HomeMy WebLinkAboutHK - 2017-04-04 - Item 3 - Heritage Impact Assessment - 64 Margaret Avenue
Appendices .................................................................................................................................................... 3
Project Personnel .......................................................................................................................................... 3
Glossary of Abbreviations ............................................................................................................................. 4
1.0 Executive Summary ................................................................................................................................. 5
2.0 Introduction ............................................................................................................................................ 7
3.0 Policy Context ......................................................................................................................................... 8
3.1 The Planning Act and PPS 2014 ........................................................................................................... 8
3.2 The Ontario Heritage Act .................................................................................................................... 9
3.3 Region of Waterloo Official Plan ......................................................................................................... 9
3.4 City of Kitchener Official Plan ........................................................................................................... 11
4.0 Description of Subject Lands ................................................................................................................. 16
4.1 Location of Subject Lands ................................................................................................................. 16
4.2 Civic Centre Neighbourhood Heritage Conservation District Boundary ........................................... 20
4.3 Heritage Status .................................................................................................................................. 21
5.0 Historical Overview ............................................................................................................................... 23
5.1 County of Waterloo, Waterloo Township ......................................................................................... 23
5.2 City of Berlin (now Kitchener) Civic Centre Neighbourhood ............................................................ 24
5.3 64 Margaret Avenue ......................................................................................................................... 27
5.4 217 Victoria Street North .................................................................................................................. 29
5.5 225 Victoria Street North .................................................................................................................. 30
5.6 229 Victoria Street North .................................................................................................................. 30
6.0 Description of Site and Surrounding Context ....................................................................................... 34
6.1 Introduction ...................................................................................................................................... 34
6.1 Landscape and Surrounding Context ................................................................................................ 34
6.1.1 Civic Centre Neighbourhood Heritage Conservation District .................................................... 34
6.2 Description of Built Heritage Resources ........................................................................................... 35
6.2.1 64 Margaret Avenue .................................................................................................................. 35
7.0 Evaluation of Cultural Heritage Resources ........................................................................................... 43
7.1 Evaluation Criteria ............................................................................................................................. 43
7.2 64 Margaret Avenue ......................................................................................................................... 44
7.2.1 Evaluation of Design/Physical Value .......................................................................................... 44
7.2.2 Evaluation of Historical or Associative Value ............................................................................. 44
7.2.3 Evaluation of Contextual Value .................................................................................................. 45
7.2.4 Heritage Attributes .................................................................................................................... 45
7.6 Summary of Evaluation ..................................................................................................................... 45
8.0 Description of Proposed Development ................................................................................................. 47
9.0 Impacts of Proposed Development ...................................................................................................... 51
9.1 Introduction ...................................................................................................................................... 51
9.2 Classifications of Impacts .................................................................................................................. 51
9.3 Impacts of the Proposed Development Adjacent to the Civic Centre Neighbourhood Heritage
Conservation District............................................................................................................................... 52
9.3.1 Demolition of 217, 225, 229 Victoria Street North and 64 Margaret Avenue (formerly 221
Victoria Avenue) .................................................................................................................................. 52
9.3.2 Impacts of the Proposed Construction of a 6 storey (94 Unit) Residential Building ..................... 53
9.4 Impacts related to the Proposed Development within the Civic Centre Neighbourhood Heritage
Conservation District............................................................................................................................... 56
10.0 Consideration of Development Alternatives, Mitigation Measures and Conservation
Recommendations ...................................................................................................................................... 64
10.1 Alternative Development Approaches ............................................................................................ 64
10.2 Mitigation Recommendations ........................................................................................................ 64
10.3 Conservation ................................................................................................................................... 65
11.0 Recommendations and Conclusions ................................................................................................... 66
12.0 Sources ................................................................................................................................................ 67
Appendix A .................................................................................................................................................. 68
Site Plan and Elevations (next page) ........................................................................................................... 68
Appendix B .................................................................................................................................................. 69
Terms of Reference (next page) .................................................................................................................. 69
Appendix C .................................................................................................................................................. 70
Shadow Analysis (next page) ...................................................................................................................... 70
Appendix D .................................................................................................................................................. 71
Curriculum Vitae (next page) ...................................................................................................................... 71
Ontario Regulation 9/06 64 Margaret Ave 221 Victoria (now part of 64 Margaret
(lands included within Ave)
the HCD boundary)
1.Design/Physical Value
i.Rare, unique,
representative or early
architectural style (common throughout
example of a style,
type, expression,
the CCNHCD) with Queen Anne
material or
influences.
construction method
ii.Displays high degree of
craftsmanship or
artistic merit
iii.Demonstrates high
degree of technical or
scientific achievement
2.Historical/associative value
i.Direct associations with
Generally associated with the theme of
a theme, event, belief,
the development of local industry and
person, activity,
the residential development of the Civic
organization,
Centre Neighbourhood.
institution that is
significant
ii.Yields, or has potential
to yield information
that contributes to an
understanding of a
community or culture
iii.Demonstrates or
reflects the work or
ideas of an architect,
artist, builder, designer,
or theorist who is
significant to the
community.
3.Contextual value
i.Important in defining,
maintaining or
supporting the
character of an area
ii.Physically, functionally,
The property is Historically linked to its surroundings as
visually, or historically
historically linked to the residence of working class citizens,
linked to its
its surroundings as the likely employed at local
surroundings
former location of the industries/factories.
W.H. Breithaupt
home.
iii.Is a landmark
MAR 3/17
site plan application
VIVE Development MULTI-RESIDENTIAL DEVELOPMENT 64 Margaret Avenue, Kitchener
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B001
D E V E L O P M E N T
site plan application
MAR. 3/17
DATEISSUE
1MAR 3/17SITE PLAN APPLICATION
No.
113 Breithaupt Street, Suite 200Kitchener, Ontario N2H 5G9T. 519-745-4754 F. 519-745-0061 OWNERPROJECTDRAWINGPROJECT No.d039 PROJECT DATE December 2016 DRAWN BY Author
MULTI-RESIDENTIAL DEVELOPMENT 64 Margaret Avenue, Kitchener Building Perspective
tvr.teragraM930d\\sgniwarD\\sgniwarDgnikroW_4\\teragraM46EVIV930d\\stcejorPretsaM\\2cmd_\\:J FILE PATH:MP70:61:471/82beF PLOT DATE:
B200
D E V E L O P M E N T
site plan application
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DATEISSUE
1MAR 3/17SITE PLAN APPLICATION
No.
113 Breithaupt Street, Suite 200Kitchener, Ontario N2H 5G9T. 519-745-4754 F. 519-745-0061 OWNERPROJECTDRAWINGPROJECT No.d039 PROJECT DATE December 2016 DRAWN BY Author
MULTI-RESIDENTIAL DEVELOPMENT 64 Margaret Avenue, Kitchener Lower Floor Plan
113344
GG
006
006
671 ft²
Unit 'F'
Unit 'F'
FF
005
624 ft²
005
Unit 'E'
Unit 'E'
EE
004
004
624 ft²
Unit 'D'
Unit 'D'
DD
CC
003
003
Unit 'C'
984 ft²
Unit 'C'
BB
001002
001002
720 ft²743 ft²
Unit 'A'Unit 'B'
Unit 'A'Unit 'B'
Lower Floor PlanLower Reflected Ceiling Plan
1 : 100 1 : 100
12
AA
11225566
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B201
D E V E L O P M E N T
site plan application
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DATEISSUE
1MAR 3/17SITE PLAN APPLICATION
No.
113 Breithaupt Street, Suite 200Kitchener, Ontario N2H 5G9T. 519-745-4754 F. 519-745-0061 OWNERPROJECTDRAWINGPROJECT No.d039 PROJECT DATE December 2016 DRAWN BY Author
MULTI-RESIDENTIAL DEVELOPMENT 64 Margaret Avenue, Kitchener Ground Floor Plan
113344
GG
106
106
587 ft²
Unit 'F'
Unit 'F'
200
1100
FF
200
1100
200
1054500105
538 ft²
Unit 'E'Unit 'E'
EE
10050
4500
104
104
538 ft²
Unit 'D'
Unit 'D'
200
1100
DD
200
1300
200
CC
103
103
5700
650 ft²
Unit 'C'
Unit 'C'
BB
200
101102
8800
589 ft²828 ft²
Unit 'A'Unit 'B'
101102
Unit 'A'Unit 'B'
Ground Floor PlanGround Reflected Ceiling Plan
1 : 100 1 : 100
12
AA
11225566
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B202
D E V E L O P M E N T
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DATEISSUE
1MAR 3/17SITE PLAN APPLICATION
No.
113 Breithaupt Street, Suite 200Kitchener, Ontario N2H 5G9T. 519-745-4754 F. 519-745-0061 OWNERPROJECTDRAWINGPROJECT No.d039 PROJECT DATE December 2016 DRAWN BY Author
MULTI-RESIDENTIAL DEVELOPMENT 64 Margaret Avenue, Kitchener Second Floor Plan
113344
GG
206
206
608 ft²
Unit 'F'
Unit 'F'
FF
205
205
621 ft²
Unit 'E'
Unit 'E'
EE
204
204
566 ft²
Unit 'D'
Unit 'D'
DD
CC
203
203
678 ft²
Unit 'C'
Unit 'C'
BB
202
202
649 ft²
Unit 'B'
Unit 'B'
201
201
437 ft²
Unit 'A'
Unit 'A'
Second Floor PlanSecond Reflected Ceiling Plan
1 : 100 1 : 100
12
AA
112255
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B203
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site plan application
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DATEISSUE
No.
113 Breithaupt Street, Suite 200Kitchener, Ontario N2H 5G9T. 519-745-4754 F. 519-745-0061 OWNERPROJECTDRAWINGPROJECT No.d039 PROJECT DATE December 2016 DRAWN BY Author
MULTI-RESIDENTIAL DEVELOPMENT 64 Margaret Avenue, Kitchener Bonus Floor Plan
1133
GG
305
958 ft²
Bonus 'E'
DD
CC
301
1052 ft²
Bonus 'A'
Bonus Floor Plan
1 : 100
1
AA
1155
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B301
D E V E L O P M E N T
site plan application
MAR. 3/17
DATEISSUE
No.
113 Breithaupt Street, Suite 200Kitchener, Ontario N2H 5G9T. 519-745-4754 F. 519-745-0061 OWNERPROJECTDRAWINGPROJECT No.d039 PROJECT DATE December 2016 DRAWN BY Author
MULTI-RESIDENTIAL DEVELOPMENT 64 Margaret Avenue, Kitchener Building Elevations
Lower
Bonus347.700344.700341.700338.700
SecondGround
Lower
Bonus347.700344.700341.700338.700
Ground
Second
GG
AA
FF
BB
EE
CC
DD
DD
CC
EE
BB
FF
AA
GG
South
1 : 100
2
North 1 : 100
3
6611
55
22
22
33
44
55
1166
West
1 : 100 East
1 : 100
1
4
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001
D E V E L O P M E N T
site plan application
MAR. 3/17
DATEISSUE
1MAR 3/ 17SITE PLAN APPLICATION
No.
113 Breithaupt Street, Suite 200Kitchener, Ontario N2H 5G9T. 519-745-4754 F. 519-745-0061 OWNERPROJECTDRAWINGPROJECT No.d039 PROJECT DATE December 2016 DRAWN BY Author
MULTI-RESIDENTIAL DEVELOPMENT 64 Margaret Avenue, Kitchener Development Perspectives
tvr.etiS930d\\sgniwarD\\sgniwarDgnikroW_4\\teragraM46EVIV930d\\stcejorPretsaM\\2cmd_\\:J FILE PATH:MP92:43:471/82beF PLOT DATE:
002
D E V E L O P M E N T
site plan application
MAR. 3/17
DATEISSUE
1MAR 3/ 17SITE PLAN APPLICATION
No.
113 Breithaupt Street, Suite 200Kitchener, Ontario N2H 5G9T. 519-745-4754 F. 519-745-0061 OWNERPROJECTDRAWINGPROJECT No.d039 PROJECT DATE December 2016 DRAWN BY Author
MULTI-RESIDENTIAL DEVELOPMENT 64 Margaret Avenue, Kitchener Development Perspectives
tvr.etiS930d\\sgniwarD\\sgniwarDgnikroW_4\\teragraM46EVIV930d\\stcejorPretsaM\\2cmd_\\:J FILE PATH:MP70:53:471/82beF PLOT DATE:
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D E V E L O P M E N T
site plan application
MAR. 3/17
DATEISSUE
1MAR 3/ 17SITE PLAN APPLICATION
No.
113 Breithaupt Street, Suite 200Kitchener, Ontario N2H 5G9T. 519-745-4754 F. 519-745-0061 OWNERPROJECTDRAWINGPROJECT No.d039 PROJECT DATE December 2016 DRAWN BY Author
MULTI-RESIDENTIAL DEVELOPMENT 64 Margaret Avenue, Kitchener Development Elevations
Overall - West
1 : 150
2
Overall - South
1 : 150
1
tvr.etiS930d\\sgniwarD\\sgniwarDgnikroW_4\\teragraM46EVIV930d\\stcejorPretsaM\\2cmd_\\:J FILE PATH:MP04:53:471/82beF PLOT DATE:
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D E V E L O P M E N T
site plan application
MAR. 3/17
DATEISSUE
1MAR 3/ 17SITE PLAN APPLICATION
No.
113 Breithaupt Street, Suite 200Kitchener, Ontario N2H 5G9T. 519-745-4754 F. 519-745-0061 OWNERPROJECTDRAWINGPROJECT No.d039 PROJECT DATE December 2016 DRAWN BY Author
MULTI-RESIDENTIAL DEVELOPMENT 64 Margaret Avenue, Kitchener Development Elevations
Overall - East
1 : 150
2
Overall - North
1 : 150
1
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City of Kitchener
Community Services Department - Planning Division
Committee of Adjustment and Site Plan Applications
64 MARGARET AVENUE and 225/229 VICTORIA STREET NORTH
Heritage Impact Assessment - Terms of Reference
1.0 Subject Property
64 Margaret Avenue
The subject property at 64 Margaret Avenue is located within the Civic Centre
Neighbourhood Heritage Conservation District (CCHCD). As such, it is designated under
Part V of the Ontario Heritage Act and subject to the policies and guidelines of the
CCHCD Plan. A copy of the District Plan is available online at
www.kitchener.ca/en/livinginkitchener/resources/CivicCentreD
istrictPlan.Pdf.
225/229 Victoria Street North
The subject properties at 225/229 Victoria Street North are located adjacent to
properties designated under Part V of the Ontario Heritage Act.
2.0 Proposed Development
These Heritage Impact Assessment Terms of Reference were prepared in response to
the pre-submission consultation meeting held on April 5, 2016, for the properties
municipally addressed as 64 Margaret Avenue and 225/229 Victoria Street North. The
Terms of Reference were prepared based on the pre-submission consultation
application, which identified the proposal details as residential redevelopment with two
three-storey brownstone buildings (a nine-unit and a 12-unit) fronting on Margaret
Avenue and a five-storey, 72-unit apartment building fronting on Victoria Street North.
3.0 Background
The City of Kitchener requires the submission of a Heritage Impact Assessment (HIA)
as part of complete Committee of Adjustment and Site Plan applications for the
properties municipally addressed as 64 Margaret Avenue and 225/229 Victoria Street
North. The following Terms of Reference shall be used to fulfill the condition regarding
completion and approval of an HIA prior to the consideration of an application made
under the Planning Act.
An HIA is a study to determine the impacts to known and potential cultural heritage
resources within a defined area proposed for future development or site alteration. 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, evaluates the significance of the resources, outlines the subject application or
proposal and its potential impacts on those cultural heritage resources and attributes;
and makes recommendations toward mitigative measures that would avoid or minimize
negative impacts to those resources.
An HIA may be required on a property which is designated under the Ontario Heritage
Act, or where development is proposed adjacent to a protected heritage property.
HIA - Terms of Reference - 64 Margaret Avenue and 225/229 Victoria Street North page 1
4.0 Policy Context
Section 2 of the Planning Act indicates that Council shall have regard to matters of
Provincial interest, such as the conservation of features of significant architectural,
cultural, historical, archaeological or scientific interest. In addition, Section 3 of the
Planning Act requires that decisions of Council shall be consistent with the Provincial
Policy Statement (PPS).
Policy 2.6.1 of the PPS states that s ignificant built heritage resources and significant
cultural heritage landscapes shall be conserved. Significant is defined as resources that
are valued for the important contribution they make to our understanding of the history of
a place, an event, or a people. Policy 2.6.3 states that authorities shall not permit
development and site alteration on adjacent lands to protected heritage property except
where the proposed development and site alteration has been evaluated and it has been
demonstrated that the heritage attributes of the protected heritage property will be
conserved.
Regional and municipal policies and guidelines also address the conservation of cultural
heritage resources. These policies establish the requirement for the submission of
studies as part of complete planning applications, including HIAs.
The CCHCD Plan also has policies which require new buildings be designed to be
compatible with the heritage characteristics of the District to help retain the overall visual
context of the area; and that an HIA may be required for any redevelopment proposals
within or adjacent to the District. The District Plan provides Site/Area Specific Design
Guidelines for the large vacant lot at 30 Margaret Avenue; some of these guidelines may
be appropriate on this much smaller lot.
The HIA must consider the proposed Committee of AdjustmentandSite Plan
applications in relation to all applicable Provincial, Regional and Municipal policies,
guidelines and principles, including: the Provincial Policy Statement; the Regional
Official Policies Plan or Regional Official Plan; the Citys Official Plan; the CCHCD Plan;
and, recognized conservation principles (see Section 5.6).
The HIA will need to assess the potential impact of the subject applications and the
proposed development, and, if an impact is identified, then recommend mitigative
measures to avoid or reduce those impacts. These measures should be reflected in the
planning applications and the design of the development proposal submitted to the City
for consideration.
The proposed new construction will also require the submission and approval of a
Heritage Permit Application. The final approval of a Heritage Permit Application rests
with City Council. The applicant is strongly encouraged to submit a complete Heritage
Permit Application in conjunction with complete Committee of Adjustment and Site Plan
applications.
The HIA should also assess the impact of the new construction proposed in the Heritage
Permit Application. Approval of the HIA will be required prior to the Site Plan Approval in
Principle. Issuance of a Heritage Permit will be made a condition of final Site Plan
Approval.
HIA - Terms of Reference - 64 Margaret Avenue and 225/229 Victoria Street North page 2
5.0 Heritage Impact Assessment Requirements
It is important to recognize the need for HIAs at the earliest possible stage of
development or alteration. When the property is the subject of a Planning application,
notice of an HIA 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 or potential heritage resources specific to the
subject property and provide guidelines to completing the HIA.
The following minimum requirements will be provided in this Heritage Impact
Assessment:
5.1 Present owner contact information for the property proposed for development
and/or site alteration.
5.2 A complete listing and full written description of the buildings and structures on
the subject and adjacent properties, as outlined below, including: buildings,
structures, building elements, building materials, architectural finishes, natural
heritage elements, and landscaping, as applicable.
In this case, adjacent cultural heritage resources of interest include: the
properties directly adjacent to and across the street from the development,
specifically 54, 55, 59, 65 and 60 Margaret Avenue; 45, 47, 55 and 57-61 Ellen
Street West; and 231 Victoria Street North.
5.3 Documentation of the subject and adjacent properties to include: current
photographs of each elevation of buildings, photographs of identified heritage
attributes and a site plan drawn at an appropriate scale to understand the context
of the buildings and site details.
5.4 An outline of the proposed development, its context, and how it will impact the
subject and adjacent properties within the CCHCD (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 and adjacent properties shall be assessed. This may include such issues
as setbacks, massing, relationship to natural and built heritage features,
recommended building materials, etc. The outline should also address the
influence of the development on the setting, character and use of the subject and
adjacent lands, streetscape and neighbourhood. In particular, the potential visual
impact of the proposed development on the identified heritage attributes of the
subject and adjacent properties, shall be assessed.
The HIA must consider potential negative impacts as identified in the Ministry of
Tourism, Culture and Sports Ontario Heritage Tool Kit guide Heritage
Resources in the Land Use Planning Process. Negative impacts may include,
but are not limited to: shadows created that alter the appearance of a heritage
attribute; isolation of a heritage attribute from its surrounding environment,
context or a significant relationship; direct or indirect obstruction of views or
vistas within, from, or of built and natural features; etc. The outline should also
address the influence and potential impact of the development on the setting and
character of the adjacent properties.
HIA - Terms of Reference - 64 Margaret Avenue and 225/229 Victoria Street North page 3
The HIA will need to assess the potential impact of the scale, height, built form,
all setbacks, massing and rear parking lot of the proposed development on
properties directly adjacent to and across the street from the development, on the
Margaret Avenue and Ellen Street West streetscapes, and on the integrity of the
character of the CCHCD in general, and how these address the CCHCD Plan
guidelines for New Buildings.
As part of this assessment, staff will expect an angular plane analysis and 3D
massing model to scale, showing the front and side elevations from both
approaches on Margaret Avenue and Ellen Street West, including other nearby
buildings.
The HIA will also need to speak to how the details of the proposed design
(architecture, materials, colours, specifications, lighting, landscaping, etc.)
address the CCHCD Plan guidelines for New Buildings.
5.5 Options shall be provided that explain how the cultural heritage resources may
be conserved. Where the potential for impact on a cultural heritage resource and
specific attributes is identified, the HIA shall consider, evaluate and recommend
appropriate avoidance measures to mitigate impact. Each mitigative measure
should create a sympathetic context for the heritage resource.
5.6 Recommended mitigative measures must be evaluated on the basis of
established principles, standards and guidelines for heritage conservation. A
summary of these and how they are being used must be identified in the HIA.
Appropriate conservation principles may be found in publications such as: Parks
Canadas The Standards and Guidelines for the Conservation of Historic Places
in Canada; Eight Guiding Principles in the Conservation of Built Heritage
Properties, Ontario Ministry of Tourism, Culture & Sport; and, the Ontario
Ministry of Tourism, Culture & Sports Ontario Heritage Tool Kit (all available
online). As well, the relevant policies and guidelines of the CCHCD must also be
used and included.
5.7 Proposed impacts must be justified and explained as to any loss of cultural
heritage value on the streetscape/neighbourhood context.
5.8 Recommendations on conservation options, mitigative measures and/or
alternative development approaches shall be as specific as possible, using
written descriptions and illustrations where appropriate of locations, elevations,
materials, landscaping, etc.
5.9 The qualifications and background of the person(s) completing the HIA shall be
included in the report. The author(s) must demonstrate a level of professional
understanding and competence in the field of heritage conservation. The report
will also include a reference for any literature cited, and a list of people contacted
during the study when referenced in the report. Applicants looking for
professional assistance are encouraged to refer to the Canadian Association of
Heritage Professionals website: www.caphc.ca.
6.0 Summary Statement and Conservation Recommendations
The summary statement should provide a full description of:
HIA - Terms of Reference - 64 Margaret Avenue and 225/229 Victoria Street North page 4
· The significance and heritage attributes of the cultural heritage resources and
heritage conservation district.
· The identification of any impact the proposed development will have on the heritage
attributes of the cultural heritage resources and heritage conservation district.
· An explanation of what conservation/mitigative measures, alternative development,
and/or site alteration approaches are recommended.
· Clarification as to why specific conservation/mitigative measures, alternative
development and/or site alteration approaches are not appropriate.
7.0 Approval Process
Five (5) hard copies of the HIA 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 HIA 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 HIA by City staff, five (5) hard copies and one electronic copy
of the final HIA (DRAFT watermark removed) will be required. The copies of the final
HIA will be considered by the Director of Planning. Note that HIAs may be circulated to
the Citys Heritage Kitchener Committee for information and discussion. A Site Plan
Review Committee meeting may not be scheduled until the Citys Heritage Kitchener
Committee has been provided an opportunity to review and provide feedback to City
staff.
HIAs 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 HIA 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 HIA may be
incorporated into development related legal agreements between the City and the
proponent at the discretion of the municipality.
HIA - Terms of Reference - 64 Margaret Avenue and 225/229 Victoria Street North page 5
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MAR. 3/17
DATEISSUE
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113 Breithaupt Street, Suite 200Kitchener, Ontario N2H 5G9T. 519-745-4754 F. 519-745-0061 OWNERPROJECTDRAWINGPROJECT No.d039 PROJECT DATE December 2016 DRAWN BY Author
MULTI-RESIDENTIAL DEVELOPMENT 64 Margaret Avenue, Kitchener Shadow Study - Spring Equinox
Spring Equinox (1200 hrs)Spring Equinox (1600 hrs)Spring Equinox (1800 hrs)
1 : 1000 1 : 1000 1 : 1000
245
Spring Equinox (1000 hrs)Spring Equinox (1400 hrs)
1 : 1000 1 : 1000
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113 Breithaupt Street, Suite 200Kitchener, Ontario N2H 5G9T. 519-745-4754 F. 519-745-0061 OWNERPROJECTDRAWINGPROJECT No.d039 PROJECT DATE December 2016 DRAWN BY Author
MULTI-RESIDENTIAL DEVELOPMENT 64 Margaret Avenue, Kitchener Shadow Study - Summer Solstice
Summer Solstice (1200 hrs)Summer Solstice (1600 hrs)Summer Solstice (1800 hrs)
1 : 1000 1 : 1000 1 : 1000
245
Summer Solstice (1000 hrs)Summer Solstice (1400 hrs)
1 : 1000 1 : 1000
13
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113 Breithaupt Street, Suite 200Kitchener, Ontario N2H 5G9T. 519-745-4754 F. 519-745-0061 OWNERPROJECTDRAWINGPROJECT No.d039 PROJECT DATE December 2016 DRAWN BY Author
MULTI-RESIDENTIAL DEVELOPMENT 64 Margaret Avenue, Kitchener Shadow Study - Autumn Equinox
Autumn Equinox (1200 hrs)Autumn Equinox (1600 hrs)Autumn Equinox (1800 hrs)
1 : 1000 1 : 1000 1 : 1000
245
Autumn Equinox (1000 hrs)Autumn Equinox (1400 hrs)
1 : 1000 1 : 1000
13
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D E V E L O P M E N T
site plan application
MAR. 3/17
DATEISSUE
No.
113 Breithaupt Street, Suite 200Kitchener, Ontario N2H 5G9T. 519-745-4754 F. 519-745-0061 OWNERPROJECTDRAWINGPROJECT No.d039 PROJECT DATE December 2016 DRAWN BY Author
MULTI-RESIDENTIAL DEVELOPMENT 64 Margaret Avenue, Kitchener Shadow Study - Winter Solstice
Winter Equinox (1000 hrs)Winter Equinox (1200 hrs)Winter Equinox (1400 hrs)
1 : 1000 1 : 1000 1 : 1000
123
tvr.etiS930d\\sgniwarD\\sgniwarDgnikroW_4\\teragraM46EVIV930d\\stcejorPretsaM\\2cmd_\\:J FILE PATH:MP15:13:771/61raM PLOT DATE:
200-540 BINGEMANS CENTRE DRIVE KITCHENER / ONTARIO /N2B3X9 / T:519.576.3650 / F: 519-576-0121 / WWW.MHBCPLAN.COM