished for that purpose. Owned by the Regional Municipality of
ii 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 Scoped
Heritage Impact Assessment,October 2012
12 City of Kitchener Council Meeting, September 07,2010
is Terms of Reference Scoped Heritage Impact Assessment, October 2012 - "In 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)."
The Landplan Collaborative Ltd. )RAF I["December 17,2013
Scoped Heritage Impact Assessment 8
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
on the Index ofNon-Designated Properties ofHeritage Value or Interest, June 2012. Figures 6, 7, 8 and
9 are views of the properties at 168 and 172 Benton Street from Benton Street.
1111 I
f `
1
l y i 1 i
i
Figure 6 168 Benton-c. 1900 Queen Anne house Figure 7 172 Benton-c. 1900 Berlin vernacular house
r P
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i
Figure 8 168 Benton-rear Figure 9 172 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 Region's new adopted Official Plan does not include the Benton
Road Diversion. Region of Waterloo Corporate Resources, Legal Services, Facilities Management& Fleet
Services Report:CR-RS-11-073/CR-FM-11-025,Surplus Declaration and Sale—168 Benton Street,Kitchener,
November 8,2011.
The Landplan Collaborative Ltd. )RAF I["December 17,2013
Scoped Heritage Impact Assessment 9
Barra Castle lands(393-411 Queen Street South& 168-172 Benton Street),Kitchener
168 Benton Street is a painted, buff brick, 1�/z storey, Queen Anne style house, circa 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)
172 Benton Street is abuffbrick,2-storey,gable-roofed,Berlin vernacular style house,circa 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-of-the-201'-century single family
residences appear to house multiple tenancies at present. They are within the VPHCD.
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Figure 10 left to right-429 Queen Street South/10-24 Mitchell Street from Mitchell(photo-February 2011)
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Figure 11 left to right-rear of 24-10 Mitchell/429 Queen South
Beyond the houses on Mitchell Street a high rise apartment building on Queen Street South is in view. The
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
The Landplan Collaborative Ltd. RAF':I["December 17,2013
Scoped Heritage Impact Assessment 10
Barra Castle lands(393-411 Queen Street South& 168-172 Benton Street),Kitchener
number of early houses converted to office and / or commercial uses, shops, and a 14 storey high rise
apartment building (Figures 13 and 14)
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Figure 12 Staebler House&Dutch House-IBI Group
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The Queen Street South streetscape at and
near the Barra Castle lands features awide
range of setbacks,from zero to 28 metres. t,
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
110 11%
concrete poles and cobra head streetlights
frame the east side of the street (Figures
Figure 14 432 Queen Street South(across the street)
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Barra Castle lands(393-411 Queen Street South& 168-172 Benton Street),Kitchener
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Figure 15 looking south on Queen Street South Figure 16 looking north on Queen Street South
15 & 16). To the south on Queen Street South, in the shadow of the high rise apartment(Figure 15)is
Joseph Schneider Haus, a National Historic site and a
regionally significant heritage resource.
The Benton Street streetscape is comprised of mostly single family, late 191' - early 201'century homes,
many of which have been subdivided into multiple tenancies. The homes are exclusively brick and mostly
1�/z or 2 storeys in height, on relatively large lots with a modest setback from the street. (Figures 17 & 18)
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Barra Castle lands(393-411 Queen Street South& 168-172 Benton Street),Kitchener
2.4 Documentation of the heritage resource is
The property is devoid of a heritage resource,the resource having been the Barra Castle,now demolished.
2.5 Potential heritage impacts 16
The Terms of Reference require the HIA to address ... 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.'
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 AN
be incorporated in the landscape. Ig�
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 formerj� F
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 /fJ(
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 '
i
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 19 original 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 Scoped
Heritage Impact Assessment,October 2012-"In this regard,the details of how the proposed development(site
and building design)mitigates impact on the heritage attributes of the subjectproperty and surrounding protected
properties,and contributes to the character of the VPHCD and Queen Street South streetscape,should be fully
explained."
16 Ibid-"Angularplane analysis and 3D massing modeling including views from east and westbound along Queen
Street South should be provided and analyzed.."
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
VPHCD and Queen Street South streetscape should be fully explained."
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Scoped Heritage Impact Assessment 15
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)
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In Figure 22, angular planes are illustrated as viewed from Queen Street South. Mitchell Street is on the
right in the figure.
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Figure 23 illustrates the angular planes as viewed from the south(Mitchell Street). The front angular plane
(from Queen Street)is 48.6° and the rear 27.7° from Benton Street.
from: Urban Design Guidelines
zoning
angular plane proposal CR-2 MU-1
front 48.57 60 60
side (Mitchell Street) 73.57 60 60
side (Dutch House) 85.2 n/a* n/a*
rear 27.72 60 60
* n/a- abuts lands under same ownership
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Barra Castle lands(393-411 Queen Street South& 168-172 Benton Street),Kitchener
Angular planes generally meet the Urban Design Guidelines 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.
Angular planes in the immediate neighbourhood vary,with many exceeding the Urban Design Guidelines
of 60' (see Figure 22).
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Angular Planes for the 3 storey and
14 storey buildings across Queen Street
exceed the Urban Design Guidelines
The architectural style of the proposed building is contemporary, with suggestions of the original castle.
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 and with simulated limestone (stucco)
elements,including an iconic feature bay front;
• a continuous cornice line providing a strong top to the building maintained on the front elevation by
extending the bay window up;
• top storey is clad in a lighter buff colour stucco to `lower' the visual mass of the building and provide a
more distinct roof line;
• main entrance door centred on the walkway from the street, and on the projecting bay window above to
announce the main arrival to the building.
The following figures (25 through 30 and 32) are taken from models that illustrate the context and
architectural massing, style and colours.
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Barra Castle lands(393-411 Queen Street South& 168-172 Benton Street),Kitchener
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The Landplan Collaborative Ltd. RAF':I[”December 17,2013
Scoped Heritage Impact Assessment 18
Barra Castle lands(393-411 Queen Street South& 168-172 Benton Street),Kitchener
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The Landplan Collaborative Ltd. RAF':I["December 17,2013
Scoped Heritage Impact Assessment 19
Barra Castle lands(393-411 Queen Street South& 168-172 Benton Street),Kitchener
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Scoped Heritage Impact Assessment 20
Barra Castle lands(393-411 Queen Street South& 168-172 Benton Street),Kitchener
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Figure 31 view from Queen Street South to Dutch House&Barra Castle-February 2010
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Figure 32 view similar to figure 31 above-IN Group
The proposal includes a substantial landscape component along the Queen Street South frontage,as well as
landscaped terraces on the south, east and north sides. (Figure 33)
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Barra Castle lands(393-411 Queen Street South& 168-172 Benton Street),Kitchener
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Barra Castle lands(393-411 Queen Street South& 168-172 Benton Street),Kitchener
An optional sixth storey has been suggested should additional land become available. This option is
illustrated in the following figures, 34 through 39.
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The Landplan Collaborative Ltd. RAF':I[”December 17,2013
Scoped Heritage Impact Assessment 23
Barra Castle lands(393-411 Queen Street South& 168-172 Benton Street),Kitchener
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Barra Castle lands(393-411 Queen Street South& 168-172 Benton Street),Kitchener
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2.6 Conservation -principles and mitigation 18
Some guidance to conservation is provided in the Victoria ParkArea Heritage Conservation District Plan,
i.e.:
• NEW BUILDING
INTRODUCTION
In the Queen Street South corridor, zoning permits and encourages new high rise, high density
18 Ihid-"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"
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development. Major new building may be expected. This plan recognizes and supports the rights and
privileges ofproperty owners to redevelop in compliance with the Municipal Plan. This is not necessarily
considered contrary to heritage conservation.
New high density, high rise building can be the heritage of tomorrow. The 1928 7-storey YorkApartinent
building is an example of an early high rise building that is now part of the Queen Street South heritage.
.... a main goal is to ensure that new development enhance the historic and civic character ofQueen Street
South. This will be achieved in large part through appropriate urban design such that the building style,
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 and the dynamic and changing Queen Street
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 Reabn New building shall contribute to the public reabn of Queen Street South, which is
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 property as
the boulevard is too narrow.
Pedestrian New building shall emphasize a human scale that creates a comfortable, safe and
Scale livable 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, and on the projecting bay window above
announcing the main pedestrian arrival to the building. The `front yard'is a landscaped garden provided
with human scale amenities.
Design Contemporary design of a high quality shall be achieved that is complementary to the
historic character of the Area in terms of massing, materials and scale.
The contemporary design features an iconic bay window, providing a subtle, modern accent. The
continuous cornice line provides a strong top to the building.
Location New building shall be located to create streetscape continuity and pedestrian scale.
See Public Reabn'and `Pedestrian Scale'above.
Density Every effort shall be made to blend new high rise building with neighbouring low rise
residences. This could include varied building heights and elevations and the breaking
up of the building mass.
The building is founded on a podium or terrace, with the mass of the building set back from it. The
building mass is further broken with a large bay window treatment and arhythmic fenestration in materials
and colours similar to those in the area.
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Barra Castle lands(393-411 Queen Street South& 168-172 Benton Street),Kitchener
Height Design 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.
The six storey option adheres to the same principles as the five storey version. The angular plane varies
slightly,but is not expected to create additional impact.
Materials Materials 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.
Roofs Roofs 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.
Windows The appearance, placement and proportion of windows shall be complementary to
historic windows in the Area, ifpossible.
Not applicable.
Verandahs Verandahs shall be incorporated, whereverpossible, to continue an historic tradition in
the Area.
Not applicable.
Colours Colours 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.
Conservation Where historic buildings are integrated into new building developments, the following
approaches are encouraged in order of preference:
Preservation/Conservation-maintaining historic buildings with little alteration.
Adaptive Reuse-reusing historic buildings with restoration and/or rehabilitation.
Incorporation -adaptive reuse that typically requires significant alteration.
Not applicable.
Landscaping Landscaping should enhance new building and the Queen Street South streetscape.
Landscaping should create continuity in the streetscape between adjacent properties,
where possible.
Plantmaterial,where appropriate,should be used to soften buildingsize,mass and edges
to maintain a human scale for pedestrians.
Landscaping should screen and buffer service areas,parking, open storage and other
unsightly areas where required.
Landscaping should buffer high density buildings from low density where required"
19 Victoria ParkArea Heritage Conservation District Plan,City of Kitchener,Nicholas Hill,Architect-Planner,
May 1996,pp. 67-68
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The `front yard' 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 waste containers are screened from the
neighbours and the street. Parking is situated in the building,with visitorparking at the rear accessed from
Benton Street. (Figure 33)
2.7 Summary of conservation principles and how they will be used
Parks Canada's Standards and Guidelines for the Conservation of Historic Places in Canada provides
"General Standards" for all projects. Because the heritage building has been demolished, the standards,
which apply to character-defining elements of heritage structures do not apply.
2.8 Proposed 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.
2.9 Recommendations 21
The new building, its location on the site, and its landscape shall conform to the applicable conservation
principles set out in the Victoria Park Area Heritage Conservation DistrictPlan and as elaborated upon in
paragraph 2.6 above.
2.10 Qualifications of the author completing the Heritage Impact Assessment
See appendix 4.
3.0 SUMMARY STATEMENT and CONSERVATION RECOMMENDATIONS 22
• With respect to "the significance and heritage attributes of the subject properties", the significance is
limited to the former building that occupied the property, its unusual characteristics, its former owner/
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 "...as to
the loss of cultural heritage value and impact on the streetscape/neighbourhood context"
21 ibid"Recommendations shall be as specific as possible, describing and illustrating locations, elevations,
materials,landscaping,etc."
22 Ibid- "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."
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Barra Castle lands(393-411 Queen Street South& 168-172 Benton Street),Kitchener
designer/builder,and some of its occupants. Interpretive,commemorative signage will be placed on the
site.
• Regarding"impact the proposed development will have on the heritage attributes of the subj ect properties
and on the attributes of surrounding protected heritage property",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 "what conservation or mitigative measures, or alternative development, or site alteration
approaches are recommended",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 "clarification as to why specific conservation or mitigative measures, or alternative
development or site alteration approaches are not appropriate",the proposal generally meets the existing
zoning by-laws. It conforms to the Victoria ParkArea Heritage Conservation DistrictPlan new building
principles; the Mixed Use Corridor Official Plan Policies and the Mixed Use Corridor Design Brief
"Strategies"and"Guidelines"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 Heritage Conservation District.
4.0 MANDATORY RECOMMENDATION
Not applicable "
This heritage impact assessment is respectfully submitted by:
The Landplan Collaborative Ltd.
per: Owen R. Scott, OALA, FCSLA, CAHP
23 Ibid
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REFERENCES
Robert J Dyck Architect& Engineer Incorporated,Heritage Impact Assessment, Barra Castle, 399-411 Queen
Street South, Kitchener, August 12, 2009.
The Landplan Collaborative Ltd., Heritage Impact Assessment in support of Heritage Permit Application -
Proposed Demolition, Barra Castle lands (399-411 Queen Street South), Kitchener, August 19, 2010
Hill,Nicholas,Architect-Planner, Victoria ParkArea Heritage Conservation DistrictPlan,City of Kitchener,May
1996.
City of Kitchener Index of Properties Designated under Part IV of the Ontario Heritage Act, June 2012.
City of Kitchener Index of Properties Designated under Part V of the Ontario Heritage Act, March 2012.
City of Kitchener Index ofNon-designated Properties ofHeritage Value or Interest, June 2012.
City of Kitchener, Heritage Permit Application Submission Guidelines, Development & Technical Services
Department, January 28, 2011.
City of Kitchener,Community Services Department-Planning Division,Record of Pre-submission Consultation,
Feb 10/09
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 ofReference Scoped Heritage
Impact Assessment, October 2012
City of Kitchener,Development&Technical Services Committee report FTS 10-063,"Queen Street South Mixed
Use Corridor City-initiated Zone Change", March 29, 2010
City of Kitchener, Community Services Department - Planning Division, Circulation Letter, "Zone Change
Application ZC13/10/Q/GS,399-411 Queen Street South& 168-172 Benton Street", September 6,2013
Parks Canada, Standard& Guidelines for the Conservation ofHistoric Places in Canada, www.)c c.ca 2003.
The Landplan Collaborative Ltd. RAF':I["December 17,2013
Scoped Heritage Impact Assessment Appendix 1 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 —Scoped Heritage Impact Assessment
October 2012
1.0 Background
A Heritage Impact Assessment is a study to determine the impacts to known and potential cultural
heritage resources within a defined area proposed for future development. The study shall include an
inventory of all cultural heritage resources within the planning application area. The study results in a
report which identifies all known cultural heritage resources, an evaluation of the significance of the
resources, and makes recommendations toward mitigative measures that would minimize negative
impacts to those resources. A Heritage Impact Assessment may be required on a property which is
listed on the City's Heritage Advisory Committee Inventory; listed on the City's Municipal Heritage
Register; designated under the Ontario Heritage Act,or where development is proposed adjacent to a
protected heritage property. The requirement may also apply to unknown or recorded cultural heritage
resources which are discovered during the development application stage or construction.
These City of Kitchener HIA terms of reference (standard) have been scoped, in recognition of
previous Heritage Impact Assessments which have been submitted and approved forthe subject
property. Sections not required are noted (by strikethrough). Reference to matters of particular
relevance to the subject property/proposed development are noted in italics.
2.0 Heritage Impact Assessment Requirements
It is important to recognize the need for Heritage Impact Assessments at the earliest possible stage of
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 Subdivision or Site Plan application, notice
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 Heritage Impact Assessment:
2.1 Present owner contact information for property proposed for development and/or site alteration.
2.2 A detailed site history to ineltide a listing of owners from the Eand Registry Gffiee, and a histery
of the site land tise(s).
The HIA should provide a description of events which led to the demolition of the Barra Castle
and the current development proposal.
2.3 Awritten description of the buildings and struettires on the subject properties including: budding
, natural heritage elements, and
Scoped Heritage Impact Assessment Appendix 1 2
Barra Castle lands(393-411 Queen Street South& 168-172 Benton Street),Kitchener
landscaping.
development, stieh as additions and defnalitian97.-
The report shall include a clear statement of the conclusions regarding the cultural heritage
value and interest as well as a bullet point list of heritage attributes.
In 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).
2.4 Documentation of the subject properties to include:current photographs of e8eh elevation of the
buildings, and a site plan drawn at an appropriate scale to understand the context of the
buildings and site details. Doetimentation shall also ineltide,whefe available,etiffent floof plans
In 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 Queen Street South streetscape, should be
fully explained.
2.5 An 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.
2.6 Options 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
The Landplan Collaborative Ltd. RAF':I["December 17,2013
Scoped Heritage Impact Assessment Appendix 1 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.
2.7 A 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.
2.8 Proposed alterations and derrialitions must be justified and explained as to the loss of cultural
heritage value and impact on the streetscape/neighbourhood context.
2.9 Recommendations shall be as specific as possible, describing and illustrating locations,
elevations, materials, landscaping, etc.
2.10 The qualifications and background of the person(s)completing the Heritage I m pact 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.
3.0 Summary 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.
of hefitage designation On aeeafdanee with the hefitage designation efitefia pef Regulation 9K)6
be eleafly stated as to why the subjeet pfoperty does not meet the efitefia as stated
Regulation 9K)6.
The Landplan Collaborative Ltd. RAF':I["December 17,2013
Scoped Heritage Impact Assessment Appendix 1 4
Barra Castle lands(393-411 Queen Street South& 168-172 Benton Street),Kitchener
The following questions must be answefed On the final feeammendation of the fepart!
of the E)ntafia I lefitage Aet? Why of why not?
3. If the subjeet pfoperties do not meet the efitefia fef hefitage designation then it must
eleafly stated as to why they do not-
eansefvatian as pef the definition On the Pfavineial Palmey Statement? Why of why mop.
5.0 Approval 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.
The Landplan Collaborative Ltd. RAF':I["December 17,2013
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 3 93-411
Queen Street South.
Mr. Puopolo responded to questions advising that the most recent structural analysis revealed too many
deficiencies in the wall and concrete of the front facade such that it is no longer economically viable to restore.
He stated that it is proposed to replicate the facade with concrete construction to mirror its original design and
quotations are being received from potential contractors in regard to replication of the heritage features.
Councillor J.Gazzola raised concerns that following the Committee's vote information came to light that the cost
to replicate the facade 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 estimates of 5125 to 5150 per square foot for replication
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
The Landplan Collaborative Ltd. RAF':I["December 17,2013
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
r 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
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The City of Kitchener has received an application for a Zone Change for 399 —411 Queen Street South and
168-172 Benton Street, as shown on the map above, and on the attached Map 1.
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
399-411 Queen Street South(Areas 1 and 2 on Map 1)—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 floodway of Schneider Creek.
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 dwellings are proposed to be demolished to allow for
their future redevelopment. These properties are designated Medium Density Commercial Residential in the Mill
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 the Queen/Benton Diversion.
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 follows:
• To add new Special Regulation A to Areas 1, 2 & 3 to allow the maximum Floor Space Ratio of 2.0 to
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 B 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
• maximum front yard setback of 25.0 metres
• restricting parking from the front yard
• defining the southwesterly property line as the line shared between the subject lands and 419
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
height shall be 1.2 metres
Appendix 3
Barra Castle Circulation Letter
0 minimum setback from the southwesterly property line for any building equal to or greater than
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
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 be 6.0 metres (currently, the rear
yard setback is 7.5 metres to the common property line between 399-411 Queen Street South and
168-172 Benton Street).
• The maximum building height is proposed to be 19.5 metres (currently, the maximum building
height is restricted to 13.5 metres or 19.5 metres provided that for each additional metre of height
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:
0 To permit a minimum of one parking space per residential unit in the CR-2 zone (this is the
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
make comment. Written comments received prior to October 4,2013 will be considered in the staff report.
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.
Yours t rely,
Satre And rl, l CIP, RPP Garet Stevenson, MC P, RPP
Senior Planner Senior Planner
Co.. Councillor Fran k Pth rington
Attach,
Commf--nt Forms
Map No.. 1
Appendix 4 1
Qualifications of the Author
OWEN R. SCOTT, OALA, FCSLA, CARP
Education:
Master of Landscape Architecture(M.L.A.) University of Michigan, 1967
Bachelor of Science in Agriculture(Landscape Horticulture),(B.S.A.) University of Guelph, 1965
Professional Experience:
1977 -present President,The Landplan Collaborative Ltd.,Guelph,Ontario
1965 -present President,Canadian Horticultural Consulting Company Limited,Guelph,Ontario
1977 - 1985 Director,The Pacific Landplan Collaborative Ltd.,Vancouver and Nanaimo,BC
1975 - 1981 Editor and Publisher,Landscape Architecture Canada,Ariss,Ontario
1969 - 1981 Associate Professor, School of Landscape Architecture,University of Guelph
1975 - 1979 Director and Founding Principal,Ecological Services for Planning Limited,Guelph,Ontario
1964- 1969 Landscape 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 CAPHC)
Member: Association for Preservation Technology
Community and Professional Society Service(Heritage):
Director: Canadian Association of Heritage Professionals(CARP), 2002 -2003
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 Horticultural Studies, 1985 - 1988
Personal and Professional Honours and Awards(Heritage):
Mike Wagner Award 2013 Heritage Award-Briethaupt Block,Kitchener,ON
People's Choice Award 2012 Brampton Urban Design Awards,Peel Art Gallery,Museum and Archives,Brampton,ON
Award of Excellence 2012 Brampton Urban Design Awards,Peel Art Gallery,Museum and Archives,Brampton,ON
National Award 2009 Heritage Canada Foundation National Achievement,Alton Mill,Alton,ON
Award of Merit 2009 Canadian Association of Heritage Professionals Awards,Alton Mill,Alton,ON
Award 2007 Excellence in Urban Design Awards,Heritage,Old Quebec Street,City of Guelph,ON
Award 2001 Ontario Heritage Foundation Certificate of Achievement
Award 1998 Province of Ontario,Volunteer Award(10 year award)
Award 1994 Province of Ontario,Volunteer Award(5 year award)
Regional Merit 1990 Canadian Society of Landscape Architects(CSLA),Britannia School Farm Master Plan
National Honour 1990 CSLA Awards,Confederation Boulevard,Ottawa
Citation 1989 City of Mississauga Urban Design Awards,Britannia School Farm Master Plan
Honour Award 1987 Canadian Architect,Langdon Hall Landscape Restoration,Cambridge,ON
Citation 1986 Progressive Architecture,The Ceremonial Routes(Confederation Boulevard),Ottawa,
National Citation 1985 CSLA Awards,Tipperary Creek Heritage Conservation Area Master Plan, Saskatoon, SK
National Merit 1984 CSLA Awards, St.James Park Victorian Garden,Toronto,ON
Award 1982 Ontario Ministry of Municipal Affairs Ontario Renews Awards,Millside,Guelph,ON
Selected Heritage Publications:
Scott,Owen R., The Southern Ontario "Grid",ACORN Vol XXVI-3, Summer 2001. The Journal of the Architectural
Conservancy of Ontario.
Appendix 4 2
Scott,Owen R. 19th Century Gardens for the 20"and 21 st Centuries.Proceedings of"Conserving Ontario's Landscapes"
conference of the ACO,(April 1997).Architectural Conservancy of Ontario Inc.,Toronto, 1998.
Scott,Owen R. Landscapes of Memories,A Guide for Conserving Historic Cemeteries. (19 of 30 chapters)compiled and
edited by Tamara Anson-Cartright,Ontario Ministry of Citizenship,Culture and Recreation, 1997.
Scott,Owen R. Cemeteries:A Historical Perspective,Newsletter, The Memorial Society of Guelph, September 1993.
Scott,Owen R. The Sound of the Double-bladed Axe,Guelph and its Spring Festival.edited by Gloria Dent and Leonard
Conolly,The Edward Johnson Music Foundation,Guelph, 1992.2 pp.
Scott,Owen R. Woolwich Street Corridor, Guelph, ACORN Vol XVI-2, Fall 1991. Newsletter of the Architectural
Conservancy of Ontario Inc.
Scott,Owen R. guest editor,ACORN,Vol.XIV-2,Summer 1989.Cultural Landscape Issue,Newsletterof the Architectural
Conservancy of Ontario Inc.
Scott,Owen R. Cultivars, pavers and the historic landscape, Historic Sites Supplies Handbook. Ontario Museum
Association,Toronto, 1989.9 pp.
Scott,Owen R. Landscape preservation- What is it? Newsletter, American Society of Landscape Architects- Ontario
Chapter,vol.4 no.3, 1987.
Scott,Owen R. Tipperary Creek Conservation Area,Wanuskewin Heritage Park. Landscape Architectural Review,May
1986.pp.5-9.
Scott,Owen R. Victorian Landscape Gardening. Ontario Bicentennial History Conference,McMaster University, 1984.
Scott,OwenR. Canada West Landscapes.Fifth Annual Proceedings Niagara Peninsula History Conference(1983). 1983.
22 pp.
Scott,Owen R. Utilizing History to Establish Cultural and Physical Identity in the Rural Landscape.Landscape Planning,
Elsevier Scientific Press,Amsterdam, 1979. Vol. 6,No.2,pp. 179-203.
Scott,Owen R. Changing Rural Landscape in Southern Ontario. Third Annual Proceedings Agricultural History of 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 Technology, Vol. IX, No. 3, 1977, 13 pp. (also published in Landscape
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).
Following is a representative listing of some of the many heritage projects undertaken by Owen R.Scott.
• Acton Quarry Cultural Heritage Landscape&Built Heritage Study&Assessment Peer Review,Acton,ON
• Alton Mill Landscape,Caledon,ON
• Belvedere Terrace-Peer Review,Assessment of Proposals for Heritage Property,Parry Sound,ON
• Black Creek Pioneer Village Master Plan,Toronto,ON
• Britannia School Farm Master Plan, Peel Board of Education/Mississauga,ON
• Confederation Boulevard(Sussex Drive)Urban Design, Site Plans,NCC/Ottawa,ON
• Swift Current CPR Station Gardens condition report and feasibility study for rehabilitation/reuse,Swift Current, SK
• Cruickston Park Farm-Cultural Heritage Resources Study,Cambridge,ON
• Doon Heritage Crossroads Master Plan and Site Plans, Region of Waterloo/Kitchener,ON
• Downtown Guelph Private Realm Improvements Manual,City of Guelph,ON
• Downtown Guelph Public Realm Plan, City of Guelph,ON
• Dundurn Castle Landscape Restoration Feasibility Study,City of Hamilton,ON
• Elam Martin Heritage Farmstead Master Plan,City of Waterloo,ON
• Exhibition Park Master Plan,City of Guelph,ON
• Feasibility Study for a Heritage Resource Centre,Regional Municipality of Waterloo,ON
• George Brown House Landscape Restoration, Toronto,ON
• Government of Ontario Light Rail Transit Route Selection,Cultural and Natural Resources Inventory for
Environmental Assessment, Hamilton/Burlington,ON
• Grand River Corridor Conservation Plan, GRCA/Regional Municipality of Waterloo,ON
• Hespeler West Secondary Plan-Heritage Resources Assessment, City of Cambridge,ON
• John Galt Park, City of Guelph,ON
• Judy LaMarsh Memorial Park Master Plan,NCC/Ottawa,ON
Appendix 4 3
• Lakewood Golf Course Cultural Landscape Assessment,Tecumseh,ON
• Landfill Site Selection,Cultural Heritage Inventory for Environmental Assessment, Region of Halton,ON
• Langdon Hall Gardens Restoration and Site Plans,Cambridge,ON
• MacGregor/Albert Heritage Conservation District Study and Plan,City of Waterloo,ON
• Museum of Natural Science/Magnet School 59/Landscape Restoration and Site Plans,City of Buffalo,NY
• Muskoka Pioneer Village Master Plan,MNR/Huntsville,ON
• Peel Heritage Centre Adaptive Re-use,Landscape Design,Brampton,ON
• Phyllis Rawlinson Park Master Plan(winning design competition),Town of Richmond Hill,ON
• Prime Ministerial Precinct and Rideau Hall Master Plan,NCC/Ottawa,ON
• Queen/Picton Streets Streetscape Plans,Town of Niagara-on-the-Lake,ON
• Regional Heritage Centre Feasibility Study and Site Selection,Region of Waterloo,ON
• Rockway Gardens Master Plan,Kitchener Horticultural Society/City of Kitchener,ON
• South Kitchener Transportation Study,Heritage Resources Assessment,Region of Waterloo,ON
• St. George's Square,City of Guelph,ON
• St.James Park Victorian Garden,City of Toronto,ON
• Tipperary Creek(Wanuskewin)Heritage Conservation Area Master Plan,MVA/Saskatoon, SK
• University of Toronto&Queen's Park Heritage Conservation District Study,City of Toronto,ON
• Waterloo Valleylands Study,Heritage and Recreational Resources mapping and policies,Region of Waterloo
• Woodside National Historic Park Landscape Restoration,Parks Canada/Kitchener,ON
• 255 Geddes Street,Elora,ON,heritage opinion evidence-Ontario Superior Court of Justice
Heritage Impact Assessments,Heritage Impact Statements and Heritage Conservation Plans:
o Barra Castle Heritage Impact Assessment,Kitchener,ON
o Biltmore Hat Factory(139 Morris Street)Heritage Impact Assessment,Guelph,ON
0 140 Blue Heron Ridge Heritage Impact Assessment,Cambridge,ON
0 51 Breithaupt Street Heritage Impact Assessment,Kitchener,ON
0 51 Breithaupt Street Heritage Conservation Plan,Kitchener,ON
o Bridge 420 Cultural Heritage Evaluation Report&Heritage Impact Assessment,Blandford-Blenheim Township,ON
o Bridge 425 Cultural Heritage Evaluation Report&Heritage Impact Assessment,Blandford-Blenheim Township,ON
0 215 Broadway Street Heritage Impact Statement,Mississauga,ON
Cambridge Retirement Complex on the former Tiger Brand Lands,Heritage Impact Assessment,Cambridge,ON
0 27-31 Cambridge Street,Heritage Impact Assessment,Cambridge,ON
0 3075 Cawthra Road Heritage Impact Statement,Mississauga,ON
City Centre Heritage Impact Assessment,Kitchener,ON
0 175 Cityview Drive Heritage Impact Assessment,Guelph,ON
Cordingly House Heritage Impact Statement,Mississauga,ON
0 264 Crawley Road Heritage Impact Assessment, Guelph,ON
0 31-43 David Street(25 Joseph Street)Heritage Impact Assessment,Kitchener,ON
0 35 David Street(Phase II)Heritage Impact Assessment,Kitchener,ON
0 172- 178 Elizabeth Street Heritage Impact Assessment,Guelph,ON
0 3 - 7 Gordon Street Heritage Impact Assessment,Guelph,ON
0 1261 Dundas Street South Heritage Impact Assessment,Cambridge,ON
Grey Silo Golf Course/Elam Martin Farmstead Heritage Impact Assessment, City of Waterloo,ON
GRCA Lands,748 Zeller Drive Heritage Impact Assessment Addendum,Kitchener,ON
o Hamilton Psychiatric Hospital Conservation Plan,for Infrastructure Ontario,Hamilton,ON
o Hancock Woodlands Cultural Heritage Assessment and Heritage Impact Statement,City of Mississauga,ON
o Hart Farm Heritage Impact Assessment,Guelph,ON
o Kip Co.Lands Developments Ltd. Cultural Heritage Resource Impact Assessment-Woodbridge Heritage
Conservation District,City of Vaughan,ON
0 117 Liverpool Street Heritage Impact Assessment, Guelph,ON
0 30-40 Margaret Avenue Heritage Impact Assessment,Kitchener,ON
0 2610,2620 and 2630 Mississauga Road,Cultural Landscape Heritage Impact Statement,Mississauga,ON
December 17,2013
Appendix 4 4
0 1245 Mona Road,Heritage Impact Statement,Mississauga,ON
o Proposed Region of Waterloo Multimodal Hub at 16 Victoria Street North,50&60 Victoria Street North,and 520&
510 King Street West,Heritage Study and Heritage Impact Assessment,Kitchener,ON
0 324 Old Huron Road Heritage Impact Assessment,Kitchener,ON
0 40 Queen Street South Heritage Impact Statement,Mississauga,(Streetsville),ON
o Rockway Holdings Limited Lands north of Fairway Road Extension Heritage Impact Assessment,Kitchener,ON
o Thorny-Brae Heritage Impact Statement,Mississauga,ON
University of Guelph,Trent Institute Cultural Heritage Resource Assessment,Guelph,ON
University of Guelph, 1 and 10 Trent Lane Cultural Heritage Resource Assessments,Guelph,ON
University of Guelph,Gordon Street Houses,Heritage Impact Assessment,Guelph,ON
o Victoria Park Proposed Washroom Cultural Heritage Impact Assessment,Kitchener,ON
0 927 Victoria Road South Heritage Impact Assessment, Guelph,ON
o Winzen Developments Heritage Impact Assessment,Cambridge,ON
0 1123 York Road Heritage Impact Assessment,Guelph,ON
Expert Witness Experience(Heritage):
Owen R. Scott has been called as an expert witness at a number of hearings and trials. These include Ontario Municipal
Board Hearings,Conservation Review Board Hearings,Environmental Assessment Board and Environmental
Protection Act Board Hearings,and civil and criminal trials. The heritage evidence he has presented has been related to
cultural heritage issues where historical and landscape resources were evaluated.
December 17,2013