Loading...
HomeMy WebLinkAboutCSD-17-088 - HPA-2017-V-033 - 466 474 484 Queen Street South REPORT TO: Heritage Kitchener DATE OF MEETING: October 3, 2017 SUBMITTED BY: Alain Pinard, Director of Planning, 519-741-2200 ext. 7319 PREPARED BY: Michelle Drake, Senior Heritage & Policy Planner, 519-741-2200 ext. 7839 WARD(S) INVOLVED:Ward9 DATE OF REPORT: September 19, 2017 REPORT NO.: CSD-17-088 SUBJECT:Heritage Permit Application HPA-2017-V-033 466, 474 and 484 Queen Street South Demolition of two single detached dwellings RECOMMENDATIONS: THAT pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA-2017-V-033 to permit the demolition of the single detached dwelling located on the property municipally addressed as 474 Queen Street South be refused; and further, THAT pursuant to Section of the Ontario Heritage Act, Heritage Permit Application HPA- 2017-V-033 to permit the demolition of the single detached dwelling located on the property municipally addressed as 484 Queen Street South be refused. Location Map: 466, 474 and 484 Queen Street South 5 - 1 BACKGROUND: The Community Services Department is in receipt of Heritage Permit Applications HPA-2017-V- 033requesting permission todemolish the two single detached dwellings on the properties municipally addressed as 474 and 484 Queen Street South. REPORT: All three properties are located at the north west corner of Queen Street South and Schneider Avenue in the Victoria Park Area Heritage Conservation District (VPAHCD), which is designated under Part V of the Ontario Heritage Act.After the VPAHCD was established, the Schneider Haus wasrecognized as a National Historic Site. The National Historic Site status isonly a commemorative status and it does not provide statutory protection. The VPAHCD Study describes 474 Queen Street South as -roofed brown brick residence, circa 1920 Berlin Vernacular style, with centre gable and brick-piered front verandah. In The VPAHCD Study describes 484 Queen Street South as -gabled Arts & Crafts style residence, circa 1900, in near original condition, with front gabled verandah and entrance porch. Beautiful combination of original paint colours. Excellent conservation of an historic Note: The draft HIA concludes that this building is in fact representative of the Berlin Vernacular style. Heritage Planning staff agree. 484 Queen Street South (Front Elevation) 474 Queen Street South (Front Elevation) 466 Queen Street South is commonly known as the Schneider Haus museum (formerly Joseph Schneider Haus museum). The original farmhouse on the property is the second oldest building in the City. The VPAHCD Study indicates that historic building, the second home of one of itand describes the building as -storey Mennonite Georgian style frame side-gabled farm house with full-width verandah and later rear additions to accommodate its museum functions. Enclosed by a period picket fence, it is an The applicant is proposing to demolish two single detached dwellings and to alter the landscape of the front and side yard of the Schneider Haus property. The VPAHCD Plan provides policies for demolitions. The building demolition policies discourage demolition of original buildings and 5 - 2 heritage attributes. As a result, demolitions require a heritage permit. The VPAHCD Plan provides only guidelines for gardens. As a result, alterations to the landscape do not require a heritage permit. VPAHCD Plan The Plan indicates that area is remarkably intact with few vacant lots as a result of demolition with the exception of Queen Street South. A number of fine residences were demolished for new development that did not materialize on Queen Street South and these vacant lots diminish the stature and integrity of the remaining streetscape. The intent of the Plan is to discourage demolition in the residential areas and acknowledge the possibility of demolition where the zoning permits significantly higher density than presently exists. The policies indicate that there shall be a presumption against demolition. The policies discourage the demolition of original buildings and their heritage attributes. Where demolition is considered, the policies indicate that moving the building on to a new site must be considered. Where demolition and removal are not feasible, the policies indicate that salvage of key materials shall be undertaken. ProposedLandscapeEnhancements The applicant has advised that demolition of the two single detached dwellings would provide an opportunity to enhance the context of the Schneider Haus. A description of the proposed landscape enhancements forms part of the Heritage Permit Application attached as Appendix A th to this report. The enhancements would include: elimination of the 20 century landscape features; removal of the large evergreen trees; extension of the period appropriate fencing; introduction of a natural green space; addition of an accessible visitors path; addition of interpretive signage; and, screening of the neighbouring property. The applicant agreed to submit the exact details of these enhancements in a subsequent Heritage Impact Assessment. Draft Heritage Impact Assessment A draft Heritage Impact Assessment (HIA) was submitted as documentation to support the request to demolish the two single detached dwellings. The draft HIA was prepared by MHBC, is dated August 2017 and forms part of the Heritage Permit Application attached as Appendix A to this staff report. The draft HIA concludes that: the properties located at 474 and 484 Queen Street South are of cultural heritage value and interest, and contribute to the VPAHCD; the removal of the single detached dwellings would: o be considered a negative impact to the VPAHCD; o improve the setting of the Schneider Haus; o present a challenge in balancing the intent of the existing VPAHCD Plan and the continued development and interpretation of the Schneider Haus; and, the beneficial impacts to the Schneider Haus site and its ability to be a more prominent ter than the impacts of the removal of two single detached dwellings that are similar to the majority of the VPAHCDs visible history. Current Condition of Buildings The property municipally addressed as 474 Queen Street South has been owned by the applicant since 1989 and used as a residential dwelling unit. The property municipally addressed as 484 Queen Street South has been owned by the applicant since 1991 and used for office and storage associated with the Schneider Haus. Both buildings are currently vacant. A memo from Regional staff briefly listing work that would need to be done to bring the existing single detached dwellings up to the Waterloo Region Housing rental unit standards and the costs of this work for each 5 - 3 dwelling was submitted as documentation to support the request to demolish the single detached dwellings. This memo forms part of the Heritage Permit Application attached as Appendix A to this report. The memo concludes that the cost to repair 474 Queen Street South is $100,000+ and the cost to repair 484 Queen Street South is $25,000. The memo also concludes that the cost to demolish each single detached dwelling is $20,000 for a total of $40,000. Precedent Heritage Planning staff had advised the applicant during preliminary discussions regarding their interest in demolition that the policies in the VPAHCD Plan discouraged demolition and that an approval to demolish could set a dangerous precedent. The draft HIA provides a section on precedence and concludes that demolition of the existing single detached dwellings will not set a precedent for demolition with the rest of the VPAHCD. Review of Application In reviewing the application, HeritagePlanningstaff note the following: the properties are designated under Part V of the Ontario Heritage Act; the Schneider Haus National Historic Site is a commemorative status with no statutory protection; o the statement of significance for the Schneider Haus contained in the Register of (south) yard as heritage attributes; All municipal authority is derived from Provincial statutes; o In the case of municipal heritage planning functions this authority is primarily set out in the Ontario Heritage Act, the Ontario Planning Act (including the Regional Official Plan and the City of Kitchener Official Plan) and the Ontario Cemeteries Act; o Our primary obligation is to fulfill the requirements of these statutes and corresponding policies; vacant lots diminish the stature and integrity of the Queen Street South streetscape; the existing single detached dwellings contribute to the Queen Street South streetscape; o 474 Queen Street South has been a part of the streetscape for 93 years; o 484 Queen Street South has been a part of the streetscape for 89 years; theexisting single detached dwellings arelocated in a residential area zoned R-5, which does not permit a significantly higher density than presently exists; the existing single detached dwelling at 484 Queen Street South provides a key gateway and transition between the adjacent mixed use corridor and the residential neighbourhood; the VPAHCD Plan policies discourage demolition; the HIA did not clearly examine alternative options, such as moving the buildings; the HIA did not describe what should be salvaged and how it can be made available for others to use in the restoration of similar buildings; demolitions are typically not considered by Heritage Planning staff or Heritage Kitchener unless the full details of redevelopment, in this case the landscape enhancements, are submitted and approved together with the proposal to demolish; a heritage permit application is not typicallyrequired for landscape enhancements; o a heritage permit application may be required if the scale of the landscape enhancements may impact or irreversibly change the Queen Street streetscape; the existing single detached dwellings are of cultural heritage value and interest, and contribute to the VPAHCD; the removal of the single detached dwellings would be considered a negative impact to the VPAHCD; 5 - 4 Heritage Planning staff disagree with the HIAs conclusion that the beneficial impacts to the Schneider Haus are greater than the negative impacts of removing two single detached dwellings because: o Principle1 and 5 of the Eight Guiding Principles in the Conservation of Built Heritage Properties indicates that projects should not base restoration on conjecture and projects should not restore to one period at the expense of another period. o Standard 1, 2, 3 and 4 Historic Places in Canada indicates that projects should conserve the heritage value, not remove heritage attributes, conserve changes that have become heritage attributes over time, adopt an approach for minimal intervention, and not create a false sense of history. o it is the opinion of Heritage Planning staff that: views to the Schneider Haus in the late 1800s and early 1900s were obstructed by fences/hedges and trees as per Figure 20, 21 and 23 in the draft HIA; the HIA indicates that the use of the Schneider Haus side yard in the late 1800s and early 1900s was open space but no evidence to confirm this is provided; views that did not exist when the VPAHCD was designated and when the commemorative National Historic Site status was recognized should not be considered a heritage attribute; views to or from the Schneider Haus that may have existed at one point in the past should not be restored at the expense of the two singled detached dwellings that represent the third wave of development in the neighbourhood, are of cultural heritage value and interest, continue to contribute to the Queen Street South streetscape, and act as a key gateway and transition between the adjacent mixed use corridor and the neighbourhood; the HIA does not provide sufficient information and evidence to confirm that the open space area will be restored to the landscape that once existed at a specific point in time, but rather suggests the open space area will be restored with period appropriate plantings; 474 Queen Street South with its second floor wall dormer (similar to a parapet wall) is unique to VPAHCD; based on the above, the HIA has not been approved; the current deterioration of the existing single detached dwelling at 474 Queen Street South could have been avoided or mitigated with proper maintenance and security; the cost to repair the existing building at 484 Queen Street South is almost equal to the cost of demolition; despite the conclusions of the draft HIA, it is the opinion of Heritage Planning staff that approving the demolition of the existing single detached dwellings will set a precedent whereby heritage consultants will weigh the value of one heritage resource in a district against the value of another heritage resource in the district rather than acknowledging their collective value as a whole and the contribution they make to the VPAHCD; the demolition of the existing single detached dwellings will negatively impact two built heritage resources, the Queen Street South streetscape and the VPAHCD; and, approval of the demolition may set a precedent for further demolitions in the VPAHCD. In accordance with the preceding comments, heritage planning staff do not supportthe application todemolish two single detached dwellings. 5 - 5 Should Heritage Kitchener or Council wish to approve one or both of the demolitions associated withHPA-2017-V-033, Heritage Planning staff suggest that theapplication be approved with the following conditions: 1. standard Photographic Documentation / Recording Guidelines be submitted to Heritage Planning staff for review andheritage clearance prior to issuance of a demolition permit; and further, 2. That a salvage and commemoration plan/report be submitted to Heritage Planning staff for review and approval prior to issuance of a demolition permit. The salvage and commemoration plan will detail how heritage materials will be salvaged and made available to the public and will detail how the evolution of the original farmstead, surrounding neighbourhoods and the Queen Street South corridor will be commemorated and interpreted; and further, 3. That a landscape plan (e.g. fencing, paths, trees, other landscape features, etc.) be submitted to Heritage Planning staff for review and approval prior to March 30, 2018 and the landscape plan will be implemented prior to September 28, 2018. The approval of an application under the Ontario Heritage Act shall not be a waiver of any of the provisions of any by-law of the City of Kitchener or otherlegislation, including, but not limited to, the requirements of the Ontario Building Code and KitcheneZoning By-law. In this regard, the applicant is advised that should Heritage Kitchener and Council approve HPA-2017-V-033 than a demolition control application under the Planning Act will be required. The demolition control application will not be considered by Council. Furthermore, a demolition permit under the Ontario Building Code would be required. ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN: throughthe delivery of core service. FINANCIAL IMPLICATIONS: N/A COMMUNITY ENGAGEMENT: INFORM - Heritage Kitchener committee meeting. CONSULT - Heritage Kitchener has been consulted regarding the subject Heritage Permit Application. REVIEWED BY: Brandon Sloan, Manager of Long Range & Policy Planning ACKNOWLEDGED BY: Alain Pinard, Director of Planning APPENDIX A:Heritage Permit Application HPA-2017-V-033 5 - 6 HERITAGE PERMIT APPLICATION FORM Application No. City of Kitchener Community Services Department HPA-2017- th Planning Division, 6 Floor 200 King Street West Kitchener, Ontario N2G 4G7 (519) 741-2426 Nature of Application Exterior Interior Signage Demolition New Construction Alteration Relocation Subject Property 466,474and484QueenStreetSouth Municipal Address: PLAN58PTLOT11 Legal Description(if known): Building/Structure Type: Residential Commercial Industrial Institutional VictoriaParkHCD 4 Heritage Designation: Part IV Part V (HCD) 4 Is the Property subject to a Heritage Easement or Agreement? Yes No Property Owner RegionofWaterlooc/oMichelleSergi,DirectorofCommunityPlaning Name: 150FrederickStreet Address: Kitchener,ONN2G4J3 City:Postal Code: n/a519-575-4521 Telephone (Home):Telephone (Work): msergi@regionofwaterloo.ca Email: Agent (if applicable) SecondaryContact Company: RegionofWaterlooc/oKateHagerman,CulturalHeritageSupervisor Contact Name: 150FrederickStreet Address: Kitchener,ONN2G4J3 City:Postal Code: 519-575-4094 Telephone:Fax: khagerman@regionofwaterloo.ca Email: Written Description Provide a written description of the project including any conservation methods proposed. Provide such detail as materials to be used, measurements, paint colours, decorative details, whether any original building fabric is to be removed or replaced, etc. Use additional pages as required. Please refer to the City of Kitchener Heritage Permit Application Submission Guidelines for further direction. Pleaseseeappendix1 page8 5 - 7 Review of City of Kitchener Heritage Permit Application Submission Guidelines Describe why it is necessary to undertake the proposed work. Pleaseseeappendix1. Describe how the proposal is consistent with the Part IV individual designating by-law or the Part V Heritage Conservation District Plan. Pleaseseeappendix1. Describe how the proposal is consistent with Parks CanadaStandards and Guidelines for the Conservation of Historic Places in Canada (www.historicplaces.ca/en/pages/standards-normes.aspx) Pleaseseeappendix1. 15/01/201830/04/2018 Expected Start Date: Expected Completion Date: (Day/Month/Year) (Day/Month/Year) Have you discussed this work with Heritage Planning staff? Yes No MichelleDrake If yes, who? Have you discussed this work with Building Division staff? Yes No DellaRoss If yes, who? 4 Have you applied for a Building Permit for this work? Yes No n/a Estimated Construction Value $ demolitioncontrol Other Related Applications (Building/Planning): Application No. Acknowledgement The undersigned acknowledges that all of the statements contained in documents filed in support of this application shall be deemed part of this application. The undersigned acknowledges that receipt of this application by the City of Kitchener - Planning Division does The undersigned acknowledges that the Council of the City of Kitchener shall determine whether the information submitted forms a complete application. Further review of the application will be undertaken and the owner or agent may be contacted to provide additional information and/or resolve any discrepancies or issues with the application as submitted. Once the application is deemed to be fully complete, the application page9 5 - 8 will be processed and, if necessary, scheduled for the next available Heritage Kitchener committee andCouncil meeting. Submission of this application constitutes consent for authorized municipal staff to enter upon the subject property for the purpose of conducting site visits, including taking photographs, which are necessary for the evaluation of this application. The undersigned acknowledges that where an agent has been identified, the municipality is authorized but not required to contact this person in lieu of the owner and this person is authorized to act on behalf of the owner for all matters respecting the application. The undersigned agrees that the proposed work shall be done in accordance with this application and understands that the approval of this application under the Ontario Heritage Act shall not be a waiver of any of the provisions of any by-law of the City of Kitchener or legislation including but not limited to the requirements of the Building Code andthe Zoning By-law. The undersigned acknowledges that in the event this application is approved, any departure from the conditions imposed by the Council of the City of Kitchener or from the plans or specifications approved by the Council of the City of Kitchener is prohibited and could result in a fine being imposed or imprisonment as provided for under the Ontario Heritage Act. August24,2017 Signature of Owner/Agent: Date: August24,2017 Signature of Owner/Agent: Date: Authorization If this application is being made by an agent / solicitor on behalf of the property owner, the following authorization must be completed: n/a I / We, , owner of the land that is subject of this application, n/a hereby authorize to act on my / our behalf in this regard. Signature of Owner: Date: Signature of Owner: Date: The personal information on this form is collected under the legal authority of Section 33(2), Section 42(2), and Section 42(2.2) of the Ontario Heritage Act. The information will be used for the purposes of administering the Heritage Permit Application and ensuring appropriate service of notice of receipt under Section 33(3) and Section 42(3) of the Ontario Heritage Act. If you have any questions about this collection of personal information, please contact the Manager of Corporate Records, Legislated Services Division, City of Kitchener (519-741-2769). INTERNAL USE ONLY: Application Number: Application Received: Application Complete: Notice of Receipt: Notice of Decision: 90-Day Expiry Date: PROCESS: Heritage Planning staff Heritage Kitchener Council page 10 5 - 9 APPENDIX 1:Heritage Permit Content Written Description Provide a written description of the project including any conservation methods proposed. Provide such detail as materials to be used, measurements, paint colours, decorative details, whether any original building fabric is to be removed or replaced, etc. Use additional pages as required. Please refer to the City of Kitchener Heritage Permit Application Submission Guidelines for further direction. The Region is requesting to demolish the houses at 474 and 484 Queen Street South and use the lands to enhance the Schneider Haus National Historic Site (NHS), a living history museum owned and operated by the Region since 1981. All three properties are located within the Victoria Park Heritage Conservation District (HCD). As the Schneider Haus, 466 Queen Street South, is part of this application, it is understood that heritage conditions could apply to the museum property. Building Details The Schneider Haus,466 Queen Street South, is a Georgian-frame farmhouse built in 1816 by Joseph Schneider, a Pennsylvania-German Mennonite, and one of t th founding families. It is nationally recognized for its association with the 19 century Mennonite migration to the Waterloo area, the oldest surviving house in Kitchener, and the only structure in the Victoria Park HCD that pre-dates confederation. The structures proposed for demolition, 474 and 484 Queen Street South were built in 1923/4 and 1928, as part of the third wave of residential development in the Victoria th Park neighbourhood. Both houses are of a typical 20 century house building style that was common to Kitchener, and is well represented in the heritage district. The residence located at 474 Queen Street is a two and one half storey structure of frame construction with textured brick.On the front façade, the structure has a brick wall dormer as well as a rectangular porch with brick columns and balustrade. It has a hipped roof with asphalt shingles, and concrete foundation, sills, and lintels. The residence located at 484 Queen Street South is a two and one half storey structure of frame construction with red brick cladding. The structure has a front gable roof with returned eaves and a wood-shingled dormer, asphalt shingles, a low-pitched front gable porch, andconcrete foundation, sills, and lintels. Both residential structures have been unoccupied as residences for many years. Information on the existing structural conditions of 474 and 484 Queen Street South is included in Appendix 3: Facilities Staff Memo. More information on the build heritage features is included in Section 6.0 of Appendix 4 (the Heritage Impact Assessment). ЋЍВАЍЌБ Њ 5 - 10 Setting 474 and 484 Queen Street South are directly adjacent to the south of 466 Queen Street South, the Schneider Haus. The property at 484 Queen Street South is 0.0363 ha 2 (363m) in size with the existing residential structure covering approximately 1/3 of the 2 parcel (just under 120 m). This property is located at the corner of Schneider Avenue, with frontage on the same. The property at 474 Queen Street South is 0.0386 ha (386 2 m) in size with the existing residential structure also covering approximately 1/3 of the 2 parcel (just over 120 m). This parcel is immediately adjacent to the Schneider Haus, less than 4 metres from the main heritage structure, with frontage only on Queen Street South. Both 474 and 484 Queen Street South are located relatively close to the street less than 5 metres from the property line and block site lines to the Schneider Haus. 2 In contrast, the Schneider Haus property is larger at 0.283 ha (2,833 m) in size, but 2 maintains a relatively dense parcel coverage of 25% (approximately 690 m) similar to the coverage of the surrounding urban neighbourhood. The setback from the parcel frontage to the main heritage structure is approximately 17.5 metres,more than triple the depth of the adjacent subject properties. If the adjacent properties are demolished, the resulting open space next to the Schneider Haus property would increase by about 25%, and the Queen Street frontage would double, opening up site lines to the NHS. The additional open space would facilitate a more representative interpretation of a farmstead, and less like a dense urban residential parcel. Conservation Measures The following conservation measures would be undertaken by the Region: - 474 and 484 Queen Street South would be documented according to City of Kitchener standards - During demolition, impacts to the structure and programming at the Schneider Haus would be minimized - Heritage materials (such as brick, concrete elements, and any original features) from the structures being removed would be salvaged as appropriate - A commemoration plan for the documentation and interpretation of the evolution of the original farmstead lands/surrounding neighbourhoods and/or the Queen Street South corridor would be undertaken in partnership with City of Kitchener staff The Region would also consider further heritage protection for the Schneider Haus, such as a Part IV designated property under the Ontario Heritage Act and/or a cultural heritage landscape. Proposed Landscape and Programming Enhancements The proposed landscape enhancements to the Schneider Haus front yard and south side include: th Ώ Elimination of the 20 century landscape features at the 474 and 484 Queen Street South properties, restoring surfaces to a level grade from one property to the next ЋЍВАЍЌБ Ћ 5 - 11 Ώ Removal of the large evergreen trees currently in front of the Schneider Haus (a post-1930 addition) - Extension of the period appropriate picket fence to surround the additional properties - Introduction of natural green space, maintained by scything, with more diverse heritage species planted in discrete locations - Addition of path leading from the main museum walkway to the south side, with integrated signage to enhance interpretation of the cultural heritage landscape - Screening of neighbouring property for additional privacy. Please note that the above summarized proposed alterations and signage would be addressed in detail in a subsequent Heritage Permit Application, if required, as determined through consultation with Kitchener staff. Museum operations would be enhanced through the additional space for outdoor programming immediately adjacent to the house. The natural green space would be used for education programming and provide space for outdoor games and activities. The scope of education programs would be expanded to include more science as well as history, including habitat exploration. The site day camps and visiting groups would be able to play a greater variety of period games. It would be possible to put up a large tent for big events like Canada Day with activities running rain or shine. The popular annual Easter Egg Hunt would be safer with all the visitors on the same side of the street and a larger area available for hosting the egg hunt. Demonstrations of popular and historically appropriate activities (such as blacksmithing) would also take place. The attached Museum Programming Brief (Appendix 2) provides further detail. Review of City of Kitchener Heritage Permit Application Submission Guidelines Describe why it is necessary to undertake the proposed work. The rationale for heritage conservation is expressed by The National Trust for Canada through the following three statements: 1. Connecting people with the fabric and the stories of places that matter creates belonging, shapes our collective identity, connects us to our roots and improves quality of life; 2. Heritage is the cornerstone of vibrant and healthy communities; and 3. Heritage is dynamic and essential linked to social justice, the environment, sustainable living, and the cultural diversity of Canada. In terms of the overall opportunity to conserve cultural heritage value, as described above, the public benefit to be gained through the proposed enhancements to the Schneider Haus outweighs the proposed impacts to the Victoria Park HCD. The Region's plans to enhance the museum were conceived over 30 years ago at the time of the property purchases (in 1989 and 1991), prior to the designation of the ЋЍВАЍЌБ Ќ 5 - 12 Victoria Park HCD in 1997. The removal of the houses would: help to restore the authentic context of the Haus; re-establish the prominence of the NHS; provide much needed space for outdoor programming; and reduce the risk of fire and vandalism on the site.Although removing the houses would alter the layer of history that has been added th in the 20 century to these specific properties, the overall integrity of the HCD would th remain intact. Both buildings are representative of a typical 20 century house building style, built post-1920 similar to about 30% of the houses in the HCD. The structures do not have significant architectural features or an association with an historic person or event. Further detail is available in the Heritage Impact Assessment (Appendix 4). Describe how the proposal is consistent with the Part IV individual designating by-law or the Part V Heritage Conservation District Plan. 466, 474 and 484 Queen Street South are all designated under Part V of the Ontario Heritage Act as part of the Victoria Park Heritage Conservation District (HCD) established in 1997. The Victoria Park HCD Plan provides specific guidance on the conservation of residential structures, streetscapes, parklands, and specific industrial and institutional buildings, but is silent on the Schneider Haus and the Schneider Haus property. The Victoria Park HCD Study identified the importance of the resources that represent indigenous and early European settlement in the area. These resources (Schneider Creek, the Schneider farmstead,and Queen Street as the original farm lane) provided the foundation for the eventual development of the district. Recognizing, enhancing, and interpreting these key elements, provides an opportunity for the community to better understand the evolution of the area from farmstead to neighbourhood, including the development of nearby institutions, industries, parkland, and residences.Enhancing the Schneider Haus as proposed would allow for a better representation of the early historic settlement period which existed for close to 100 years. Commemoration of the full and ongoing evolution of Queen Street South and/or the Victoria Park neighbourhood would unique history from indigenous habitation through to the present. Kitchener Official Plan policies provide guidance on the conservation of cultural heritage resources, including heritage conservation districts, through the use of heritage impact assessments, heritage conservation plans, and heritage permit applications. The policies allow for the demolition of cultural heritage resources, where appropriate, and recognized mitigation measures (including documentation and salvage) which are acceptable to the City in order to minimize the impact of demolition. The Regional Official Plan, policy 3.G.21 does contemplate the potential removal of heritage structures owned by the Region: Other Regionally owned heritage buildings, bridges, or properties would be protected, restored or rehabilitated, wherever feasible, ЋЍВАЍЌБ Ѝ 5 - 13 and where not feasible, the building or structural elements would be reused to the extent possible. Further detail is available in the Heritage Impact Assessment (Appendix 4). Standards and Guidelines for the Conservation of Historic Places in Canada (www.historicplaces.ca/en/pages/standards- normes.aspx) The proposed alteration benefits the nationally significant Schneider Haus and is consistent with the Canadian conservation standards. The Standards and Guidelines for the Conservation of Historic Places in Canada (2010) recommends the selective removal of non character-defining features that support the land use from periods other than the chosen restoration period, and relying on documentary evidence and making interventions necessary to preserve character-defining elements. Re-establishing the context of the open side yard shown in period drawings of the site would improve the authentic interpretation of this historic site, strengthen the contextual value of the cultural heritage landscape, and restore the traditional street view of the property. The landscape of the farm, as shown in Figures 5, 6 and 23 of the Heritage Impact Assessment (Appendix 4), had open space along Queen Street on both sides of the front veranda. Although removing the houses would alter the layer of history that has been added in the th 20 century to these specific properties, the overall integrity of the HCD would remain th intact. Both buildings are representative of a typical 20 century house building style, built post-1920 similar to about 30% of the houses in the HCD, and do not have significant architectural features. Neither has a strong historic/associative value, and they are not part of a consistent streetscape on Queen Street which has evolved further since the HCD was approved. The proposed demolitions also would not create a precedent for future demolitions in the HCD, as the planned enhancements to the Schneider Haus landscape is a unique enhance an historic asset for broad community benefit, not a typical redevelopment proposal. In order to ensure that a demolition precedent is not set, conditions may be added to the heritage permit that require further heritage protection of the Schneider Haus property and/or limit the development potential of the subject properties. Further detail is available in the Heritage Impact Assessment (Appendix 4). ЋЍВАЍЌБ Ў 5 - 14 APPENDIX 2: Museum Programming Brief The Heritage Impact Assessment (HIA) report (2017) addresses the dual significance of the Schneider Haus National Historic Site as a rare and valuable heritage resource to Kitchener and th the Region for its role in telling the story of 19 century Pennsylvania-German Mennonite settlement in the region as house, and for its culturally significant heritage landscape. Much has been written both on the restoration of the house and partial development of its cultural heritage site, i.e. the area lying between the house and Schneider Creek where archaeological investigation occurred in the 1980s and 1990s. The intent by purchasing 474 and 484 Queen Street South was to complete the development of the heritage site that lies to the front and southern side of the building extending to Schneider Avenue. The demolition of th these 20 century houses will enable the completion of the cultural landscape restoration as originally envisioned, integrating the house physically, aesthetically, and historically to its original site from all sides (excepting a small portion along the south rear border). Schneider Haus: Cultural Heritage Landscape Character defining elements of the Schneider Haus cultural heritage landscape include the larger lot size in comparison to adjacent properties; its traditional Pennsylvania-German Mennonite farm pattern; the orientation of the house to Queen Street South; outbuildings added to the north side yard to interpret domestic activities that historically took place in the area (e.g., wash house); and a swale constructed to represent the location of Schneider Creek, now diverted through an underground culvert. All of the elements identified on the north property side, with the exception of Schneider Creek, pertained similarly to the south, which received less attention initially, perhaps due to the early loss of barns and other cultural thth attributes as the property succumbed to parceling off in the later 19 and early 20 centuries. Proposed Site Enhancements The Region proposes to augment the value of the current Schneider Haus cultural landscape, which by virtue of its location within the Victoria Park Heritage District will deliver deeper historical value to the District as a whole. The restoration of character-defining elements on the south side of Schneider Haus, through period appropriate alterations and design, will assure property through dynamic, living history interpretation, activities, and social events that promote inclusive civic engagement. Development of the Schneider Haus cultural landscape will consider all aspects set out in the {ƷğƓķğƩķƭ ğƓķ DǒźķĻƌźƓĻƭ ŅƚƩ ƷŷĻ /ƚƓƭĻƩǝğƷźƚƓ ƚŅ IźƭƷƚƩźĭ tƌğĭĻƭ źƓ /ğƓğķğ, such as the evidence of previous land use, spatial organization, visual relationships, circulation, vegetation, etc., to integrate this area to its surrounding cultural landscape and streetscape as a whole. All changes to the site will be fully documented for future reference. 2496492 1 5 - 15 Schneider Property Description When the Schneiders located at this site ca. 1816, they built their first dwelling house on upland adjacent to Schneider Creek (north side). Within a few years, they erected their much larger, Georgian-style house that dominates the property today, oriented eastward toward the lane leading down from the Kings Highway (King Street), which bridged over the creek and was th eventually incorporated into the mid 19 century village street grid as Schneider Lane (now Queen Street South). At the time of the established 1856 restoration date, the Schneider farm was substantially larger than it appears today. The farmhouse stood within a cleared, natural green space, set back from the road and enclosed by a white picket fence. The front façade was clearly visible from the road, whether viewed from Queen Street South or Mill Street. It is unknown whether a central path led from the road to the front steps, porch, and door. Historically, the south side of the Schneider farmstead appears to have been an open green space. The land sloped gently uphill, away from Schneider Creek. A few mature trees native to the area were either left standing when the Schneiders occupied the site or planted afterwards 1 for shade. Ground cover would have consisted of mixed grasses and wildflowers, scythed by hand and trodden down in a few areas where paths led from the house to nearby outbuildings, including a barn since disappeared. The front yard provided visual distance between the road and house, and the many domestic activities being carried out at the side and rear of the property. The porch served as a protected reception area, where visitors could approach by foot or carriage, and where social gatherings could take place away from the working IƚŅ. Schneider Haus: National Historic Site and Museum The Schneider Haus National Historic Site is operated by the Region of Waterloo Museums, both as a historic house and museum, open annually from Family Day in the month of February through to December. As a Historic House, it is interpreted inside and out as a dynamic living history site, portraying th the traditional 19 century Pennsylvania-German Mennonite way of life. Guided house tours occur daily and are able to accommodate groups up to a maximum of 40 people. The outbuildings and gardens are integral to the site interpretation and educational programming that takes place. A four-square garden adjacent to the house (north side) is maintained according to traditional horticultural techniques, as well as a {ĭŷƷźĭƉ garden across Queen Street South (east side). 1 See HIA, Figure 19: Excerpt of 1875 map showing layout of the Schneider farm. Source: ŷźƭ hƌķ Iğǒƭ. 2496492 2 5 - 16 In 1981, the Museum portion opened in the older 1½-storey house, mainly as a reception area through which visitors could enter the 1856 historic house from behind. This rather cramped space underwent expansion in the 1990s, with the addition of a two-storey structure (west side) housing two small exhibit galleries and a classroom on the main floor, and office and collections storage space on the second floor. The main floor public spaces are able to accommodate about 80 people (maximum), and the historic house about the same number. Visitation to the Schneider Haus, museum, and site has levelled to 15,100 (+) annually, and it is felt this number could be increased if the house and site were more visible within their urban setting. Visitation is strongest in the summer months, when the site is brought to life with costumed interpreters and outdoor activities that attract street attention. Special events, undertaken alone or in collaboration with other organizations (e.g., Door Open), have the potential to draw larger numbers if hosted on an expanded site. Special Programs and Events Staff has long recognized that access to more outdoor space would enable the hosting of larger groups and the delivery of more seasonal programs and events, strengthening cultural capacity space would accommodate a large tent for big events, such as for Canada Day or Oktoberfest, enabling activities to run rain or shine. Special programs like the outdoor Easter Egg Hunt and Schneider Creek Porch Party would also benefit from increased outdoor space. Education Programs School programs are offered between the months of September to December, and mid February to June, but are only able to take seasonal advantage of the outdoor setting for half this time. Most programs are designed to be flexible in their location of delivery, depending on the time of year. Two programs in the 2017/18 offering are geared specifically to the outdoor setting: Grades 1-4 Plants, Animals and People in the Environment Science and Technology, Social Studies (fall and spring) Grade 5 A Matter of Change Science and Technology During the summer months, day camp programming focuses on discovering the heritage landscape, its built and natural assets, and includes period appropriate outdoor games. An expanded site, featuring more heritage species, could potentially support a broader range of science- and history-focused activities by reaching further into the community. 2496492 3 5 - 17 Proposed Landscape Enhancements (Front Yard and South Side) -Demolition of 474 and 484 Queen Street South, documenting the streetscape and process, and preserving significant elements th -Elimination of 20 century landscape features at the 474 and 484 Queen Street South properties, restoring surfaces to a level grade from one property to the next -Removal of the large evergreen trees currently in front of the Schneider Haus (a post- 1930 addition) -Extension of the period appropriate picket fence to surround the adjacent properties -Introduction of: o natural green space surrounding the house, maintained by scything, with more diverse heritage species planted in discrete locations o an accessible visitor path leading from the main museum walkway to the south side, with integrated signage to enhance interpretation of the cultural heritage landscape o Screening of neighbouring property for additional privacy With these and other site enhancements, such as coordinated signage and fencing, visitors will more readily recognize the Schneider Haus National Historic Site from all directions. They will visually associate the parking lot and {ĭŷƷźĭƉ as belonging to the same site; and from the parking lot, be able to take in a full, unobstructed view of the house before crossing the road to enter the property. 2496492 4 5 - 18 The following site plan and rendering were developed to depict the potential look and feel of the adjacent properties to the Schneider Haus NHS with the proposed new use. 2496492 5 5 - 19 APPENDIX 3: Facilities Staff Memo Corporate Services Facilities and Fleet Management Date: August 24, 2017 MEMORANDUM To: Kate Hagerman From: Kari Feldmann Subject: 474, 484 Queen Street South, Kitchener ________________________________________________________ _______________ Regional Facilities Management staff performed an inspection of the properties located at 474 and 484 Queen Street South in November 2015, to assess the condition of the buildings, determine what work would be required to bring the buildings to a standard consistent with Waterloo Region Housing rental unit standards, and estimate an order of magnitude cost to undertake the work using external contractors. The FM staff that undertook this exercise are from the Project Management group, and are experienced in managing capital renewal projects, as well as renovation and new construction projects. The cost estimates were derived from in-house experience. Contractors were not engaged to provide cost estimates. The following is the list of work identified for each building, together with the order of magnitude expected cost: 474 Queen St. South $100,000+ Designated substance report Asbestos abatement, if any Mechanical upgrades Masonry repairs Roof replacement Total gut and replacement of both bathrooms and kitchen Total gut of all interior walls & floors Replacement or upgrades for plumbing and electric Window replacement and wall insulation Removal of back porch addition & replace with simple stair and landing for back door Attic stair safety upgrades (railings) Mould abatement throughout basement, other isolated locations Structure would need to be reviewed at time of removals to determine extra costs Document Number: 2500500 Document Author: FKARI Version: 1 1 5 - 20 484 Queen St. South$25,000 Designated substance report Asbestos abatement, if any Window repairs Roofing (flat roof over kitchen) Removal of exterior stairs, guard rail & blocking of upper door Interior and Exterior Painting Plumbing repairs Roof framing repair Both buildings would require upgrades to meet current building code, electrical code, plumbing code, fire code and other code requirements. The Region has taken steps to maintain the buildings including: securing building access points; patrols by security contractor; maintaining heat; shutting off water; installation of monitored intrusion alarm. Both buildings have suffered break-ins and varying degrees of theft of copper piping. 474 Queen was vandalized by the final tenant, suffered a roof leak that was undiscovered for a period of time, and was repeatedly broken into by squatters prior to the installation of an intrusion alarm. Doors and windows were also boarded to physically prevent entry. 484 Queen has not suffered the same degree of break-in activity. Recently, portable fencing has been installed to mitigate ongoing trespass activity on the properties. Staff did not obtain quotes for demolition. Based on experience, staff expect the cost to be in the order of $20,000 per house. A Heritage Resources Documentation Report would be prepared prior to demolition, consisting of photographic and narrative documentation of the houses and their context in the neighbourhood. Habitat for Humanity would be invited to salvage materials prior to demolition. Any materials identified in the Documentation Report as particularly worthy of salvage, that are not salvaged by Habitat, would be salvaged during demolition. Document Number: 2500500 Document Author: FKARI Version: 1 2 5 - 21