HomeMy WebLinkAboutHK - 2017-09-05 - Item 3 - Heritage Impact Assessment - 393-411 Queen Street South (Barra Towers)Scoped Heritage Impact Assessment
in support of Proposed Zone Change and Site Plan Applications
393-411 Queen Street South & 168-180 Benton Street
(former Barra Castle lands)
CHC Limited
87 Liverpool Street, Guelph, ON NIH 2L2 (519) 824-3210
oscott87�4ro ers.com
December 17, 2013 (The Landplan Collaborative Ltd.)
amended January 16, 2014 (The Landplan Collaborative Ltd.)
amended June 26, 2014 (The Landplan Collaborative Ltd.)
revised September 22, 2015 (CHC Limited)
updated November 23, 2016 (CHC Limited)
updated March 14, 2017 (CHC Limited)
Scoped Heritage Impact Assessment
Barra Castle lands (393- 411 Oueen Street South & 168-180 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 ........................................ 21
2.7 Summary of conservation principles and how they will be used ..................... 23
2.8 Proposed alterations justified and explained ..................................... 23
2.9 Recommendations......................................................... 23
2.10 Qualifications of the author completing the Heritage Impact Assessment .............. 23
3.0 SUMMARY STATEMENT and CONSERVATION RECOMMENDATIONS ................ 23
4.0 MANDATORY RECOMMENDATION .............................................. 24
REFERENCES......................................................................... 25
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 - correspondence re: Changes to Building Plans
Appendix 5 - Report, "Zone Change Application ZC13/10/Q/GS, 393-411 Queen St. S. & 168, 170-172, 176 &
180 Benton St., Polocorp Inc. & Barra on Queen Inc."
Appendix 6 - former Barra Castle artefacts & drawings
Appendix 7 - Qualifications of the author
All photographs taken by the author unless otherwise noted.
CHC Limited December 17, 2013 - Jan 16, 2014 / June 26, 2014 / Sept 22, 2015 / Nov. 23, 2016 / March 14/17
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 ..............................................
6
Figure 5 - Willow tree...................................................................
6
Figure 6 - 168 Benton - c. 1900 Queen Anne house ............................................
7
Figure 7 - 172 Benton - c. 1900 Berlin vernacular house ........................................
7
Figure 8- 168 Benton -rear..............................................................
8
Figure 9- 172 Benton -rear..............................................................
8
Figure 10 176 Benton - c. 1900 Italianate house ..............................................
8
Figure 11 176 Benton - east side..........................................................
8
Figure 12 180 Benton - c. 1900 Berlin vernacular house ........................................
9
Figure 13 - 429 Queen Street South / 10 - 24 Mitchell Street from Mitchell ..........................
9
Figure 14- rear of 24 -10 Mitchell / 429 Queen South ..........................................
10
Figure 15 - Staebler House & Dutch House - IBI Group ........................................
10
Figure 16- across Queen Street South ......................................................
11
Figure 17- 432 Queen Street South (across the 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, 176 & 180 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 - south facade.................................................................
17
Figure 27 - aerial view from north on Queen Street South .......................................
18
Figure 28 - aerial from the west...........................................................
18
Figure 29 - Benton Street Town Homes elevation, Barra Castle in background ......................
19
Figure 30 - typical town home elevation.....................................................
19
Figure 31 - view from Queen Street South to Dutch House & Barra Castle - February 2010 ............
20
Figure 32 - view similar to figure 31 .......................................................
20
CHC Limited December 17, 2013 - Jan 16, 2014 / June 26, 2014 / Sept 22, 2015 / Nov. 23, 2016 / March 14/17
Scoped Heritage Impact Assessment 1
Barra Castle lands (393- 411 Queen Street South & 168-180 Benton Street), Kitchener
1.0 BACKGROUND - REQUIREMENT for a HERITAGE IMPACT ASSESSMENT (HIA)
An HIA for this property was prepared by The Landplan Collaborative Ltd. in August 2009 and was subsequently
approved, recommending that portions of the Barra Castle be restored '. A subsequent HIA was prepared by
Landplan 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 Z. The August 19'h HIA was
approved in September 2010. The Heritage Kitchener recommendation to demolish the structures was approved
by City Council September 7, 2010 3. A June 26, 2014 amendment addressed a proposal at that time that
responded to the City's October 2012 Scoped Terms ofReferenee 4 relating to potential impacts on the Victoria
Park Area Heritage Conservation District (VPHCD). This amendment reflected a Site Plan change that reduced
the indoor parking structure from two floors to one floor (see Appendix 4). Heritage aspects are were not affected
by this revision. This further revision by CHC Limited addresses a change from 5 storeys to 6 storeys. It uses
and relies upon material from the earlier approved HIAs.
The subject property is 0.555 ha (1.37 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 ofthe 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 Park Area
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 StreetSouth 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 of property 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
' 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 Street Proposed Zone Change and Site Plan Applications Terms of Reference Scoped Heritage
Impact Assessment, October 2012 (Appendix 1)
CHC Limited December 17, 2013 - Jan 16, 2014 / June 26, 2014 / Sept 22, 2015 / Nov. 23, 2016 / March 14/17
Scoped Heritage Impact Assessment 2
Barra Castle lands (393- 411 Queen Street South & 168-180 Benton Street), Kitchener
part of the Queen Street South heritage....... a main goal is to ensure that new development enhance the
historic and civic character of Queen Street South. This will be achieved in large part through appropriate
urban 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....'
101 a V IM O Vv V319111
PiCIA-11A 11A".
Nicholas HUI Architect. Flamer
=mom Boundary or the Heritage Conservation District designated under Part V o( the
Ontario Heritage Act.
Area exctuded from Part V designation: 112 HtentonStreet; 24, 7fr, 300, 34• Ceurtiand
N Awenare East; 22,35 rCourdand Avenue West; * Heins Avenue; 250,163* Joseph Street;
4.3.43 Oak Street; 201, x14, 307 , 5614 Qum Street South; 231 Roland Avenue; rl , 430,
760 Scluaeides Avenuc,100' Water Street Satoh; 1500 Wada' Street. South 173 Heins Ave.
Denotes property designated' under Fart IV or the Onto rio Heritage Act.
au�010,1
i" Non-designatedl properties of heritage value or inte'rest
>viiii, (€ itY of Kitchener Municipal Heritage 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
' Victoria Park Area Heritage Conservation District Plan, City of Kitchener, Nicholas Hill, Architect -Planner,
May 1996
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Scoped Heritage Impact Assessment 3
Barra Castle lands (393- 411 Queen Street South & 168-180 Benton Street), Kitchener
1" Yak A partmenis
Figure 2
1930 Dam, Aputments
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
6 City of Kitchener Urban Design Manual - Part B: Design Briefs, 2012
http://www.kitchener. ca/en/businessinkitchener/resources/MixedUseCorridorDesignBrief
JUNE2012Revised.pdf , accessed December 4, 2012
CHC Limited December 17, 2013 - Jan 16, 2014 / June 26, 2014 / Sept 22, 2015 / Nov. 23, 2016 / March 14/17
Scoped Heritage Impact Assessment 4
Barra Castle lands (393- 411 Queen Street South & 168-180 Benton Street), Kitchener
Figure 3 from the Urban Design
Manual identifies the 399-411 Queen
Street South and 168-180 Benton Street
properties as not being "listed", or
"designated" under Part IV of the
Ontario Heritage Act. 399-411 Queen
Street South is within the Part V
designation; 168-180 Benton are not.
(see figure 1).
In the Manual, the Queen Street
frontage it is recommended to
strengthen the historic streetscape
through pedestrian scale lighting,
historic street signs, avenue trees (tree
lined boulevard), period style street
furniture, decorative pillar fencing and
compatible building design. Consider
incorporating artistic and cultural
heritage features into public
infrastructure. '
The Corridor strategies include:
• Land Use: Encourage compact
residential uses and commercial
uses with emphasis on professional
services, restaurants and
convenience retail. Maintain
existing single detached houses and
encourage home businesses.
• BuiltForm: Encourage mid to high-
rise forms (4-10 storeys) north of
CourtlandAvenue. Encourage built Figure 3 from Urban Design Manual
form compatible, low to mid -rise
forms, with surrounding historic neighborhood (sic) south of Courtland. Consider special massing
exercise for zoning implementation.
• BuildingDesign: Incorporate traditional building materials, compatible rooflines, andhistorical elements
into new building designs. Encourage brick finish. Ensure mid 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 in side and rear yards with intensive landscape buffering from the street.
• Streetscape: Strengthen historic streetscape throughpedestrian scale lighting, historic streetsigns, avenue
' City of Kitchener Urban Design Manual - Part B: Design Briefs, 2012, pp. B-47-50
CHC Limited December 17, 2013 - Jan 16, 2014 / June 26, 2014 / Sept 22, 2015 / Nov. 23, 2016 / March 14/17
Scoped Heritage Impact Assessment 5
Barra Castle lands (393- 411 Queen Street South & 168-180 Benton Street), Kitchener
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 ofan
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 recommended August 10, 2016 (see Appendix 3).
The Zone Change application ZC13/10/Q/GS for Polocorp Inc. and Barra on Queen Inc. was approved by City
Council on September 26, 2016 (under appeal) for the purpose of changing the zoning of the subject properties
from Existing Use (E-1), Low Intensity Mixed Use Corridor (MU -1), and Commercial Residential Two (CR -2)
to Low Intensity Mixed Use Corridor (MU -1) and Commercial Residential Two (CR -2) with site specific special
provisions.
The Heritage Impact Assessment must 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 amendment 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.
8 Ibid, pp. B-47, B48
9 City of Kitchener Official Plan, November 10, 2009, Part 3, Page 13-31
10 City of Kitchener Development and Technical Services Department Heritage Impact Assessment— Terms of
Reference
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Scoped Heritage Impact Assessment 6
Barra Castle lands (393- 411 Queen Street South & 168-180 Benton Street), Kitchener
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(c_0olocorpinc.com
2.2 Site history
The HIA should provide a description of events which led to the demolition of the Barra Castle and the current
development proposal " For a history of the site, refer to 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
Mr. Puopolo responded to questions advising that the most recent structural analysis revealed too many
deficiencies in the wall and concrete of the front fa(ade such that it is no longer economically viable to
restore." See Appendix 2
2.3 Description of natural heritage elements, landscaping and surrounding context 13
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)
Figure 4 Barra Castle lands from Queen Street
Figure 5 willow tree
11 City of Kitchener, Community Services Department - Planning Division, 393- 411 Queen Street South &
168-172 Benton Street Proposed Zone Change and Site Plan Applications Terms of Reference Scoped
Heritage Impact Assessment, October 2012
12 City of Kitchener Council Meeting, September 07, 2010
13 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)."
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Scoped Heritage Impact Assessment 7
Barra Castle lands (393- 411 Queen Street South & 168-180 Benton Street), Kitchener
Figure 4 is a December 2012 photograph of the vacant 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).
Four properties lie immediately to the rear of the Barra Castle lands on Benton Street. These properties, occupied
by late 19t'' / early 20t' century residences on fairly large, deep lots, are part of the application for the Barra Castle
prof ect and will be demolished for that purpose. Owned by the Regional Municipality of Waterloo in anticipation
of the proposed Queen / Benton diversion they are no longer needed for this purpose with the cancellation of that
proposal .14 They are not within the VPHCD. None of the properties is listed on the Index ofNon- Designated
Properties ofHeritage Value orinterest, February 2014. Figures 6 through 12 are views ofthe properties at 168 -
180 Benton Street.
Figure 6 168 Benton - c. 1900 Queen Anne house Figure 7 172 Benton - c. 1900 Berlin vernacular house
14 As part of the Regional Transportation Master Plan approved by Council, the Benton Road Diversion is no
longer a futureplannedRegional 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.
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Scoped Heritage Impact Assessment 8
Barra Castle lands (393- 411 Queen Street South & 168-180 Benton Street), Kitchener
Figure 8 168 Benton - rear Figure 9 172 Benton - rear
168 Benton Street is a painted, buff brick, 1'/2 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 abuff brick, 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)
176 Benton Street is a painted brick, 2 storey, cottage roof, Italianate style house, circa 1900. A brick rear, 1'/2
storey summer kitchen wing is attached. (Figures 10 & 11)
180 Benton Street is a buff brick, 1'/2 -storey, gable -roofed, Berlin vernacular style house, circa 1900. (Figure 12)
Figure 10 176 Benton Street - c. 1900 Italianate style house Figure 11 176 Benton - Google Streetview
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Scoped Heritage Impact Assessment 9
Barra Castle lands (393- 411 Queen Street South & 168-180 Benton Street), Kitchener
Figure 12 180 Benton - circa 1900 Berlin vernacular style house
Five properties are adjacent to the southerly boundary of the Barra Castle lands, four on Mitchell Street, and one
on Queen Street South. (Figures 13 & 14) Some ofthese turn -of -the -20 -century single family residences appear
to house multiple tenancies at present. They are within the VPHCD.
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 multiple commercial/residential tenants (Figure 15). These properties are within the
VPHCD. Properties across Queen Street South, also within the VPHCD, include a contemporary office building,
a number of early houses converted to office and / or commercial uses, shops, and a 14 storey high rise apartment
building (Figures 16 and 17)
Figure 13 left to right - 429 Queen Street South / 10 - 24 Mitchell Street from Mitchell (photos - February 2011)
CHC Limited December 17, 2013 - Jan 16, 2014 / June 26, 2014 / Sept 22, 2015 / Nov. 23, 2016 / March 14/17
Scoped Heritage Impact Assessment 10
Barra Castle lands (393- 411 Queen Street South & 168-180 Benton Street), Kitchener
Figure 14 left to right - rear of 24 -10 Mitchell / 429 Queen South
The Queen Street South streetscape at and near the Barra Castle lands features a wide range of setbacks, from
zero to 28 metres. Building styles, ages, heights and massing varies from two storey former residences to 14
storey apartment buildings. Boulevards are narrow and sidewalks are modest. Overhead hydro lines with
concrete poles and cobra head streetlights frame the east side of the street (Figures 15 & 16).
To the south on Queen Street South (Figures 1 & 3), in the shadow of a high rise apartment, is Joseph Schneider
Haus, a National Historic site and a Regionally significant heritage resource.
Figure 15 Staebler House & Dutch House
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Scoped Heritage Impact Assessment 11
Barra Castle lands (393- 411 Queen Street South & 168-180 Benton Street), Kitchener
There is no potential for negative impact on Schneider Haus from the proposal. The area of footprint of the
proposal versus the area of footprints of the previous buildings are quite similar. The new building is taller, but
has no shadow impact on Schneider Haus as it is too far away. Visiting Schneider Haus, no one would notice the
new Barra Castle except in driving by it.
The Benton Street streetscape is comprised of mostly single family, late 19t' - early 20t'' century homes, many of
which have been subdivided into multiple tenancies. The homes are exclusively brick and mostly 1'/2 or 2 storeys
in height, on relatively large lots with a modest setback from the street. (Figure 18)
Figure 16
across Queen Street South
Figure 17 432 Queen Street South (across the street)
Figure 18 south side - Benton Street
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Scoped Heritage Impact Assessment 12
Barra Castle lands (393- 411 Queen Street South & 168-180 Benton Street), Kitchener
2.4 Documentation of the heritage resource's
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. 17
The redevelopment of the Barra Castle lands is intended to recreate the historic use as a high quality, multi -
residential building.
There are no heritage attributes remaining on the subject property, the former heritage
resource having been demolished. Measured drawings of the original Barra Castle
crests and name were prepared prior to the demolition of the Castle and plans are to
incorporate these in the interior of the new building along with the fireplace. (see
Appendix 6) Commemorative, interpretive signage is planned for the landscape. The
owners will work with the City's heritage planning coordinatorto choose aprominent
location and suitable type of signage to that effect.
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
Figure 19
footprint of the former Barra Castle and former 411 Queen Street South buildings is original Barra Castle entry
overlaid on the current site plan for comparison. (Figure 21) The former 411 Queen
Street South building had a 1.5 metre setback from the street and the former Barra Castle was set back some 28
metres. The proposed building is set back approximately 18.5 metres. Former side yards ranged from 0.11 to 2.4
metres. Relevant proposed side yards are approximately 1.3 and 1.5 metres. Building coverage was
approximately 35%. Proposed building coverage is 33.19%. The Barra Castle building height is 21.69 metres
(6 storeys). The proposed townhouses on Benton Street are 3 storeys and approximately the same height as the
residences they replace.
Figure 21 provides a comparison of the original 411 Queen Street South / Barra Castle buildings and the proposal
with its conformity to both the existing and proposed zoning by-laws and urban design guidelines (angular plane).
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 ImpactAssessment, October 2012 - "In this regard, the details of how the proposed development (site
andbuilding 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 includingviews 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."
CHC Limited December 17, 2013 - Jan 16, 2014 / June 26, 2014 / Sept 22, 2015 / Nov. 23, 2016 / March 14/17
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Scoped Heritage Impact Assessment 15
Barra Castle lands (393- 411 Queen Street South & 168-180 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)
Figure 22 East/West Angular Plane - Queen Street, R. Tome & Associates, February 2015
In Figure 22, angular planes are illustrated as viewed from Queen Street South. Mitchell Street is on the right in
the figure.
Figure 23 North/South Angular Plane, R. Tome & Associates, February 2015
Figure 23 illustrates the angular planes as viewed from the south (Mitchell Street). The front angular plane (from
Queen Street) is 51 ° and the rear 33 ° from Benton Street.
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Scoped Heritage Impact Assessment 16
Barra Castle lands (393- 411 Queen Street South & 168-180 Benton Street), Kitchener
from: Urban Design Guidelines
zoning
angular plane
proposal
CR -2
MU -1
front
51
60
60
side (Mitchell Street)
74
60
60
side (Dutch House)
86
n/a*
n/a*
rear
33
60
60
* n/a - abuts lands under same ownership
Angular planes generally meet the Urban Design Guidelines with the exception of the plane from the southerly
(Mitchell Street side) property line; however, it was agreed by Heritage Kitchener and Council to make the
setback 5.6m to the 6 storey building in order to minimize the impact on the Mitchell Street property. 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 24).
Figure 24
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 28) illustrate the context and architectural massing, style, materials and colours.
They reflect the earlier design of a 2 -storey parking garage. The Benton Street views in Figures 27 and 28
CHC Limited December 17, 2013 - Jan 16, 2014 / June 26, 2014 / Sept 22, 2015 / Nov. 23, 2016 / March 14, 2017
Scoped Heritage Impact Assessment 17
Barra Castle lands (393- 411 Queen Street South & 168-180 Benton Street), Kitchener
illustrate an earlier version of the proposed town homes and are shown for massing only.
Figure 25 Queen Street South facade
Figure 26 south facade - (Mitchell Street buildings ghosted)
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Barra Castle lands (393- 411 Queen Street South & 168-180 Benton Street), Kitchener
Figure 27 aerial view from north on Queen Street South
Figure 28 aerial view from west
An updated elevation of the proposed town homes on Benton Street is illustrated in Figures 29 and 30.
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Barra Castle lands (393- 411 Queen Street South & 168-180 Benton Street), Kitchener
South/Bentan Street Elevation Proposal
Figure 29 Benton Street Town Homes elevation, Barra Castle in background - R. Tome & Associates, 18 September 2015
Figure 30 typical town home elevation - R. Tome & Associates - June 2016
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Figure 31 view from Queen Street South to Dutch House & Barra Castle - February 2010
Figure 32 view similar to figure 31 above
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.
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2.6 Conservation - principles and mitigation 18
Some guidance to conservation is provided in the Victoria Park -Area Heritage Conservation District Plan, i.e.:
• NEW B UILDING
INTRODUCTION
In the Queen Street South corridor, zoning permits and encourages new high rise, high density
development. Major new building may be expected. This plan recognizes and supports the rights and
privileges 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 York -Apartment
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 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. 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 Realm New building shall contribute to the public realm 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.
's Ibid -"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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Location New building shall be located to create streetscape continuity and pedestrian scale.
See Public Realm' 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 apodium or terrace, with the mass of the building setback from it. The building
mass is further broken with a large bay window treatment and a rhythmic fenestration in materials and
colours similar to those in the area.
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. Brick colour
and style for all three buildings will be similar to that of the Mosaic building across the street (Figure 24).
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, if possible.
Not applicable.
Verandahs Verandahs shall be incorporated, wherever possible, 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 ofpreference:
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.
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Landscaping should create continuity in the streetscape between adjacent properties,
where possible.
Plant material, where appropriate, should be used to soften building size, 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
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 some visitor parking spaces at the front
and more at the rear accessed from Benton Street.
2.7 Summary of conservation principles and how they will be used
Parks Canada's Standards and Guidelines for the Conservation ofHistoric 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 District Plan and as elaborated upon in paragraph 2.6
above.
2.10 Qualifications of the author completing the Heritage Impact Assessment
See Appendix 7.
3.0 SUMMARY STATEMENT and CONSERVATION RECOMMENDATIONS
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 /
designer / builder, and some of its occupants. Interpretive, commemorative signage will be placed on the
19 Victoria Park Area Heritage Conservation District Plan, City of Kitchener, Nicholas Hill, Architect -Planner,
May 1996, pp. 67-68
20 City of Kitchener, Community Services Department - Planning Division, 399 - 411 Queen Street South (former
Barra Castle property), Heritage Impact Assessment- Scoped Terms of Reference, January 28, 2011 "... 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."
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site.
Regarding "impact the proposed development will have on the heritage attributes of the subject 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 Park Area Heritage Conservation District Plan 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. 22
4.0 MANDATORY RECOMMENDATION
Not applicable 2s
This amended heritage impact assessment is respectfully submitted by:
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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."
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 Park Area Heritage Conservation District Plan, 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 1 erms ofReference ScopedHeritage
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 ZC 13/10/Q/GS, 399-411 Queen Street South & 168-172 Benton Street", September 6, 2013
City ofKitchener, Community Services Department -Report, "Zone Change ApplicationZC 13/10/Q/GS, 393-411
Queen St. S. & 168, 170-172, 176 & 180 Benton St., Polocorp Inc. & Barra on Queen Inc.", August 10,
2016
Paradigm Transportation Solutions Limited, Comprehensive Review ofOff-StreetParking &Loading Regulations,
August 2015
Parks Canada, Standard & Guidelines for the Conservation ofHistoric Places in Canada, sysysv.pc., c.ca 2003.
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Scoped Heritage Impact Assessment Appendix 1 I
Barra Castle lands (393- 411 Queen Street South & 168-180 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 historyti indvILU Q IIOLII P.S 1211 TTTI IVIO IFTIII LI IV L.01 PIL IXV'.SIOLIY CXI HL Q I 110LINly
of - 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 A written description of the buildings and struettires on the subject properties including: building
, natural heritage elements, and
Scoped Heritage Impact Assessment Appendix 1 2
Barra Castle lands (393- 411 Queen Street South & 168-180 Benton Street), Kitchener
landscaping.
development, stieh as additions and dernelitions.
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. Beetirmentation shall also ineltide, where available, etirrent floor p+arfs
and histormeal photos, drawings or other available and relevant arehival material.
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
In this regard, the details of how the proposed development (site and building design) mitigates
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Barra Castle lands (393- 411 Queen Street South & 168-180 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 dernolitions 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 ImpactAssessment
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.
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Scoped Heritage Impact Assessment Appendix 1 4
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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.
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Appendix 2
City of Kitchener Council Meeting
excerpt from minutes of September 07, 2010 meeting
Mr. Mike Puopolo Polocorp Inc attended in support of Clause 2 of the Heritage Kitchener report August 31, 2010
meeting concerning a Heritage Permit Application 2010 VO 16 to permit demolition of the remaining front section
of the building known as the Barra Castle and a two storey building at the property known municipally as 393-411
Queen Street South.
Mr. Puopolo responded to questions advising that the most recent 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 $125 to $150 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
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K "(1, F
i, -i -"T
September 6, 2013
Dear Property Owner/Agency:
Appendix 3
Barra Castle Circulation Letter
Katie Anderl
Senior Planner
CSD - Planning Division
Kitchener City Hall, 6th Floor
200 King Street West, P.O. Box 1118
Kitchener ON N2G 4G7
Phone: 519.741.2200 x7987 Fax: 519.741.2 624 TTY.- 1. 866.9 69.9994
katie. anderl@kitchener. ca
Application #: Zone Change Application ZC13/10/Q/GS
Address: 399-411 Queen Street South & 168-172 Benton Street
Owner: Polocorp Inc. & Barra on Queen Inc.
Ward: Ward 9
The City of Kitchener has received an application for a Zone Change for 399 — 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 Zoning
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. Itis zoned Low Intensity Mixed Use Corridor Zone (MU -1) with Special Regulations 1 R and 517R.
The MU -1 zone permits multiple dwellings as well as a range of commercial uses. Special Regulation 1 R 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
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:
0 the property line adjacent to Queen Street South is proposed to be deemed the front property line and
Appendix 3
Barra Castle Circulation Letter
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:
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 truly,
AoAnrl
Katie A nderl, MCIP, RPP
S ruior Planner
Co. Councillor Frank Ethtrington
Attagh
Comment Forms
Map No. 1
GarenStevensr7ny MCU, RPP
tnior Planner
Appendix 4
correspondence re: Changes to Building Plans
Sent: Friday, June 13, 2014 3:39 PM
To: Mike Puopolo
Cc: Paul Puopolo
Subject: RE: Barra Castle - Zone Change
Hi Mike,
You have orally advised that the building plans have changed and that the parking layout shown on the
plans submitted with your Site Plan application are no longer feasible as it was cost prohibitive to
construct underground parking in this location. You mentioned that the building design was changing
to that of a building with one level of interior/at grade parking on the lowest level, with 5 or 6 storeys of
residential above.
As/ have previously advised, /am waiting for revised plans of the newly proposed building to share with
Heritage and Urban Design staff to determine if the previously submitted Urban Design Brief and
Heritage Impact Study that were submitted to support the original zone change application require an
update before proceeding to approval.
Secondly, if you were able to acquire the lands municipally addressed as 176-180 Benton Street, you
would require a zone change application on those lands to allow for the transfer of FSR to lands with
abase zoning of MU -1. Your amended zone change application does not include those lands. You had
advised that it was your
preference to proceed with the current zone change application as amended and to make a second
application should you acquire those lands. You opted not to leave the current zone change application
open to allow for an additional amendment should you acquire those lands. In short, you are now
proceeding with a zone change application to permit a maximum building height that may not ever be
achieved due to FSR limitations.
Having said that, I circulated the revised application and I am awaiting comment from Transportation
Services, Engineering (awaiting your confirmation from your mechanical engineers), Heritage, and
Urban Design staff.
Please provide revised plans for me and I will arrange to have comments from outstanding divisions.
Thanks,
Garett
Appendix 5
City of Kitchener, Community Services Department - Report, "Zone Change Application
ZC13/10/Q/GS, 393-411 Queen St. S. & 168,170-172,176 & 180 Benton St., Polocorp Inc. & Barra on
Queen Inc.", August 10, 2016
Sta l"T hInvort
Ki Community Services Department www.kitchenerca
REPORT TO: Planning & Strategic Initiatives Committee
DATE OF MEETING: September 12, 2016
SUBMITTED BY: Alain Pinard, Director of Planning
PREPARED BY: Garett Stevenson, Senior Planner 519-741-2200 x 7070
WARD(S) INVOLVED: Ward 9
DATE OF REPORT: August 10, 2016
REPORT NO.: CSD -16-060
SUBJECT: ZONE CHANGE APPLICATION ZC13/10/Q/GS
393-411 QUEEN ST. S. & 168,170-172,176 & 180 BENTON ST.
POLOCORP INC. & BARRA ON QUEEN INC.
Subject Area Map
EXECUTIVE SUMMARY:
The owner, Polocorp Inc. and Barra on Queen Inc., has applied fora Zone Change application forlands municipally
addressed as 399-411 Queen Street South and 168, 170-172, 176 & 180 Benton Street to permit a new seven
storey multiple residential dwelling building aswell as street fronting townhouse and semi-detached dwellings along
Benton Street. Planning Staff recommend that the proposed Zone Change application be approved as outlined
in this report.
RECOMMENDATION:
That Zone Change application ZC13/10/Q/GS for Polocorp Inc. and Barra on Queen Inc. for the purpose
of changing the zoning of the subject properties from Existing Use (E-1), Low Intensity Mixed Use Corridor
(MU -1), and Commercial Residential Two (CR -2) to Low Intensity Mixed Use Corridor (MU -1) and
Commercial Residential Two (CR -2) with site specific special provisions be approved in the form shown
in the "Proposed By-law" dated August 10, 2016, attached to Report CSD -16-060 as Appendix "A".
Appendix 5
City of Kitchener, Community Services Department - Report, "Zone Change Application
ZC13/10/Q/GS, 393-411 Queen St. S. & 168,170-172,176 & 180 Benton St., Polocorp Inc. & Barra on
Queen Inc.", August 10, 2016
REPORT:
The subject properties are municipally addressed as 399-411 Queen Street South and 168, 170-172, 176 & 180
Benton Street. The area of the application is made up of 5 separate properties which will be consolidated into one
parcel. Throughout this report, the portion of the property along Queen Street South refers to 399-411 Queen
Street South and the portion of the property along Benton Street refers to the four lots fronting Benton Street
address as 168, 170-172, 176 & 180 Benton Street.
The portion of the propertyalong Queen Street South is currently vacant and was previously occupied bythe former
Barra Castle building. The properties addressed along Benton Street are currently developed with single detached
dwellings or duplex dwellings, but are currently vacant. All existing buildings are proposed to be demolished to
permit the redevelopment of the lands.
The lands are located in the Mill Courtland -Woodside Park Secondary Plan and are within the Central Stations Area
Plan (Planning Around Rapid Transit Stations - PARTS). Neighbouring properties in this area along Queen Street
South are developed with a variety of commercial, institutional, and residential uses. The lands to the south of the
subject properties, lying on the opposite of Benton Street, are predominantly developed with low rise residential
uses.
The portion of the property along Queen Street South is designated Mixed Use Corridor and a small portion is
designated as Open Space. This area is zoned Low Intensity Mixed Use Corridor Zone (MU -1) with Special
Regulations 1 R and 517R. The MU -1 zone permits multiple dwellings as well as a range of commercial uses.
Special Regulation 1 R identifies that a portion ofthe lands are regulated bythe Grand River Conservation Authority.
Special Regulation 517R, as previously approved, 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 the floodway of Schneider
Creek. With support from the Grand River Conservation Authority, the lands designated as Open Space and zoned
as Existing Use (E-1) are proposed to be zoned as Low Intensity Mixed Use Corridor with Special Regulations 1R
and 517R as part of this application.
The portion of the property along Benton Street is designated as Medium Density Commercial Residential which
permits the proposed residential use. These lands are zoned as Commercial Residential Two Zone (CR -2) which
permits a range of medium density residential and commercial uses. A corner of the lands are zoned Existing Use
Zone (E-1) which recognizes the floodway of Schneider Creek. With support from the Grand River Conservation
Authority, the lands designated as Open Space and zoned as Existing Use (E-1) are proposed to be zoned as
Commercial Residential Two Zone (CR -2) with Special Regulations 1R and 517R as part of this application.
Special Use Provision 440U is also proposed to permit semi-detached dwellings subject to special regulation
provisions. Street -fronting townhouses are currently permitted.
Provincial Policy Considerations:
Provincial Policy Statement (2014)
The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest related to land use
planning and development. The PPS sets out principles to achieve "healthy, liveable and safe communities". The
PPS is supportive of efficient development patterns that optimize the use of land, resources, and public investment
in infrastructure and public service facilities. Further, the PPS directs the development of new housing towards
locations where appropriate levels of infrastructure and public service facilities are or will be available to support
current and projected needs and promotes densities for new housing which efficiently uses land, resources,
infrastructure and public service facilities. The plan also supports the use of alternative transportation modes and
public transit in areas where it exists or is to be developed.
Appendix 5
City of Kitchener, Community Services Department - Report, "Zone Change Application
ZC13/10/Q/GS, 393-411 Queen St. S. & 168,170-172,176 & 180 Benton St., Polocorp Inc. & Barra on
Queen Inc.", August 10, 2016
Planning staff is of the opinion that the proposed zone change application will facilitate the intensification of the
subject property with a more intensive residential use that is compatible with the surrounding community and will
make use of the existing infrastructure. The subject lands are within the Central Stations Area Plan (PARTS).
Regional ION rapid transit service is planned to service this area and will be operational in 2017-2018. The
development will enhance and further utilize existing public infrastructure. No new roads would be required forthe
proposed development and Engineering staff have confirmed there is capacity in the sanitary sewer to permit
intensification on the subject lands. Planning staff is of the opinion that the Zone Change application is consistent
with the policies and intent of the PPS.
2006 Growth Plan for the Greater Golden Horseshoe
The subject properties are within the Built-upArea as defined in the Growth Plan forthe GreaterGolden Horseshoe
(Growth Plan). The Growth Plan promotes the development of healthy, safe, and balanced communities. The Plan
is also supportive of the appropriate intensification of existing residential neighbourhoods with new development,
including non-residential.
Planning staff is of the opinion that the Zone Change application conforms to the Growth Plan as it allows for the
appropriate intensification of the subject property.
Regional Policy Considerations:
Regional Official Plan (ROP)
The ROP identifies the subject properties as within the Built -Up Area. Land use policies in the ROP support and
promote a full range of housing types, mixed use developments, and land use patterns that support alternative
modes of transportation including transit, walking, and cycling.
Planning staff is of the opinion that the Zone Change application conforms to the Regional Official Plan. Regional
Planning staff are in support of the zone change application and have no objections.
The Community Building Strategy (CBS)
The CBS provides an overall framework and vision forthe entire regional Central Transit Corridor (CTC), including
the Benton Station Stop Area. The CBS suggests that minimum building heights of storeys would be appropriate
in the area of the subject properties to keep within the scale of the downtown, to support the planned and existing
level of transit service, and to promote significant redevelopment in key areas to preserve stable residential
neighbourhoods.
Planning staff is of the opinion that the requested applications support the vision of the Community Building
Strategy by providing a residential intensification within the CBS Focus Area that is transit supportive and provides
an alternative dwelling type. The lands outside of the CBS Focus Area along Benton Street are proposed to be
zoned to permit a low density residential use, being semi-detached dwellings and street fronting townhouses. This
development will permit an increase in density along the edge of the Queen Street Mixed Use Corridor, releasing
development pressure on the adjacent low rise stable residential neighbourhood.
City Policy Considerations:
Current Official Plan (Mill Courtland -Woodside Park Secondary Plan)
The subject properties are designated as Mixed Use Corridor, Open Space, and Medium Density Commercial
Residential. Under the current policy framework, multiple dwellings are a permitted use with a maximum Floor
Space Ratio of 2.0. New development shall be compatible with surrounding residential neighborhoods and will be
of an appropriate height and density in relation to adjacent low rise residential development. In locations that
Appendix 5
City of Kitchener, Community Services Department - Report, "Zone Change Application
ZC13/10/Q/GS, 393-411 Queen St. S. & 168,170-172,176 & 180 Benton St., Polocorp Inc. & Barra on
Queen Inc.", August 10, 2016
immediately abut low rise residential land uses, new development shall be permitted having a minimum Floor
Space Ratio of 0.6 and a maximum Floor Space Ratio of 2.0.
The subject lands are within the Mill Courtland -Woodside Park Secondary Plan area. Review of the Secondary
Plans were not undertaken as part of the new Official Plan review and have been deferred as manysecondary plan
areas, including the Mill Courtland -Woodside Park Secondary Plan area, are located within Major Transit Station
Areas (MTSAs) and are proposed to be reviewed as part of the City's Station Area Planning exercise (PARTS -
Planning Around Rapid Transit Stations).
New Official Plan
The City's new Official Plan was adopted by Kitchener City Council on June 30, 2014 and approved bythe Region
of Waterloo Council on November 19, 2014. The plan is currently under appeal. While the existing Official Plan
remains in force and effect, the policies in the adopted Official Plan were considered for this application.
Policy 13.4.1.3 of the Mill Courtland -Woodside Park Secondary Plan references Parts 1, 2, 4, and 5 of the current
Official Plan, which were included in the review of the new Official Plan. The new Official Plan provides direction
for Kitchener's growth and development. In addition to supporting transit and intensification objectives, the direction
in the new Official Plan is to ensure Kitchener continues to develop as a complete and healthy community through
comprehensively managing growth, along with increased emphasis on an integrated transportation system that
supports walkability, and promotes mixed use areas which include a variety of commercial, institutional, and
employments lands in close proximity to residential areas.
Planning staff are of the opinion that the requested applications conform to the intent of the new Official Plan
policies.
Kitchener Growth Management
The Kitchener Growth Management Strategy (KGMS) helpsto ensure that growth is managed effectivelyto achieve
the required density and intensification targets, through a desired built form and function which will enhance the
quality of life in Kitchener. The Kitchener Growth Management Plan (KGMP) is based on the principle that
maximizing the use of existing infrastructure is preferred and that planning for, and implementing, intensification
is a high priority.
Planning staff is of the opinion that the Zone Change application complies with the KGMS and KGMP as it allows
forthe appropriate intensification of the subject property, better utilizes the existing infrastructure, allows for a built
form that is compatible and complementaryto the existing neighbourhood, and will bring new residents into a stable
community.
Planning Around Rapid Transit Stations Areas - Phase 1 & Phase 2
The primary purpose of Phases 1 and 2 of the Planning Around Rapid Transit Stations (PARTS) project was to
provide direction for future development and stability within station study areas along with recommendations for
capital projects to ensure that these areas are developed in a way that is transit supportive and adds value to our
community.
PARTS Phase 1 included an identification of recommended station study areas, compilation of
background information, and a project plan for how to undertake corridor -wide initiatives in Kitchener followed by
the Station Study Area Plans.
Through Phase 1 it was determined that efficiencies would be achieved by completing some of the key initiatives
at a corridor wide scale in Kitchener all at once, rather than for individual station areas. Phase 2 consists of five
corridor -wide initiatives that are either completed or currently underway. The initiatives include; Interim Direction,
Communications Approach, Urban Design Guidelines, Sanitary Sewer Capacity Analysis, and Transportation
Demand Management (TDM) Strategy.
Appendix 5
City of Kitchener, Community Services Department - Report, "Zone Change Application
ZC13/10/Q/GS, 393-411 Queen St. S. & 168,170-172,176 & 180 Benton St., Polocorp Inc. & Barra on
Queen Inc.", August 10, 2016
As part of the Interim Direction corridor -wide initiative, an Official Plan amendment to the current Official Plan was
approved to implement new Transportation Demand Management (TDM) policies that must be considered for any
development application in the PARTS station study areas. The main purpose of the amendment was to
implement new policies to provide general direction in reviewing development applications until such time as the
PARTS Central legislative changes are completed.
Planning staff are of the opinion that Zone Change application conforms to the Interim Direction policies. The
introduction of additional dwellings within the PARTS Central Plan area helps to achieve density targets are that
required to support higher ordertransit. This development includes a transition area between the main residential
building and the stable residential neighbourhood which includes semi-detached and street fronting townhouses
units. The compact built form will allow for additional density and a new housing option in this community while
relieving some development pressures on the adjacent neighbourhood.
Plannina Around Rapid Transit Stations Areas — PARTS Central Plan
The PARTS Central Plan was approved on May 16, 2016 by Kitchener City Council and provides guidance for
development and change in the station area. This visioning document involved extensive and collaborative public
consultation with various stakeholders, including many members of the Schneider Creek Neighbourhood. The
proposed zone change application generally aligns with the Preferred Land Use Map in PARTS Central. The
portion of the property along Queen Street South is shown as Low Density Mixed Use and the portion along Benton
Street is Low Rise Residential. The proposed built form along Benton Street will have a Floor Space Ratio
generally in alignment with the PARTS Central Plan, which is much lower than what is currently permitted. As
proposed, the portion of the site along Queen Street South is proposed to have a greater FSR than that
contemplated in the PARTS Central Plan. Planning staff support the massing of the buildings as proposed in the
site specific zone change application, and note that no increase in FSR is required from the currently permitted
maximum. The requested reduction in off-street parking also aligns with the Transportation Demand Management
approach outlined in the PARTS Central Plan.
Proposed Zone Change Application
The applicant has applied for a Zone Change application to change the zoning of the lands to facilitate the
comprehensive redevelopment of all the properties with site specific zoning regulations.
In summary, the application proposed split zoning for the site; the portion along Queen Street South is proposed
to be Low Intensity Mixed -Use Corridor (MU -1) with updated special regulations provisions, and the portion along
Benton Street to be Commercial Residential Two Zone (CR -2) with the same special regulations provisions along
with a special use provision to permit semi-detached and street fronting townhouses. Additionally, Special
Regulation Provision 517R is proposed to be revised and applied to all properties within the application boundary.
For ease of reference, a summary of the existing and proposed zoning regulations for each portion of the subject
application is illustrated on the following two pages.
Appendix 5
City of Kitchener, Community Services Department - Report, "Zone Change Application
ZC13/10/Q/GS, 393-411 Queen St. S. & 168,170-172,176 & 180 Benton St., Polocorp Inc. & Barra on
Queen Inc.", August 10, 2016
Table 1
Comparison Table of Current and Proposed Zoning
Low Intensity Mixed Use Corridor Zone
Portion of Site Along Queen Street South
Multiple I MU -1 with 517R I MU -1 with Revised 517R
Min. Lot Area 15.0 m 15.0 m
Min. Front Yard 18.4 m 18.4 m
Southwesterly 1.2 m 1.2 m
Min. Side Yard (building less than 4.5 m in height) (any building less than 4.5 m in
(Mitchel St) height)
5.6 m
(building greater than 4.5 m in 5.6 m
height) (any building greater than 4.5 m in
height)
Location of Queen St S. frontage Queen St S. frontage
Front Yard
Location of Shared properly line with Mitchel St. Shared properly line with Mitchel St.
Side Yard properties properties
Min. FSR 0.6 0.6
Min. Landscape Area 1 10% 1 10% 1
Appendix 5
City of Kitchener, Community Services Department - Report, "Zone Change Application
ZC13/10/Q/GS, 393-411 Queen St. S. & 168,170-172,176 & 180 Benton St., Polocorp Inc. & Barra on
Queen Inc.", August 10, 2016
Table 2
Comparison Table of Current and Proposed Zoning
Commercial Residential Zone Two (CR -2)
Portion of Site Along Benton Street
Multiple Dwellings
CR -2
CR -2 with Revised 517R and 440U
Existin
Pro osed
Min. Lot Area
15.0 m
15.0 m
Min. Front Yard
3.0 m
N/A
Max. Front Yard
-
N/A
Min. Rear Yard
3.0 m
6.0 m
Benton Street
4.,5,m orches
Southwesterly12
m
1:2 m
Mir . Side Yard
(build hg'le than 10.5 m in height)
(building less than 11:0 m in height)
(Walkway)
.0 m
3.0 m
(building greator,than 10.5 m in
(building greater than 11:0 m in
height)
height)
Max. Building Height
N/A
11.0 m within 30.0 m of the rearyard
(Benton Street Line),
Min. Off=Street Parking
1.25 spaces/unit
1.0 space/ Unit for all lands zoned
5178
Iain., Visitor, ,Parking
2,No;
�1,0/o
Min. FSR
0.6
0.6
Max. FSR
2.0
2.0
BFA for FSR for Partially
Included
Partially Lncluded
Below Grade Parking
Structure
FSR by Zine Area
Only same zone-
All lands with 5178 zonir
Min. Landscape Area
10%
10%
Permitted Residential. Uses
Existing, Semi -Detached Dwelling &
Semi -Detached Dwellings &
Street Fronting Townhouses
Street Fronting,Townhouses
Location of
Property line between subject
Benton Street
RearYard
properties
Street Line
AGENCY COMMENTS:
Commenting agencies and City departments have no concerns with the proposed Zone Change application. A
copy of all comments received are attached as Appendix "C". Additional consideration or concerns will be
addressed through the site development process.
NEIGHBOURHOOD COMMENTS:
Initial Application (2013-2014)
As a result of the preliminary circulation of the Zone Change application, staff received written responses from
nearby property owners and interested residents. The key themes of the comments received and discussion at
the first Neighbourhood Information Meeting are discussed below.
Appendix 5
City of Kitchener, Community Services Department - Report, "Zone Change Application
ZC13/10/Q/GS, 393-411 Queen St. S. & 168,170-172,176 & 180 Benton St., Polocorp Inc. & Barra on
Queen Inc.", August 10, 2016
Benton Street Access
Many residents that live in the adjacent stable neighbourhood expressed concern that traffic may be increased
along Benton Street should the development take place. It was identified by several residents that Benton Street
is too narrow to accommodate any increased traffic and that during the winter months snow is piled on the street.
Planning Staff advised that only ancillary parking will be accessed off of Benton Street and the main entrance for
the development will be from Queen Street South. The underground parking will not provide access through the
site. It will not be possible to drive between Queen Street and Benton Street across this property. Further,
Transportation Services staff have reviewed the proposed application and have no concern as the proposed density
does not warrant further study.
Heritage Character
The property addressed as 399-411 Queen Street South is within the Victoria Park Heritage Conservation District.
The Owner has provided a Heritage Impact Assessment (HIA) in support of the zone change application that was
presented to the Heritage Kitchener committee for discussion. In addition to the requirement for a Heritage Permit
application, the revised HIA will be approved by the Director of Planning as a condition of the site planning process.
Built Form Along Benton Street
In some of the comments received, there was support for a lower density form for the portion of the property that
fronts onto Benton Street. Respondents also noted that there preference was fora less modern design with limited
garages and driveways along Benton Street. There was also support for retaining the existing dwellings. Planning
staff are supportive of a compatible built form along Benton Street and note that this area serves as the transition
buffer between the medium density building and the stable residential neighbourhood.
Mitchell Street Setback
There was a request for fencing or some sort of visual barrier along the rear property line of the properties along
Mitchell Street. Through the site planning process, appropriate buffering will be required in the form of a visual
barrier which may comprise of a fence or landscaping.
Parking
The Owner is proposing an off-street parking rate of 1 space per unit forthe entire site, which is currently permitted
on the portion of the propertywhich fronts onto Queen Street South. Lands in the Citywith mixed-use zoning (MU -
1, MU -2, MU -3) can utilize a parking rate of 1 space per unit. Street fronting townhouse dwellings in the
Commercial Residential Two (CR -2) zone which are not part of a cluster multiple development also require one
space per unit. However, as the site is being comprehensively developed, the multiple dwelling regulations apply
and there is a requirement for 1.25 parking spaces per unit forthe portion of the site along Benton Street. Parking
reductions must be analyzed through a comprehensive Transportation Demand Management (TDM) plan in the
PARTS Central Plan. The intent of supporting various forms of transportation in areas with higher order transit is
to encourage active streetscape and to promote shared and active transportation. Planning staff are supportive
of the proposed reduced parking standards and support reduced parking standards in urban areas, specifically
those which are located adjacent to an intensification corridor (mixed-use corridor) and within walking distance to
existing high frequency transit service, as well as the planned ION rapid transit service. On -street parking is
regulated by the City and corrective measures may be imposed by By-law Enforcement staff should future
complaints arise. The developer will be implementing some recognized TDM strategies on site including
oversupplying bicycle parking and arranging for participation of the future residents into a car share program.
Transportation Services staff have reviewed the proposed parking standards and have not identified any concerns.
Building Design, Massing, and Density
At the Neighbourhood Information Meeting and in letters from respondents, there were comments about the form
and the overall size of the proposed building.
In this case, Planning staff reviewed supporting materials that were provided with the applications and support
Appendix 5
City of Kitchener, Community Services Department - Report, "Zone Change Application
ZC13/10/Q/GS, 393-411 Queen St. S. & 168,170-172,176 & 180 Benton St., Polocorp Inc. & Barra on
Queen Inc.", August 10, 2016
redevelopment of these properties for a number of reasons. The City is mandated by provincial and regional
legislation to appropriately plan for and accommodate intensification within all built up areas of the City. The
appropriateness of a development or redevelopment proposal is determined through a variety of factors. Where
a land use change is required, as proposed, consideration is given to amend the current policies and regulations
to facilitate such redevelopment.
The Queen Street South properties are within the Queen Street South Mixed -Use corridorwhich runs adjacent to
the stable low-rise residential neighbourhood. Planning staff are recommending zoning which would restrict any
development within 30 metres of Benton Street to a maximum height of 11.0 metres. This will ensure that the built
form along the Benton Street frontage is compatible with the existing built form in this area. Special Regulation
Provision 440U is proposed to permit street fronting semi-detached dwellings that are proposed to flank a driveway
to an ancillary parking lot. The site offers an opportunity for intensification within the neighbourhood which will offer
an additional dwelling option which will help to preserve the surrounding stable neighbourhoods.
During the processing of the application, the method for calculating Floor Space Ratio (FSR) was revised as part
of an interim update to the current Official Plan and Zoning By-law 85-1. FSR is the method used to calculate the
total mass of a building on a lot. As a result, the entire building floor area of the lower parking level must be
included in the calculation for FSR, including those portions of building floor area that are completely below grade.
In this case, Planning staff support excluding those areas of the parking garage that are less than 1.0 metre above
ground due to the nature and topography of the site. Planning staff are also supportive of using the lot area of all
properties to calculate the lot area for the purpose of calculating FSR.
At the first Neighbourhood Information Meeting, the Owner presented preliminary design plans for a seven storey
building with one floor of parking and six floors of residential above. The maximum Floor Space Ratio for the
subject properties is 2.0. Planning staff are recommending a regulation in Special Regulation Provision 517Rwhich
would allow all lands subject to said regulation to be used in the total lot area calculation for FSR.
The applicant has prepared an Urban Design Brief for the building, which will be further refined through the site
planning process. It should be noted that the building design will be determined through a site planning process
where Planning staff will require building elevation drawings that show building features that are appropriate in size,
location, material, and colourforthe neighbourhood context. A preliminary Site Plan is attached as Appendix "E"
for illustration purposes and has not received approval.
Revised Application (2016)
The Owner purchased 176 and 180 Benton Street and formally amended the zone change application by adding
these additional lands within the area of the application. A letter was sent advising of the revisions to the
application on January 8, 2016 and a second Neighbourhood Information Meeting was held on February 1, 2016.
Planning staff also attended a Schneider Creek Neighbourhood Meeting on February 10, 2016 as well as an
informal community gathering on-site on July 4, 2016 which was organized by members of the Schneider Creek
neighbourhood.
At that meeting, the Developershared design concept drawings forthe project, including design concepts forstreet
fronting townhouse and semi-detached dwellings along Benton Street. Planning staff received comments on the
revised concept plans both during the second NIM as well as in the follow up correspondence. The majorthemes
of those comments are outlined below.
Benton Streetscape Design
Both at the second NIM and in follow up meetings and emails, many residents suggested that the street fronting
townhouses and semi-detached dwelling along Benton Street should be redesigned to mirror the look of existing
dwellings in the neighbourhood, including; removing garage doors and driveways and relocating them to the rear
Appendix 5
City of Kitchener, Community Services Department - Report, "Zone Change Application
ZC13/10/Q/GS, 393-411 Queen St. S. & 168,170-172,176 & 180 Benton St., Polocorp Inc. & Barra on
Queen Inc.", August 10, 2016
of the buildings, including large usable front porches, having operable windows and door openings that are less
modern in design, using traditional high quality building materials such as brick, as well as having a pitched roof
line versus a flat modern roof design.
In follow up, the applicant redesigned the buildings along Benton Street and shared them with interested residents
at an on-site informal community gathering on July 4, 2016. Planning staff were in attendance and received mostly
favourable feedback on the revised concepts. Planning staff remain supportive of a low density built form along
Benton Street in the form of street fronting townhouses and semi-detached dwelling and favour the traditional
design concepts that were presented to the public. It is Planning Staff's expectation that through the site planning
process, the final design for the buildings along Benton Street will resemble the drawings generally supported by
the neighbourhood shown below.
Drawing 1: Revised Semi -Detached Concept Elevation (Front Garage)
Appendix 5
City of Kitchener, Community Services Department - Report, "Zone Change Application
ZC13/10/Q/GS, 393-411 Queen St. S. & 168,170-172,176 & 180 Benton St., Polocorp Inc. & Barra on
Queen Inc.", August 10, 2016
Drawing 2: Revised Semi -Detached Concept Elevation (Rear Garage)
Drawing 3: Revised Street -Fronting Concept Elevation
Trees Along Benton Street
At the second NIM, residents requested that street trees be provided along Benton Street in order to replace the
tree canopy that will be lost as a result of the development. The applicant revised the underground parking
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Drawing 3: Revised Street -Fronting Concept Elevation
Trees Along Benton Street
At the second NIM, residents requested that street trees be provided along Benton Street in order to replace the
tree canopy that will be lost as a result of the development. The applicant revised the underground parking
Appendix 5
City of Kitchener, Community Services Department - Report, "Zone Change Application
ZC13/10/Q/GS, 393-411 Queen St. S. & 168,170-172,176 & 180 Benton St., Polocorp Inc. & Barra on
Queen Inc.", August 10, 2016
configuration to allow for additional planting room along Benton Street. Through the site planning process,
Planning staff will require a landscape plan for this street edge that will accommodate canopy trees both on the
private property and within the Benton Street right-of-way wherever possible.
Floor Space Ratio (FSR)
There was discussion about the FSR calculations of the development at the second NIM. Planning staff explained
that while a maximum FSR of 2.0 is permitted on the entire development site, as part of the zone change
application, there is a request to transfer the FSR across the site despite the zoning. The zoning by-law does not
allow for transferring FSR between zones. In this case, Planning staff support transferring additional FSR from
the Benton Street portion of the site to the portion of the site closest to Queen Street South. This transfer allows
for low density compatible development along Benton Street and focuses the majority of the development along
the Queen Street Mixed Use Corridor which is planned for intensification.
Benton Street
There was significant discussion regarding the use of Benton Street for access to the ancillary parking lot, for fire
truck access, and for garbage pickup. Transportation staff have reviewed the application and do not have any
concern with the proposed configuration. While Benton Street is a narrow road, there are similar sized garbage
trucks to that proposed already servicing the balance of the neighbourhood. Garbage collection is proposed to be
internal to the building with collection bins being rolled outside to the rear parking area when the garbage collection
is expected during regular collections hours. There is no parking permitted on the adjacent section of Benton Street
to ensure that there is significant room for emergency vehicles. A Siamese connection (main firefighting water
connection) will be located at the front of the larger building along Queen Street. Fire and emergency access for
only the 7 street fronting townhouse and semi-detached dwellings will be from Benton Street. While there maybe
some noise related to snow removal operations for the parking areas, the private contractor trucks are usually
smaller than the City of Kitchener snow removal vehicles that plough City streets. There will be no cut -through
possibility from Queen Street South to Benton Street across this site.
Mitchell Street Setback
Questions were raised about the setback from the large building and the rear lot line of the Mitchell Street
properties. The proposal meets the existing side yard setback outlined in Special Regulation 517R and no changes
are proposed to that section of the by-law. A visual barrier as well as a landscape buffer will be required as a
condition of site plan approval. The top floor of the larger building has been designed with recessed terraces rather
than protruding balconies to help achieve privacy between the properties. Design details such as the location of
venting will be finalized through the site planning process to minimize any impact on adjacent properties.
Mitchell Street Walkway
Following the second NIM, in consultation with Planning staff, the developer agreed to remove one unit adjacent
to the Mitchell Streetwalkwayto allow fora larger landscape buffer between the side of the proposed street fronting
townhouse dwelling and the existing walkway. Through the site planning process, Planning staff will work with the
developerto improve the existing condition of the walkway including new lighting and landscape treatment. There
are no plans to open the Mitchell Street walkway to vehicle traffic.
All comments received are attached in Appendix "D".
Planning Analysis:
Planning staff recommend amending the zoning for the subject properties as outlined in Appendix "A". Future
residential intensification of these properties align with Provincial, Regional, and City intensification targets and
contributes positively to Region -wide initiatives such as ION rapid transit.
Planning staff have worked with the Applicant and the Owner in developing property specific zoning to ensure that
Appendix 5
City of Kitchener, Community Services Department - Report, "Zone Change Application
ZC13/10/Q/GS, 393-411 Queen St. S. & 168,170-172,176 & 180 Benton St., Polocorp Inc. & Barra on
Queen Inc.", August 10, 2016
any future building is compatible with the adjacent low density residential neighbourhood and Queen Street South
Mixed -Use Corridor while meeting the intent of the Victoria Park Heritage Conservation District Plan and the Mill
Courtland -Woodside Park Secondary Plan.
Schneider Creek Neighbourhood residents and community members were actively involved and consulted on this
application for the past several years. Planning staff are appreciative of the productive and collaborative
discussions by those involved. Planning staff are of the opinion that many of the comments received from the
community have been addressed and that the development represents good planning.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
The recommendation of this report supports the achievement of the City's strategic vision through the delivery of
core service.
FINANCIAL IMPLICATIONS:
No new or additional capital budget requests are associated with these recommendations.
COMMUNITY ENGAGEMENT:
INFORM — The Zone Change application has been circulated for comment to internal departments, external
agencies, and all property owners within 120 metres of the subject lands on September 6, 2013. The revised
application was circulated on January 8, 2016. Written responses from property owners and interested parties are
attached as Appendix "D" and are addressed in this report. This report has been posted to the City's website with
the agenda in advance of the council / committee meeting.
CONSULT — Planning staff held two Neighbourhood Information Meetings on January 20, 2014 and February 1,
2016 where staff and the applicant gave presentations and dialogued through a question and answer session. All
residents who provided comments or attended the Neighbourhood Information Meeting will be mailed notice of the
public meeting, and notice of the public meeting will appear in The Record on August 19, 2016. Planning Staff
also attended several informal meetings with the Owner and residents at the request of interested parties.
CONCLUSION:
Planning Staff are of the opinion that the proposed site specific zoning will permit residential intensification that is
compatible and appropriate for the subject properties. The residential intensification of the site is consistent with
the Provincial Policy Statement, Growth Plan forthe Greater Golden Horseshoe, and the Regional Official Policies
Plan. Planning staff recommend that Zone Change Application ZC13/10/Q/GS, as attached, be approved.
REVIEWED BY: Della Ross, Manager of Development Review
ACKNOWLEDGED BY: Michael May, Deputy CAO (Community Services)
Attachments:
Appendix "A" Proposed Zoning By-law & Map No
Appendix "B" Newspaper Advertisement
Appendix "C" Department/Agency Comments
Appendix "D" Community Input
Appendix "E" Preliminary Site Plan
Appendix "F" Preliminary Elevation Renderings
Appendix 6
former Barra Castle Artefacts & Drawings
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former Barra Castle Artefacts &
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Appendix 7
CATIONS of the AUTHOR
OWEN R SCOTT, OALA, FCSLA, CAHP
Education:
Master of Landscape Architecture (MLA) University of Michigan, 1967
Bachelor of Science in Agriculture (Landscape Horticulture), (BSA) University of Guelph, 1965
Professional Experience:
1965 - present President, CHC Limited, Guelph, ON
1977 - present President, The Landplan Collaborative Ltd., Guelph, ON
1977-1985 Director, The Pacific Landplan Collaborative Ltd., Vancouver and Nanaimo, BC
1975-1981 Editor and Publisher, Landscape Architecture Canada, Ariss, ON
1969-1981 Associate Professor, School of Landscape Architecture, University of Guelph
1975-1979 Director and Founding Principal, Ecological Services for Planning Limited, Guelph, ON
1964-1969 Landscape Architect, Project Planning Associates Limited, Toronto, ON
Historical Research, Heritage Planning and Conservation Experience and Expertise
Current Professional and Professional Heritage Associations Affiliations:
Member: Alliance for Historic Landscape Preservation (AHLP) - 1978 -
Member: Canadian Association of Heritage Professionals (CARP) - 1987 -
Member: Ontario Association of Landscape Architects (OALA) - 1968 - (Emeritus 2016)
Member: Canadian Society of Landscape Architects (FCSLA) - 1969 - (Fellow 1977, Life Member 2016)
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
Professional Honours and Awards (Heritage):
MeritAward
2016
Canadian Associationof Heritage Professionals Awards, Cityof Kitchener Cultural Heritage
Landscapes
National Award
2016
Canadian Society of Landscape Architects (CSLA), City of Kitchener Cultural Heritage
Landscapes
Mike Wagner Award
2013
Heritage Award - Breithaupt 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
CSLA Awards, 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
Appendix 7
CATIONS of the AUTHOR
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.
Scott, Owen R. 19th Century Gardens for the 20th and 21 "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. (ACO)
Scott, Owen R. guest editor, ACORN, Vol. XIV -2, Summer 1989. Cultural Landscape Issue, Newsletter of the ACO.
Scott, Owen R. Heritage Conservation Education, Heritage Landscape Conservation, Momentum 1989, Icomos Canada,
Ottawa, p.31.
Scott,OwenR. 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 Phvsical Identitv 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. ThirdAnnualProceedingsAgriculturalHistory ofOntario
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 heritage consultations undertaken by Owen R. Scott in his capacity
as a principal of The Landplan Collaborative Ltd., and principal of CHC Limited.
Heritage Master Plans and Landscape Plans
o Alton Mill Landscape, Caledon, ON
o Black Creek Pioneer Village Master Plan, Toronto, ON
o Britannia School Farm Master Plan, Peel Board of Education/Mississauga, ON
• Confederation Boulevard (Sussex Drive) Urban Design, Site Plans, NCC/Ottawa, ON
o Doon Heritage Crossroads Master Plan and Site Plans, Region of Waterloo/Kitchener, ON
o Downtown Guelph Private Realm Improvements Manual, City of Guelph, ON
o Downtown Guelph Public Realm Plan, City of Guelph, ON
o Dundurn Castle Landscape Restoration Feasibility Study, City of Hamilton, ON
o Elam Martin Heritage Farmstead Master Plan, City of Waterloo, ON
o Exhibition Park Master Plan, City of Guelph, ON
• George Brown House Landscape Restoration, Toronto, ON
Appendix 7
CATIONS of the AUTHOR
o Grand River Corridor Conservation Plan, GRCA/Regional Municipality of Waterloo, ON
• Greenwood Cemetery Master Plan, Owen Sound, ON
o Hamilton Unified Family Courthouse Landscape Restoration Plan, Hamilton, ON
• John Galt Park, City of Guelph, ON
• Judy LaMarsh Memorial Park Master Plan, NCC/Ottawa, ON
o Langdon Hall Gardens Restoration and Site Plans, Cambridge, ON
o London Psychiatric Hospital Cultural Heritage Stewardship Plan, London, ON
o McKay / Varley House Landscape Restoration Plan, Markham (Unionville), ON
o Museum of Natural Science/Magnet School 59/ Landscape Restoration and Site Plans, City of Buffalo, NY
o Muskoka Pioneer Village Master Plan, MNR/Huntsville, ON
o Peel Heritage Centre Adaptive Re -use, Landscape Design, Brampton, ON
o Phyllis Rawlinson Park Master Plan (winning design competition), Town of Richmond Hill, ON
o Prime Ministerial Precinct and Rideau Hall Master Plan, NCC/Ottawa, ON
• Queen/Picton Streets Streetscape Plans, Town of Niagara -on -the -Lake, ON
o Regional Heritage Centre Feasibility Study and Site Selection, Region of Waterloo, ON
o Rockway Gardens Master Plan, Kitchener Horticultural Society/City of Kitchener, ON
• St. George's Square, City of Guelph, ON
• St. James Cemetery Master Plan, Toronto, ON
• St. James Park Victorian Garden, City of Toronto, ON
o Tipperary Creek (Wanuskewin) Heritage Conservation Area Master Plan, Meewasin Valley Authority, Saskatoon, SK
o Whitehern Landscape Restoration Plan, Hamilton, ON
• Woodside National Historic Park Landscape Restoration, Parks Canada/Kitchener, ON
Cultural Heritage Evaluation Reports (CHER), Cultural Heritage Inventories and Cultural Heritage Landscape Evaluations
o Adams Bridge (Structure S20) Cultural Heritage Evaluation Report, Southgate Twp., ON
o Belfountain Area Heritage Inventory for Environmental Assessment, Peel Region, ON
o Bridge #20 Cultural Heritage Evaluation Report, Blandford -Blenheim Township, ON
o Bridge #25 Cultural Heritage Evaluation Report, Blandford -Blenheim Township, ON
• Chappell Estate / Riverside / Mississauga Public Garden Heritage Inventory, Mississauga, ON
• Cmickston Park Farm & Cmickston Hall - Cultural Heritage Resources Study, Cambridge, ON
o Doon Valley Golf Course - Cultural Heritage and Archaeological Resources Inventory, Kitchener/Cambridge, ON
• Government of Ontario Light Rail Transit (GO-ALRT) Route Selection, Cultural and Natural Resources Inventory for
Environmental Assessment, Hamilton/Burlington, ON
o Hancock Woodlands Cultural Heritage Assessment, City of Mississauga, ON
o Hespeler West Secondary Plan - Heritage Resources Assessment, City of Cambridge, ON
o Highway 400 to 404 Link Cultural Heritage Inventory for Environmental Assessment, Bradford, ON
o Highway 401 to 407 Links Cultural Heritage Inventory for Environmental Assessment, Pickering/Ajax/Whitby/
Bowmanville, ON
o Holland Mills Road Bridge Cultural Heritage Evaluation Report, Wilmot Township, ON
o Homer Watson House Cultural Heritage Evaluation Report, Kitchener, ON
o Irvine Street (Watt) Bridge Cultural Heritage Evaluation Report, Township of Centre Wellington, ON
o Lakewood Golf Course Cultural Landscape Assessment, Tecumseh, ON
o Landfill Site Selection, Cultural Heritage Inventory for Environmental Assessment, Region of Halton, ON
o Niska Road Cultural Heritage Landscape Addendum City of Guelph, ON
0 154 Ontario Street, Historical - Associative Evaluation, Guelph, ON
0 35 Sheldon Avenue North, Cultural Heritage Evaluation Report, Kitchener, ON
Silvercreek (LaFarge Lands) Cultural Landscape Assessment, Guelph, ON
South Kitchener Transportation Study, Heritage Resources Assessment, Region of Waterloo, ON
0 53 Surrey Street East and 41, 43, 45 Wyndham Street South Cultural Heritage Evaluation Guelph, ON
Swift Current CPR Station Gardens condition report and feasibility study for rehabilitation/reuse, Swift Current, SK
University of Guelph, McNaughton Farm House, Cultural Heritage Resource Assessment, Puslinch Township, ON
Appendix 7
CATIONS of the AUTHOR
0 University of Guelph, Trent Institute Cultural Heritage Resource Assessment, Guelph, ON
0 University of Guelph, 1 and 10 Trent Lane Cultural Heritage Resource Assessments, Guelph, ON
0 Uno Park Road Bridge, Cultural Heritage Evaluation Report, Harley Township, ON
0 2007 Victoria Road South Heritage Evaluation, Guelph, ON
0 Waterloo Valleylands Study, Heritage and Recreational Resources mapping and policies, Region of Waterloo
Heritage Impact Assessments (HIA), Heritage Impact Statements (HIS), Cultural Heritage Resource Impact Assessments
C( HRIA) and Cultural Landscape Heritage Impact Statements
0 Adams Bridge (Structure S20) Heritage Impact Assessment, Southgate Township, ON
0 33 Arkell Road Heritage Impact Assessment, Guelph, ON
0 86 Arthur Street, Heritage Impact Assessment, Guelph, ON
0 William Barber House, 5155 Mississauga Road , Heritage Impact Assessment, Mississauga, ON
0 Barra Castle Heritage Impact Assessment, Kitchener, ON
0 Biltmore Hat Factory Heritage Impact Assessment, Guelph, ON
0 140 Blue Heron Ridge Heritage Impact Assessment, Cambridge, ON
0 25 Breithaupt Street Heritage Impact Assessment, Kitchener, ON
0 51 Breithaupt Street Heritage Impact Assessment, Kitchener, ON
0 Bridge #20 Heritage Impact Assessment, Blandford -Blenheim Township, ON
0 Bridge #25 Heritage Impact Assessment, Blandford -Blenheim Township, ON
0 215 Broadway Street Heritage Impact Statement, Mississauga, ON
0 Cambridge Retirement Complex on the former Tiger Brand Lands, Heritage Impact Assessment, Cambridge, ON
0 Cambridge Retirement Complex on the former Tiger Brand Lands, Heritage Impact Assessment Addendum Cambridge,
ON
0 27-31 Cambridge Street, Heritage Impact Assessment, Cambridge, ON
0 3075 Cawthra Road Heritage Impact Statement, Mississauga, ON
0 58 Church Street Heritage Impact Assessment, Churchville Heritage Conservation District, Brampton, ON
0 City Centre Heritage Impact Assessment, Kitchener, ON
0 175 Cityview Drive Heritage Impact Assessment, Guelph, ON
0 12724 Coleraine Drive Cultural Heritage Impact Statement, Caledon (Bolton), ON
0 12880 Coleraine Drive Cultural Heritage Impact Statement, Caledon (Bolton), ON
0 Cordingly House Heritage Impact Statement, Mississauga, ON
0 264 Crawley Road Heritage Impact Assessment (farmstead, house & barn), 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 75 Dublin Street Heritage Impact Assessment, Guelph, ON
0 24, 26, 28 and 32 Dundas Street East Heritage Impact Statement, Mississauga, (Cooksville), ON
0 1261 Dundas Street South Heritage Impact Assessment, Cambridge, ON
0 172 - 178 Elizabeth Street Heritage Impact Assessment, Guelph, ON
0 19 Esandar Drive, Heritage Impact Assessment, Toronto, ON
0 14 Forbes Avenue Heritage Impact Assessment, Guelph, ON
0 42 Front Street South Heritage Impact Assessment, Mississauga, ON
0 Grey Silo Golf Course/Elam Martin Farmstead Heritage Impact Assessment, City of Waterloo, ON
0 GRCA Lands, 748 Zeller Drive Heritage Impact Assessment Addendum Kitchener, ON
0 Hancock Woodlands Heritage Impact Statement, City of Mississauga, ON
0 132 Hart's Lane, Hart Farm Heritage Impact Assessment, Guelph, ON
0 Holland Mills Road Bridge Heritage Impact Assessment, Wilmot Township, ON
0 9675, 9687, 9697 Keele Street Heritage Impact Assessment, City of Vaughan (Maple) ON
0 13165 Keele Street Cultural Heritage Resource Impact Assessment, King Township (King City), ON
0 151 King Street North Heritage Impact Assessment, Waterloo, ON
0 Kip Co. Lands Developments Ltd. Cultural Heritage Resource Impact Assessment - Woodbridge Heritage Conservation
District, City of Vaughan (Woodbridge) ON
Appendix 7
CATIONS of the AUTHOR
0 20415 Leslie Street Heritage Impact Assessment, East Gwillimbury, ON
0 117 Liverpool Street Heritage Impact Assessment, Guelph, ON
0 30 - 40 Margaret Avenue Heritage Impact Assessment, Kitchener, ON
0 19 - 37 Mill Street Scoped Heritage Impact Assessment, Kitchener, ON
0 2610, 2620 and 2630 Mississauga Road, Cultural Landscape Heritage Impact Statement, Mississauga, ON
0 4067 Mississauga Road, Cultural Landscape Heritage Impact Statement, Mississauga, ON
0 1142 Mona Road, Heritage Impact Assessment, Mississauga, ON
0 1245 Mona Road, Heritage Impact Statement, Mississauga, ON
0 15 Mont Street, Heritage Impact Assessment, Guelph, 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 6671 Ninth Line Heritage Impact Statement, Cordingley House Restoration & Renovation, Mississauga, 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
0 35 Sheldon Avenue, Heritage Impact Assessment, Kitchener, ON
0 259 St. Andrew Street East Cultural Heritage Assessment, Fergus, ON
0 10431 The Gore Road Heritage Impact Assessment, Brampton, ON
o Thorny -Brae Heritage Impact Statement, Mississauga, ON
0 7 Town Crier Lane, Heritage Impact Assessment, Markham ON
University of Guelph, 3 - 7 Gordon Street Houses, Heritage Impact Assessment, Guelph, ON
University of Guelph, Harrison House, Heritage Impact Assessment, Guelph, ON
Uno Park Road Bridge, Heritage Impact Assessment, Harley Township, ON
Victoria Park Proposed Washroom Cultural Heritage Impact Assessment, Kitchener, ON
0 927 Victoria Road South (barn) Heritage Impact Assessment, Guelph, ON
0 272-274 Victoria Street Heritage Impact Assessment, Mississauga, ON
0 26 - 32 Water Street North Heritage Impact Assessment, Cambridge (Galt), ON
o Winzen Developments Heritage Impact Assessment, Cambridge, ON
0 35 Wright Street Cultural Heritage Resource Impact Assessment, Richmond Hill, ON
0 1123 York Road Heritage Impact Assessment, Guelph, ON
Heritage Conservation Plans
o William Barber House, 5155 Mississauga Road, Heritage Conservation Plan, Mississauga, ON
0 51 Breithaupt Street Heritage Conservation Plan, Kitchener, ON
o Hamilton Psychiatric Hospital Conservation Plan, for Infrastructure Ontario, Hamilton, ON
o Harrop Barn Heritage Conservation Plan, Milton, ON
0 324 Old Huron Road Conservation Plan, Kitchener, ON
0 264 Woolwich Street Heritage Conservation Plan, Guelph, ON
Heritage Conservation District Studies and Plans
o Downtown Whitby Heritage Conservation District Study and Plan, Town of Whitby, ON
o MacGregor/Albert Heritage Conservation District Study and Plan, City of Waterloo, ON
• Queen Street East Heritage Conservation District Study, Toronto, ON
• University of Toronto & Queen's Park Heritage Conservation District Study, City of Toronto, ON
Cultural Heritage Landscape Inventories/Studies
• Cultural Heritage Landscape Study, City of Kitchener, ON
• Cultural Heritage Landscape Inventory, City of Mississauga, ON
Peer Reviews
o Acton Quarry Cultural Heritage Landscape & Built Heritage Study & Assessment Peer Review, Acton, ON
Appendix 7
CATIONS of the AUTHOR
o Belvedere Terrace - Peer Review, Assessment of Proposals for Heritage Property, Parry Sound, ON
o Heritage Square Heritage Impact Assessment Peer Review for Township of Centre Wellington (Fergus), ON
o Little Folks Heritage Impact Assessment Peer Review for Township of Centre Wellington (Elora), ON
Expert Witness Experience
• Oelbaum Ontario Municipal Board Hearing, Eramosa Township, ON, 1988
o Roselawn Centre Conservation Review Board Hearing, Port Colborne, ON, 1993
o Halton Landfill, Joint Environmental Assessment Act and Environmental Protection Act Board Hearing, 1994
• OPA 129 Ontario Municipal Board Hearing, Richmond Hill, ON, 1996
o Diamond Property Ontario Municipal Board Hearing, Aurora, ON, 1998
o Harbour View Investments Ontario Municipal Board Hearing, Town of Caledon, ON, 1998
o Aurora South Landowners Ontario Municipal Board Hearing, Aurora, ON, 2000
o Ballycroy Golf Course Ontario Municipal Board Hearing, Palgrave, ON, 2002
o Doon Valley Golf Course Ontario Municipal Board Hearing, Cambridge, ON, 2002
o Maple Grove Community Ontario Municipal Board Hearing, North York, ON, 2002
o Maryvale Crescent Ontario Municipal Board Hearing, Richmond Hill, ON, 2003
o LaFarge Lands Ontario Municipal Board Mediation, Guelph, ON, 2007
0 255 Geddes Street, Elora, ON, heritage opinion evidence - Ontario Superior Court of Justice, 2010
o Downey Trail Ontario Municipal Board Hearing, Guelph, ON, 2010
o Wilson Farmhouse Conservation Review Board Hearing, Guelph, ON, 2014
0 85 Victoria Street, Churchville Heritage Conservation District, Ontario Municipal Board Hearing, Brampton, ON, 2016
8