HomeMy WebLinkAboutHK - 2017-12-05 - Item 1 - Heritage Impact Assessment - 51 David StreetHERITAGE IMPACT
ASSESSMENT REP
51 David Street
City of Kitchener
Date:
November, 2017
Prepared for:
Vive Development Corp.
Prepared by:
MacNaughton Hermsen Britton Clarkson Planning Limited (MHBC)
200-540 Bingemans Centre Drive
Kitchener, ON N2B 3X9
T: 519 576 3650
F: 519 576 0121
Our File: 15213 C'
Heritage Impact Assessment
51 David Street, City of Kitchener
Table of Contents
ProjectPersonnel..........................................................................................................................................3
Glossaryof Abbreviations.............................................................................................................................
3
1.0 Executive Summary.................................................................................................................................4
2.0 Introduction............................................................................................................................................6
3.0 Policy Context.........................................................................................................................................
7
3.1 The Planning Act and PPS 2014...........................................................................................................
7
3.2 The Ontario Heritage Act....................................................................................................................8
3.3 Region of Waterloo Official Plan.........................................................................................................9
3.4 City of Kitchener Official Plan...........................................................................................................11
4.0 Description of Subject Property............................................................................................................15
4.1 Location of Subject Property.............................................................................................................15
4.2 Victoria Park Heritage Conservation District Boundary....................................................................17
4.3 Heritage Status..................................................................................................................................18
5.0 Historical Overview...............................................................................................................................21
5.1 County of Waterloo, Waterloo Township.........................................................................................
21
5.2 City of Berlin (now Kitchener)...........................................................................................................22
5.3 Victoria Park Neighbourhood...........................................................................................................23
5.3 51 David Street..................................................................................................................................24
6.0 Description of Site and Surrounding Context.......................................................................................
29
6.1 Introduction......................................................................................................................................29
6.1 Landscape and Surrounding Context................................................................................................29
7.0 Evaluation of Cultural Heritage Resources...........................................................................................33
7.1 Evaluation Criteria.............................................................................................................................33
7.2 51 David Street..................................................................................................................................34
7.2.1 Evaluation of Design/Physical Value..........................................................................................34
7.2.2 Evaluation of Historical or Associative Value.............................................................................34
7.2.3 Evaluation of Contextual Value..................................................................................................34
7.2.4 Heritage Attributes....................................................................................................................35
7.3 Summary of Evaluation.....................................................................................................................36
November, 2017 MHBC I i
Heritage Impact Assessment
51 David Street, City of Kitchener
8.0 Description of Proposed Development.................................................................................................37
9.0 Impacts of the Proposed Development................................................................................................42
9.1 Introduction......................................................................................................................................42
9.2 Classifications of Impacts..................................................................................................................42
9.3 Impacts of the Proposed Development............................................................................................43
9.3.1 Conformity with the Victoria Park HCD Plan.............................................................................43
9.3.2 Impacts to Adjacent Heritage Resources...................................................................................49
10.0 Consideration of Development Alternatives, Mitigation Measures and Conservation
Recommendations......................................................................................................................................51
10.1 Alternative Development Approaches............................................................................................51
10.2 Mitigation Recommendations........................................................................................................51
10.3 Conservation...................................................................................................................................
51
11.0 Recommendations and Conclusions...................................................................................................52
12.0 Sources................................................................................................................................................54
AppendixA..................................................................................................................................................55
Site Plan and Elevations (next page)...........................................................................................................55
AppendixB..................................................................................................................................................56
Terms of Reference (next page)..................................................................................................................56
AppendixC..................................................................................................................................................57
Curriculum Vitae (next page)......................................................................................................................57
November, 2017 MHBC I ii
Heritage Impact Assessment
57 David Street, City of Kitchener
Project Personnel
Dan Currie, MA, MCIP, RPP,
CAHP
Vanessa Hicks, MA
Managing Director of Cultural Senior Review
Heritage
Heritage Planner Research, Author
Glossary of Abbreviations
CCNHCD
HIA
HCD
MHBC
MTCS
OHA
OHTK
0 -REG 9/06
PPS 2014
Civic Centre Neighbourhood Heritage
Conservation District
Heritage Impact Assessment
Heritage Conservation District
MacNaughton Hermsen Britton Clarkson
Planning Limited
Ministry of Tourism Culture and Sport
Ontario Heritage Act
Ontario Heritage Toolkit
Ontario Regulation 9/06 for determining
cultural heritage significance
Provincial Policy Statement (2014)
November, 2077 MHBC 13
Heritage Impact Assessment
51 David Street, City of Kitchener
1.O Executive Summary
MHBC's Cultural Heritage Section was retained by Vive Development in May, 2017 to undertake a
Heritage Impact Assessment (HIA) for the proposed development located at 51 David Street, City
of Kitchener. This HIA was drafted based on the Terms of Reference provided by City of Kitchener
staff in response to the pre -submission consultation meeting held on October 21, 2016.
The subject property located at 51 David Street, Kitchener is situated west of the downtown core,
east of Victoria Park, and is located within the Victoria Park Heritage Conservation District. As such,
the subject property is designated under Part V of the Ontario Heritage Act and is subject to the
policies of the Victoria Park Heritage Conservation District Plan. The subject property is currently
vacant and does not contain any built heritage resources. Two residential buildings constructed c.
1890 formerly located on the subject property were approved for demolition as per HPA-2014-V-
009 in 2014
The purpose of this Heritage Impact Assessment is to a) evaluate the proposed development in
terms of potential impacts to cultural heritage resources located on-site and adjacent to the
subject property, and b) determine whether or not the proposed development conforms to the
policies of the Victoria Park Heritage Conservation District (VPHCD).
This report has been prepared as input to the planning applications and development proposal.
The background information and research has provided direction on the redevelopment concept.
This report evaluates the proposal in the context of the City of Kitchener's policy framework and
Provincial policy.
This Heritage Impact Assessment has demonstrated that the subject property does not contain
built heritage resources or landscape features, such as gardens or trees of cultural heritage value
or interest.
This Heritage Impact Assessment concludes that the proposed development is supported as it
has been demonstrated to a) conform to the policies of the Victoria Street Heritage Conservation
District Plan regarding new development, and b) will not result in adverse impacts to adjacent
cultural heritage resources, including the David Street Streetscape and Victoria Park.
Therefore the proposed development does not require mitigation recommendations or
conservation recommendations as the proposed development is not anticipated to result in any
adverse impacts and does not result in the alteration or removal or any cultural heritage
resources.
November, 2017 MHBC 14
Heritage Impact Assessment
57 David Street, City of Kitchener
Note to the Reader: The purpose of this executive summary is to highlight key aspects of this
report and therefore does not elaborate on other components. Please note that this report is
intended to be read in its entirety in order to gain a full understanding of its contents.
November, 2077 MHBC 15
Heritage Impact Assessment
51 David Street, City of Kitchener
2.01ntroduction
MHBC's Cultural Heritage Section was retained byVive Development in May, 2017 to undertake a
Heritage Impact Assessment for the proposed development of the subject property located at 51
David Street, Kitchener.
The subject property is located west of the downtown core, east of Victoria Park, and is located
within the Victoria Park Heritage Conservation District. As such, the subject property is designated
under Part V of the Ontario Heritage Act and is subject to the policies of the Victoria Park Heritage
Conservation District Plan. Two residential buildings constructed c. 1890 formerly located on the
subject property was approved for demolition as per HPA-2014-V-009 in 2014. The subject
property is currently vacant.
The purpose of this Heritage Impact Assessment is to a) evaluate the proposed development in
terms of potential impacts to cultural heritage resources located on-site and adjacent, and b)
determine whether or not the proposed development is conforms to the policies of the Victoria
Park Heritage Conservation District Plan (VPHCD Plan).
This report has been prepared as input to the development proposal. The background
information and research contained in this report has provided direction on the redevelopment
concept. This report evaluates the proposal in the context of the City's policy framework and
Provincial policy.
November, 2017 MHBC 16
Heritage Impact Assessment
57 David Street, City of Kitchener
3.OPolicy Context
3.1 The Planning Act and PPS 2014
The Planning Act makes a number of provisions respecting cultural heritage either directly in
Section 2 of the Act or Section 3 respecting policy statements and provincial plans. In Section 2
The Planning Act outlines 18 spheres of provincial interest which must be considered by
appropriate authorities in the planning process. One of the intentions of The Planning Act is to
'encourage the co-operation and co-ordination among the various interests'. Regarding Cultural
Heritage, Subsection 2(d) of the Act provides that:
The Minister, the council of municipality, a local board, a planning board and the
Municipal Board, in carrying out their responsibilities under this Act, shall have
regard to, among other matters, matters of provincial interest such as,...
(d) the conservation of features of significant architectural, cultural, historical,
archaeological or scientific interest;
In support of the provincial interest identified in Subsection 2 (d) of the Planning Act, and as
provided for in Section 3, the Province has refined policy guidance for land use planning and
development matters in the Provincial Policy Statement, 2014 (PPS). The PPS is 'intended to be
read in its entirety and the relevant policy areas are to be applied in each situation'. This provides
a weighting and balancing of issues within the planning process. When addressing cultural
heritage planning, the PPS provides for the following:
2.6.1 Significant built heritage resources and significant cultural heritage
landscapes shall be conserved.
2.6.3 Planning authorities shall not permit development and site alteration on
adjacent lands to protected heritage property except where the proposed
development and site alteration has been evaluated and it has been
demonstrated that the heritage attributes of the protected heritage property will
be conserved.
Significant: e) in regard to cultural heritage and archaeology, resources that
have been determined to have cultural heritage value or interest
November, 2077 MHBC 17
Heritage Impact Assessment
57 David Street, City of Kitchener
for the important contribution they make to our understanding of
the history of a place, an event, or a people.
Built heritage resource: means a building, structure, monument, installation or any
manufactured remnant that contributes to a property's cultural heritage value or
interest as identified by a community, including an Aboriginal community. Built
heritage resources are generally located on property that has been designated
under Parts IV or V of the Ontario Heritage Act, or included on local, provincial
and/or federal registers.
Cultural heritage landscape: means a defined geographical area that may have
been modified by human activity and is identified as having cultural heritage value
or interest by a community, including an Aboriginal community. The area may
involve features such as structures, spaces, archaeological sites or natural elements
that are valued together for their interrelationship, meaning or association.
Examples may include, but are not limited to, heritage conservation districts
designated under the Ontario Heritage Act; villages, parks, gardens, battlefields,
mainstreets and neighbourhoods, cemeteries, trailways, viewsheds, natural areas
and industrial complexes of heritage significance, and areas recognized by federal
or international designation authorities (e.g. a National Historic Site or District
designation, or a UNESCO World Heritage Site).
Conserved: means the identification, protection, management and use of built
heritage resources, cultural heritage landscapes and archaeological resources in a
manner that ensures their cultural heritage value or interest is retained under the
Ontario Heritage Act. This may be achieved by the implementation of
recommendations set out in a conservation plan, archaeological assessment,
and/or heritage impact assessment. Mitigative measures and/or alternative
development approaches can be included in these plans and assessments.
The subject property is considered to be a protected heritage property under the consideration of
the PPS, as it is designated under Part V of the Ontario Heritage Act as part of the Victoria Park
Heritage Conservation District (VPHCD).
3.2 The Ontario Heritage Act
The Ontario Heritage Act, R.S.O, 1990, c.0.18 remains the guiding legislation for the conservation
of significant cultural heritage resources in Ontario. This Heritage Impact Assessment has been
guided by the policies of the Ontario Heritage Actin regards to properties located within Heritage
Conservation Districts.
November, 2077 MHBC 18
Heritage Impact Assessment
57 David Street, City of Kitchener
3.3 Region of Waterloo Official Plan
Chapter 3, Section 3.G of the Regional Official Plan provides policies regarding the conservation of
cultural heritage resources which are related to the scope of this Heritage Impact Assessment as
follows:
3.G Cultural Heritage
Cultural heritage resources are the inheritance of natural and cultural assets that
give people a sense of place, community and personal identity. Continuity with
the past promotes creativity and cultural diversity. The region has a rich and
diverse heritage, including distinctive cultures, traditions, festivals, artisans and
craftspeople, landmarks, landscapes, properties, structures, burial sites, cemeteries,
natural features and archaeological resources. These resources provide an
important means of defining and confirming a regional identity, enhancing the
quality of life of the community, supporting social development and promoting
economic prosperity. The Region is committed to the conservation of its cultural
heritage. This responsibility is shared with the Federal and Provincial governments,
Area Municipalities, other government agencies, the private sector, property
owners and the community.
Cultural Heritage Impact Assessment
3.G.73 Area Municipalities will establish policies in their official plans to require the
submission of a Cultural Heritage Impact Assessment in support of a proposed
development that includes or is adjacent to a designated property, or includes a
non -designated resource of cultural heritage value or interest listed on the
Municipal Heritage Register.
3.G. 74 Where a Cultural Heritage Impact Assessment required under Policy 3.G.73
relates to a cultural heritage resource of Regional interest, the Area Municipality
will ensure that a copy of the assessment is circulated to the Region for review. In
this situation, the Cultural Heritage Impact Assessment submitted by the
owner/applicant will be completed to the satisfaction of both the Region and the
Area Municipality.
3.G.75 Where a development application includes, or is adjacent to, a cultural
heritage resource of Regional interest which is not listed on a Municipal Heritage
Register, the owner/applicant will be required to submit a Cultural Heritage
Impact Assessment to the satisfaction of the Region.
November, 2077 MHBC 19
Heritage Impact Assessment
51 David Street, City of Kitchener
3.G.76 The Region will undertake a Cultural Heritage Impact Assessment and
consult with the affected Area Municipality and the Regional Heritage Planning
Advisory Committee prior to planning, designing or altering Regional buildings or
infrastructure that may affect a cultural heritage resource listed on the region -
wide inventory described in Policy 3.G.4. The Cultural Heritage Impact Assessment
will be reviewed and approved in accordance with the policies in this Plan.
3.G.77 Cultural Heritage Impact Assessment will include, but not be limited to the
following:
(a) historical research, site analysis and evaluation;
(b) identification of the significance and heritage attributes of the cultural heritage
resource;
(c) description of the proposed development or site alteration;
(d) assessment of development or site alteration impacts;
(e) consideration of alternatives, mitigation and conservation methods;
(0 schedule and reporting structure for implementation and monitoring; and
(g) a summary statement and conservation recommendations.
3.G.78 Where a Cultural Heritage Impact Assessment required in this Plan relates
to a cultural heritage resource of Regional interest, the conservation
recommendations will, wherever feasible, aim to conserve cultural heritage
resources intact by:
(a) recognizing and incorporating heritage resources and their surrounding
context into the proposed development in a manner that does not compromise
or destroy the heritage resource;
(b) protecting and stabilizing built heritage resources that may be underutilized,
derelict, or vacant; and (c) designing development to be physically and visually
compatible with, and distinguishable from, the heritage resource.
3.G. 79 Where it is not feasible to conserve a cultural heritage resource intact in
accordance with Policy 3.G. 781 the conservation recommendations will:
(a) promote the reuse or adaptive reuse of the resource, building, or building
elements to preserve the resource and the handiwork of past artisans; and
(b) require the owner/applicant to provide measured drawings, a land use history,
photographs and other available documentation of the cultural heritage resource
in its surrounding context.
3.G.20 Cultural Heritage Impact Assessments may be scoped or waived by the
Region or the Area Municipality as applicable.
November, 2077 MHBC 110
Heritage Impact Assessment
57 David Street, City of Kitchener
3.4 City of Kitchener Official Plan
Section 12 of the Kitchener Official Plan (2014) provides the following policies regarding the
conservation of cultural heritage resources as it relates to the scope of this Heritage Impact
Assessment as follows:
Objectives
12.1.1. To conserve the city's cultural heritage resources through their
identification, protection, use and/or management in such a way that their
heritage values, attributes and integrity are retained. 12.1.2. To ensure that all
development or redevelopment and site alteration is sensitive to and respects
cultural heritage resources and that cultural heritage resources are conserved.
12.1.3. To increase public awareness and appreciation for cultural heritage
resources through educational, promotional and incentive programs. 12.1.4. To
lead the community by example with the identification, protection, use and/or
management of cultural heritage resources owned and/or leased by the City.
Policies
12.C.7.7. The City will ensure that cultural heritage resources are conserved using
the provisions of the Ontario Heritage Act, the Planning Act, the Environmental
Assessment Act, the Cemeteries Act and the Municipal Act. 12.C.7.2. The City will
establish and consult with a Municipal Heritage Committee (MHC) on matters
relating to cultural heritage resources in accordance with provisions of the Ontario
Heritage Act.
72.C.7.4. The City acknowledges that not all of the city's cultural heritage resources
have been identified as a cultural heritage resource as in Policy 12.C.1.3.
Accordingly, a property does not have to be listed or designated to be considered
as having cultural heritage value or interest. 72.C.7.5. Through the processing of
applications submitted under the Planning Act, resources of potential cultural
heritage value or interest will be identified, evaluated and considered for listing as
a non -designated property of cultural heritage value or interest on the Municipal
Heritage Register and/or designation under the Ontario Heritage Act.
Heritage Conservation Districts
12.C.1.13. Areas that are of cultural heritage value or interest may be designated as
a Heritage Conservation District under the Ontario Heritage Act. In the
identification and evaluation of a potential Heritage Conservation District, regard
November, 2077 MHBC I I I
Heritage Impact Assessment
51 David Street, City of Kitchener
will be had to, but not limited to, the following criteria: a) the area contains a
concentration of cultural heritage resources such as buildings, structures or
landscapes, which reflect an aspect of the history of the community by nature of
their location and the historical significance of the setting in which they are
located; b) the area contains a concentration of cultural heritage resources that are
of a particular style of architecture or a method of construction which is
historically significant or architecturally significant to the community, Region, or
Province; c) the area may contain other important physical, archaeological,
environmental, cultural or aesthetic characteristics that individually do not
constitute sufficient grounds for the designation of a district, but when considered
together with other cultural heritage resources collectively support the reason for
designation; or, d) the area has a special association that is distinctive within the
co
12.C.1.14. In evaluating the rationale for the designation of an area as a Heritage
Conservation District, the City will prepare a Heritage Conservation District Study
in accordance with the Ontario Heritage Act. The Study will be considered by
Council and will form the basis for the preparation of a Heritage Conservation
District Plan, which will contain policies and guidelines for the conservation of
properties within the district. The policies and guidelines will serve to manage
change including development or redevelopment and alterations, to be in
keeping with the scale, form and heritage character of the properties in the
district. The Heritage Conservation District Plan will be considered by Council for
adoption together with designation of the Heritage Conservation District by by-
law.
12.C.7.75. The features which collectively warrant the creation of a Heritage
Conservation District will be identified and included in a Heritage Conservation
District Study and Plan. These features may include the following: a) the
placement and relationship of cultural heritage resources; b) the scale and
character of the cultural heritage resources; c) the architectural details of the
buildings and/or structures; d) cultural heritage landscapes such as natural areas,
vistas and streetscapes; and, e) the unique historical, social or cultural association
of the area.
12.C.7.76. It is the intent that the features which give the area its distinctive
character and contribute to the area's merit as a Heritage Conservation District will
be conserved through the adoption by by-law of a Heritage Conservation District
Plan.
November, 2077 MHBC 112
Heritage Impact Assessment
51 David Street, City of Kitchener
72.C.7.27. All development, redevelopment and site alteration permitted by the
land use designations and other policies of this Plan will conserve Kitchener's
significant cultural heritage resources. The conservation of significant cultural
heritage resources will be a requirement and/or condition in the processing and
approval of applications submitted under the Planning Act.
Heritage Impact Assessments and Heritage Conservation Plans
72.C.7.23. The City will require the submission of a Heritage Impact Assessment
and/or a Heritage Conservation Plan for development, redevelopment and site
alteration that has the potential to impact a cultural heritage resource and is
proposed:
a) on or adjacent to a protected heritage property;
b) on or adjacent to a heritage corridor in accordance with Policies 13.04.6
through 13.04.18 inclusive;
c) on properties listed as non -designated properties of cultural heritage value or
interest on the Municipal Heritage Register;
d) on properties listed on the Heritage Kitchener Inventory of Historic Buildings;
and/or,
e) on or adjacent to an identified cultural heritage landscape.
72.C.7.24. Where a Heritage Impact Assessment required under Policy 72.C. 7.23
relates to a cultural heritage resource of Regional interest, the City will ensure that
a copy of the assessment is circulated to the Region for review prior to final
consideration by the City.
72.07.25. A Heritage Impact Assessment and Heritage Conservation Plan required
by the City must be prepared by a qualified person in accordance with the
minimum requirements as outlined in the City of Kitchener's Terms of Reference
for Heritage Impact Assessments and Heritage Conservation Plans.
72.07.26. The contents of a Heritage Impact Assessment will be outlined in a
Terms of Reference. In general, the contents of a Heritage Impact Assessment will
include, but not be limited to, the following:
a) historical research, site analysis and evaluation;
b) identification of the significance and heritage attributes of the cultural heritage
resource;
November, 2077 MHBC 113
Heritage Impact Assessment
51 David Street, City of Kitchener
c) description of the proposed development or site alteration;
d) assessment of development or site alteration impact or potential adverse
impacts;
e) consideration of alternatives, mitigation and conservation methods;
0 implementation and monitoring; and,
g) summary statement and conservation recommendations.
12.C.1.27. Any conclusions and recommendations of the Heritage Impact
Assessment and Heritage Conservation Plan approved by the City will be
incorporated as mitigative and/or conservation measures into the plans for
development or redevelopment and into the requirements and conditions of
approval of any application submitted under the Planning Act.
12.C.1.28. Heritage Impact Assessments and Heritage Conservation Plans required
by the City may be scoped or waived by the City, as deemed appropriate.
Design/Integration
72.C.7.46. The City will prepare guidelines as part of the Urban Design Manual to
address the conservation of cultural heritage resources in the city and to
recognize the importance of the context in which the cultural heritage resources
are located.
12.C.1.47. The City may require architectural design guidelines to guide
development, redevelopment and site alteration on, adjacent to, or in close
proximity to properties designated under the Ontario Heritage Act or other
cultural heritage resources.
November, 2077 MHBC 114
Heritage Impact Assessment
51 David Street, City of Kitchener
4,,0
Description of Subject Property
4.1 Location of Subject Property
The subject property located at 51 David Street is situated on the east side of David Street
between Courtland Avenue West and Joseph Street. Victoria Park is located opposite of the
subject property, on the west side of David Street. The subject property is approximately 0.24
acres in size and is zoned High Intensity, Mixed Use Corridor Zone (MU3) with Special Regulation
Provision 507R and Special Use Provision 397U as per Zoning By-law No. 85-1 and is designated
Mixed Use with Site Specific Policy 15.D.2.67 in the City of Kitchener Official Plan.
The subject property is also located within the Victoria Park Heritage Conservation District
(VPHCD) and is therefore designated under Part V of the Ontario Heritage Act. Development on
the subject property is subject to the policies of the Ontario Heritage Act and the Victoria Park
Heritage Conservation District Plan.
Figure 1: Map of the City of Kitchener. Approximate location of subject property noted in red. (Source:
Natural Resources Canada, 2016)
November, 2077 MHBC 115
Heritage Impact Assessment
51 David Street, City of Kitchener
Iv/
y y
A"
�J
•'.-ter
JZ��/C"T'Y �..'.CIAL CORE
rrr rr.rr srr.r
k T- FLS. FARF H!
XNTX/o/R�VA PARKIictan2 Park y
Z
CEDAR H
MILL COURTLAND WOODSIDE PARK L �.
k
Figure 2: Context map of the Victoria park Heritage Conservation District. Approximate location of subject
property noted with red arrow. (Source: Kitchener Interactive Maps, 2017)
Figure 3: Map of the Victoria park Heritage Conservation District. Approximate location of subject property
noted with red arrow. (Source: Victoria Park Heritage Conservation District Plan,1996)
November, 2077 MHBC 116
Heritage Impact Assessment
51 David Street, City of Kitchener
Figure 4: Map of the subject property indicating Zoning. Approximate location of subject property noted
in red (Source: City of Kitchener, 2017)
4.2 Victoria Park Heritage Conservation District Boundary
According to the Victoria Park Heritage Conservation District (VPHCD) Plan, the Victoria Park
Heritage Conservation District boundary is irregular in shape and is bounded to the north
primarily by Joseph Street, to the east by Benton Street, to the south by the Canadian National
Railway, and to the west along properties on the east side of Victoria Street. The VPHCD Plan
notes that the following properties are excluded from the Heritage Conservation District
(properties noted with a * are designated under Part IV of the Ontario Heritage Act):
• 112 Benton Street;
• 24, 26, 30*, 34* Courtland Avenue East;
• 22,35 Courtland Avenue West;
• 82* Heins Avenue;
• 25*, 163* Joseph Street;
• 13-15 Oak Street;
• 202, 214, 307*, 560 Queen Street South;
• 23* Roland Avenue;
• 17*, 43*, 76* Schneider Avenue;
• 100*, 150* Water Street South/73 Heins Avenue.
November, 2077 MHBC 117
Heritage Impact Assessment
51 David Street, City of Kitchener
It is important to note that the subject property are located adjacent (contiguous) to the property
located at 310 Queen Street South which is not part of the Victoria Park Heritage Conservation
District and is not designated under Part V of the Ontario Heritage Act.
4.3 Heritage Status
The subject property is located within the Victoria Park Heritage Conservation District. As such, the
subject property is located on, and adjacent to property designated under Part V of the Ontario
Heritage Act.
The City of Kitchener Official Plan identifies that Heritage Impact Assessments will evaluate the
impact of a proposed development on adjacent cultural heritage resources as follows:
Heritage Impact Assessments and Heritage Conservation Plans 12.C.1.23.
The City will require the submission of a Heritage Impact Assessment and/or a
Heritage Conservation Plan for development, redevelopment and site alteration
that has the potential to impact a cultural heritage resource and is proposed:
a) on or adjacent to a protected heritage property;
b) on or adjacent to a heritage corridor in accordance with Policies 13.04.6
through 13.04.18 inclusive; c) on properties listed as non -designated properties of
cultural heritage value or interest on the Municipal Heritage Register;
d) on properties listed on the Heritage Kitchener Inventory of Historic Buildings;
and/or,
e) on or adjacent to an identified cultural heritage landscape.
Provincial Policy Statement (PPS 2014) defines adjacent as follows:
Adjacent lands: means
d) for the purposes of policy 2.6.3, those lands contiguous to a protected heritage
property or as otherwise defined in the municipal official plan.
The City of Kitchener Official Plan defines adjacent as follows:
November, 2077 MHBC 118
Heritage Impact Assessment
51 David Street, City of Kitchener
Adjacent - lands, buildings and/or structures that are contiguous or that are
directly opposite to other lands, buildings and/or structures, separated only by a
laneway, municipal road or other right-of-way.
The former Victoria Public School located at 25 Joseph Street is not located adjacent to the
subject property, being either contiguous, directly opposite, or separated only by a laneway road
or right-of-way. The former Victoria Public School located at 25 Joseph Street (which includes a
contemporary addition oriented parallel to David Street) as well as a contemporary multi -
residential building fronting David Street located at 31-43 David Street are adjacent to a parking
lot providing access to the Victoria Place Retirement building located at 290 Queen Street south.
The former Victoria Public School building (which is considered a heritage resource of the District)
is screened from the subject property by the 4 storey multi -unit residential building located at 31-
43 David Street.
The adjacent property situated south of the subject property located at 310 Queen Street South is
not designated under Part V of the Ontario Heritage Actand is not identified as part of the Victoria
Park Heritage Conservation District.
The subject property is located adjacent to the David Street streetscape and Victoria Park.
November, 2017 MHBC 119
Heritage Impact Assessment
51 David Street, City of Kitchener
CATEGORY
Listed Properties
7j PartIVDesignation
VVI ~J PartV (District) Designation
Part IV and V Designation
Heritage district
Figure 5: Context map of the Victoria Park Heritage Conservation District noting heritage status.
Approximate location of subject property noted in red. (Source: Kitchener Interactive Maps, 2017)
November, 2017 MHBC 120
Heritage Impact Assessment
51 David Street, City of Kitchener
5.O Historical Overview
5.1 County of Waterloo, Waterloo Township
The subject property was originally located in Waterloo Township where pioneer settlement
commenced in the late eighteenth century. In 1784, General Haldimand, then Governor of
Quebec, acquired six miles of land on each side of the Grand River from the Mississauga Indians
(Bloomfield 19, 2006). A tract of land 12 miles wide along the course of the Grand River were
granted to the Six Nations Indians by the British in recognition of their support during the
American Revolution. The land was later divided into four blocks; Block 2 later became Waterloo
Township.
Brant and the Six Nations drew up a deed for the sale of Block 2 in November 1796. The deed was
recorded at Newark (Niagara on the Lake) and in February 1798 the title was registered and a
Crown Grant was drawn for this block (McLaughlin, 21 2007). The buyer was Colonel Richard
Beasley, a Loyalist from New York, who had arrived in Canada in 1777. Beasley bought the 93160
acres of land along with his business partners, James Wilson and Jean -Baptiste Rousseaux
(Bloomfield 20, 2006). The land was then surveyed by Richard Cockrell who divided the township
into upper and lower blocks (Hayes 3, 1997). At this time, German Mennonite farmers from
Pennsylvania were scouting farmland in the area. Several of them went back to Pennsylvania and
returned with their families the following year to buy and settle the land (Hayes 5,1997).
In order to raise the £10,000 needed to purchase their prospective land holdings, the
Pennsylvanian farmers, led by Sam Bricker and Daniel Erb, established an association to acquire
the approximately 60,000 acres, later known as the German Company Tract (GCT). The deed for
the land was finally granted to the German Company and its shareholders on 24 July 1805 (Eby N-
3,1978).
After the arrival of the GCT shareholders, settlement in the GCT slowed. Many immigrants were
unable to leave Europe during the Napoleonic War, and the War of 1812 in North America also
prevented many settlers from relocating to join their relatives. By 1815 both conflicts had ended
and settlement to the GCT began to increase with additional Pennsylvania Mennonite settlers,
German -based settlers, and later English, Irish and Scottish settlers. A number of settlers from
England, Scotland and Ireland came to Waterloo Township by assisted immigration and
colonization schemes (Bloomfield 55, 2006). In 1816 the GCT lands and Beasley's lower block were
incorporated into Waterloo Township, and in 1853 became part of Waterloo County.
November, 2017 MHBC 121
Heritage Impact Assessment
51 David Street, City of Kitchener
in 18311
4
sM Saw Mill �—
.
',ec N
GM Gnst MITI /
MH Meeting house
Scn $LfIDDI
y
t
Am
hr
S 5L ,i:
v
` w
Lots at least partly cuRivated
and settled, 1831 fir- ' -
VA
UndevelDped lots, 1831
— Fload5.1831
0 6�
Ford
o x5m
Figure 6: Map of Waterloo Township in 1831 showing settled and cultivated land. Source: Waterloo
Township Through Two Centuries. Approximate location of subject property denoted by arrow.
The GCT was a unique survey that was done in equal sized farmsteads in contrast to the
surrounding lots and concessions. This survey pattern had a lasting influence on the township
that resulted in an irregular network of roads which followed the contours of the land and
avoided high quality agricultural land.
5.2 City of Berlin (now Kitchener)
The subject property is located in the former City of Berlin (now the City of Kitchener), which was
settled in 1807 by Joseph Schneider, who constructed a log cabin on Lot 17 on the east side of
what is now Queen Street. Other early settlers of Waterloo Township included Benjamin Eby,
Samuel Eby, and John Brubacher. The first gristmill was constructed in Preston by John Erb in
1807. The first saw mill was constructed by Abraham Erb in Waterloo in 1816.
November, 2017 MHBC 122
Heritage Impact Assessment
51 David Street, City of Kitchener
Elf
:,"'lilYi���iiiYit� �fYWrier�r.aW�RarR rWM G�xC� a:2. � i
�R�rRR�# u. itlIYY �� 3•Rdlr?rye
a 3 .7■ wr.":rawraM a
rau�r rRab i lfi"il i.vr l
iI�YY lftiti� ■ *'
* ;*■�
l
Y
Figure7: Map of Berlin 1853-1854. Approximate location of subject property noted in red.
Victoria Park and surrounding lands were originally part of the farmstead purchased by Joseph
Schneider in 1807, which was comprised of 448 acres of land. In 1816 Joseph Schneider erected a
farmhouse (which exists today as the Joseph Schneider Haus museum located at 466 Queen
Street South) as well as a saw mill utilizing the power of the creek running through his lands. The
main streets of this early settlement consisted of what is now Queen Street and King Street.
Schneider began to sell off lots near present day King Street and Queen Street for commercial
development. Mill Street was also an historic transportation route, which followed an Indian trail,
connecting the Schneider farm with settlements in Doon (Victoria Park HCD Study, 1995).
The hamlet of Berlin was incorporated in 1833. At this time, Berlin had a population of 1,000
people. By 1912, Berlin was proclaimed a City, having a population of 15,195 people. Berlin
became the City of Kitchener following anti -German sentiments after World War I in 1916.
5.3 Victoria Park Neighbourhood
The majority of what are now residential lands surrounding Victoria Park were formerly part of the
Schneider farm. These lands remained agricultural until residential development began in the
1890s when the farmland was subdivided. The majority of residential lots on Water Street South
were developed after 1898 and parcels of land measuring 50 feet by 176 feet were offered for sale
by the turn -of -the -century. Lots were created along the east side of David Street facing Victoria
Park.
November, 2017 MHBC 123
Heritage Impact Assessment
51 David Street, City of Kitchener
Victoria Park was created as the City of Berlin Council was inspired by the City Beautiful
movement. In 1894 Council purchased 28 acres of the Schneider property and an additional 5
acres of land from the Athletic Association. The marshy un -landscaped area was transformed by
landscape engineer George Ricker, who created a 5 -acre lake with three islands linked by bridges
in a romantic landscaped style park. The park officially opened in 1896. According to the original
park plan, the property located on the east side of David Street was never intended to be
incorporated into the Park (See Figure 9).
Residential streets surrounding Victoria Park (including David Street) became developed with
primarily 1 '/2 storey brick homes, recognized today as 'Berlin Vernacular'. High rise residential
buildings became more frequent after the 1960s, particularly along Queen Street South. (Victoria
Park Heritage Conservation District Study, 1995)
Figure 8: Original Plan of Victoria Park (Mills, 1996)
The Victoria Park neighbourhood was designated as a Heritage Conservation District in 1996 and
is protected by Bylaw 96-91. The Victoria Park HCD is significant for its excellent examples of late
19th to early 20th century residential architecture set around an historic urban park (Victoria Park
Heritage Conservation District Study, 1995).
5.351 David Street
According to the VPHCD Study (1995), David Street was named after Dr. D.S. Bowlby who owned
land in the context of the subject property. The Study notes that the most prominent aspect of
November, 2017 MHBC 124
Heritage Impact Assessment
57 David Street, City of Kitchener
the David Street streetscape are vistas providing views into Victoria Park and boulevard trees
which provides a visual edge between Victoria Park and the street.
The property located at what is now 51 David Street is located within the German Company Tract,
Lot 17. According to the 1853-1854 Map of Berlin the subject property had not yet been
subdivided and were still part of the large farm owned by Joseph Schneider. According to the C.
M. Hopkins Map of Berlin (1879), the subject property had been subdivided and were likely part of
a lot which was further subdivided by the early 20th century.
According to the VPHCD Study, residential development surrounding Victoria Park on the east
side of David Street is associated with the third wave of development of the area, which relates to
residential developments surrounding the park after it was opened to the public in 1894.
As per the staff report related to Heritage Permit Application HPA-2014-V-009 dated June 3, 2014,
Vernon's Directories confirmed that the property was associated with John Schrieber, Geo. Lodge,
F.W. Smith, J.H. Albrecht between 1910 and 1950 and with Ernest Litschgy between 1952 and
1989. However, it cannot be determined whether or not these individuals represent owners or
tenants.
The subject property is not shown on the 1894 City of Berlin Fire Insurance Plan (revised 1904).
However, the 1908 (revised 1947) Fire Insurance Plan indicates that the property located at 51
David Street had a 2 storey dwelling and a second dwelling located towards the rear of the lot
formerly addressed as 53 David Street. An aerial image dated 1997 provides a reference as to the
character of the lot prior to the demolition of the buildings (See Figure 14).
November, 2077 MHBC 125
Heritage Impact Assessment
51 David Street, City of Kitchener
.- NTT1�,
1 j
R ••• 111 TTT- • q. �'
r, a
;C40
r�
!A
jIle
I -X10
,y
tl
• tt��� far- s o i
` R•9P
A
r1
Figure 9: C. M. Hopkins Map of Berlin 1879. Approximate location of subject property noted in red.
tN.� ".� . 10 , o�
Ail m
a
'Ab-
ro
A
Figure 10: Bird's Eye View Map of Berlin, 1892. Approximate location of subject property noted in red.
November, 2017 MHBC 126
Y
.- NTT1�,
1 j
R ••• 111 TTT- • q. �'
r, a
;C40
r�
!A
jIle
I -X10
,y
tl
• tt��� far- s o i
` R•9P
A
r1
Figure 9: C. M. Hopkins Map of Berlin 1879. Approximate location of subject property noted in red.
tN.� ".� . 10 , o�
Ail m
a
'Ab-
ro
A
Figure 10: Bird's Eye View Map of Berlin, 1892. Approximate location of subject property noted in red.
November, 2017 MHBC 126
Heritage Impact Assessment
51 David Street, City of Kitchener
Figure 11: Fire Insurance Map of Berlin, 1894 revised 1904. Approximate location of subject property
noted in red. (Source: Kitchener Public Library)
a4 Yea
.. a„
f
1 P ��7I71
tAR
140
j
Ll
SOT?�F
,C
Figure 12: Fire Insurance Map of Berlin, 1908 revised 1947. Approximate location of subject property
noted in red. (Source: Kitchener Public Library)
November, 2017 MHBC 127
Heritage Impact Assessment
51 David Street, City of Kitchener
low
SI -3'525
i
1pl
t
�. 310 9.. 29Q t
'�� ea i�rn.oA L•m I•�='• ..
Figure 13: Aerial Image of the property located at 51 David Street. Approximate location of subject
property noted in red. (Source: City of Kitchener Aerial Image, 1997)
November, 2017 MHBC 128
Heritage Impact Assessment
57 David Street, City of Kitchener
6.0 Description of Site and Surrounding Context
6.1 Introduction
The subject property located at 51 David Street, Kitchener is currently vacant and does not
contain any built heritage resources or features. As such, this section of the report focuses on the
landscape and surrounding context as no built heritage resources are located on the subject
property.
6.1 Landscape and Surrounding Context
The subject property is located east of Victoria Park. The David Street Streetscape is characterized
by linear plantings of mature trees on the west side of David Street on a slight rise of land which
provides a barrier between Victoria Park and David Street. The east side of David Street is
dominated by multi -unit residential development.
Views from the subject property (at the east side of David Street) provide views towards Victoria
Park looking west. The primary views from the subject property include views of a parking lot
towards the south-west, a contemporary park structure towards the west (opposite of the subject
property), and views of the open landscaped area known as 'the commons' and the Victoria Park
clock tower in the distance towards the north-west.
November, 2077 MHBC 129
Heritage Impact Assessment
51 David Street, City of Kitchener
Figures 14& 15: (left) View of Victoria Parka nd contemporary park structure looking west from east side
of David Street (right) Detail view of Victoria Park and contemporary structure looking north-west from
Figures 16 & 17: (left) View of Victoria Park and parking lot looking west from west side of David Street
(right) View of Jubilee Drive entrance to park looking south-west towards stone entrance feature from west
Figures 18 & 19: (left) View of Victoria Park open area known as'the commons' and Clock Tower looking
north-east from east side of David Street (right) Detail view of Victoria Park and ClockTower looking east
from west side of David Street (Source: MHBC, 2017).
November, 2017 MHBC 130
Heritage Impact Assessment
51 David Street, City of Kitchener
Figures 20&21: (left) View of David Street looking north from the middle of David Street (right) View of
f Street (Source: MHBC, 2017).
Figures 22 & 23: (left) View of David Street looking north from west side of David Street *note parking lot
and contemporary park structure to the left (right) View of Victoria Park clock tower looking north-west
from west side of David Street (Source: MHBC, 2017).
Figures 24 & 25: (left) View of parking lot to the north (contiguous) of the subject property, looking east
from west side of David Street (right) View of entrance to parking structure located south (contiguous) to
the subject property, looking east from west side of David Street (Source: MHBC, 2017).
November, 2017 MHBC 131
Heritage Impact Assessment
51 David Street, City of Kitchener
The subject property is currently vacant. Views towards the subject property looking east from
David Street provide views of several high-rise multi -residential buildings located within the
context of the subject property.
i no ti
fir,
Figures 26&27: (left) View of subject property looking east from west side of David Street (right) View of
subject property looking east from east side of David Street (Source: MHBC, 2017).
Figures 28 & 29: (left) View of parking lot to the north (contiguous) of the subject property, looking east
from west side of David Street (right) View of entrance to parking structure located south (contiguous) to
the subject property, looking east from west side of David Street (Source: MHBC, 2017).
November, 2017 MHBC 132
Heritage Impact Assessment
57 David Street, City of Kitchener
7.o Evaluation of Cultural Heritage Resources
The following sub -sections of this report provide an evaluation of the subject property as per
Regulation 9/06 of the Ontario Heritage Act. These criteria have been adopted as standard
practice in determining significant cultural heritage value or interest.
The subject property is currently vacant as two residential buildings constructed c. 1890 formerly
located on the subject property was approved for demolition as per HPA-2014-V-009 in 2014.
While this is true, cultural heritage value can be attributed to lands without the presence of built
heritage features. As such, the following focuses on an evaluation of cultural heritage value of the
property located at 51 David Street, Kitchener as a potential cultural heritage landscape (CHL),
which includes views, vistas, and natural heritage features.
7.1 Evaluation Criteria
Ontario Regulation 9/06 prescribes that that: A property may be designated under section 29 of
the Act if it meets one or more or the following criteria for determining whether it is of cultural
heritage value or interest:
The property has design value or physical value because it,
i. is a rare, unique, representative or early example of a style, type, expression, material or
construction method,
ii. displays a high degree of craftsmanship or artistic merit, or
iii. demonstrates a high degree of technical or scientific achievement.
2. The property has historical value or associative value because it,
i. has direct associations with a theme, event, belief, person, activity, organization or
institution that is significant to a community,
ii. yields, or has the potential to yield, information that contributes to an understanding
of a community or culture, or
iii. demonstrates or reflects the work or ideas of an architect, artist, builder, designer or
theorist who is significant to a community.
3. The property has contextual value because it
i. is important in defining, maintaining or supporting the character of an area,
ii. is physically, functionally, visually or historically linked to its surroundings, or
iii. is a landmark.
November, 2077 MHBC 133
Heritage Impact Assessment
57 David Street, City of Kitchener
7.251 David Street
7.2.1 Evaluation of Design/Physical Value
As the subject property formerly contained buildings which were approved for demolition as per
HPA-2014-V-009 in 2014, the property does not contain any built heritage resources. The subject
property does not contain natural features, with the exception of one tree towards the south of
the lot. The tree is not of cultural heritage value or interest as it appears to be a more recent
planting and is not part of a comprehensive landscape or garden feature. The subject property
does not have significant cultural heritage value related to a rare, unique, representative, or early
material or construction method, which includes designed gardens or landscapes. The subject
property does not include any significant landscape features or designed natural features which
are an integral or intentional part of the Victoria Park or the David Street streetscape.
7.2.2 Evaluation of Historical or Associative Value
The property located at 51 David Street has been demonstrated to have originally been part of
the former Joseph Schneider farm complex, which is also true for the majority of lands which now
constitutes downtown Kitchener. The subject property was subdivided after the 1890s and was
developed for residential use. The subject property was not part of the comprehensive plan of
Victoria Park, which was opened to the public in 1896. No historical documentation has been
found that would support that the subject property is associated with any former land owners
which are significant to the local community or the City of Kitchener.
7.2.3 Evaluation of Contextual Value
The property located at 51 David Street is part of the Victoria Park Heritage Conservation District.
The Victoria Park HCD Study states that the District is significant for its views and vistas, tree -lined
historic streetscapes surrounding Victoria Park, built heritage resources (including early factories,
residences, and churches), as well as its socially oriented and stable atmosphere (Victoria Park
HCD Study, 1995).
The Victoria Park HCD Study notes that David Street is characterized by mature trees along a
boulevard on the west side of the Street, and with apartment buildings along the east side of the
Street. The Victoria Park HCD Study recognizes that contemporary apartment buildings
constructed after the 1960s reflect changing working conditions, preferences, and architectural
styles which enhances the District as a 'diverse and living entity'.
The Victoria Park HCD Study also notes that,
November, 2077 MHBC 134
Heritage Impact Assessment
57 David Street, City of Kitchener
The architectural heritage of apartment buildings within the District demonstrates
the changing taste and preference of residential accommodation in the District.
The Victoria Park HCD Study identifies that the District is emphasized by an urban composition,
having 9 streets that face Victoria Park which are lined with mature trees and are enclosed by
rows of houses. The David Street streetscape does not provide a lineal view into Victoria Park and
is not an enclosed Vista which is recommended to be conserved.
David Street is not associated with a monumental vista as per the VP HCD Study or Plan; however,
vistas along David Street towards both Joseph Street and Courtland Avenue are lined with mature
trees and provide views into Victoria Park along David Street. In particular, views into Victoria Park
from the subject property include views of the Victoria Park clock tower across an open area
known as'the commons'.
Buildings and linear plantings along David Street are identified in the VPHCD Study as 'framing'
views along David Street. David Street is identified as a 'medium value' scenic route in the HCD
Study document. Therefore, framed views along David Street within the context of the subject
property is identified as significant and should be maintained.
Due to the proximity of the subject property to Victoria Park, the property retains a degree of
contextual value as it provides views towards Victoria Park. While David Street was formerly part of
a cohesive Streetscape which displayed primarily Berlin Vernacular houses towards the end of the
19th century, the east side of David Street is now dominated by contemporary multi -unit
residential buildings and is recognized in the Victoria Park HCD Study and Plan as reflecting the
changing preferences of the neighbourhood.
7.2.4 Heritage Attributes
As the subject property is currently vacant, no built heritage resources have been identified.
However, the following attribute related to vistas can be applied to the subject land:
• Views from the subject property and the east side of David Street towards Victoria Park,
and views towards the north and south along the David Street streetscape.
November, 2077 MHBC 135
Heritage Impact Assessment
57 David Street, City of Kitchener
7.3 Summary of Evaluation
Ontario Regulation 9/06 51 David Street
1. Design/Physical Value
L Rare, unique,
representative or early
example of a style,
type, expression,
material or
construction method
ii. Displays high degree of
craftsmanship or
artistic merit
iii. Demonstrates high
degree of technical or
scientific achievement
2. Historical/associative value
L Direct associations with
a theme, event, belief,
person, activity,
organization,
institution that is
significant
ii. Yields, or has potential
to yield information
that contributes to an
understanding of a
community or culture
iii. Demonstrates or
reflects the work or
ideas of an architect,
artist, builder, designer,
or theorist who is
significant to the
community.
3. Contextual value
L Important in defining, Frames the David Street streetscape (formerly) with a single -
maintaining or detached residential building and proposed for a multi -unit
supporting the
character of an area residential building.
ii. Physically, functionally, The property is historically linked to its surroundings as part of
visually, or historically the formerJoseph Schneider complex and subsequent residential
linked to its
surroundings development of lands surrounding Victoria Park.
iii. Is a landmark X
November, 2077 MHBC 136
Heritage Impact Assessment
51 David Street, City of Kitchener
8.o Description of Proposed Development
The proposed development of the subject property includes the construction of a 6 storey, 30
unit stepped -back residential building fronting David Street (being stepped back at the 4th, 5th,
and 6th storeys). The development proposes 10 one bedroom units and 20 two bedroom units. A
total of 25 parking spaces are proposed with stacked parking internal to the building. The
proposed design includes contemporary materials such as stone cladding, steel and glass. The
proposed design is of its own time and does not attempt to replicate elements or features of
genuine historical buildings located within the Victoria Park neighbourhood.
I J. .1
F7_
'I h rd�
r�p,r syr YA y
Figure 30: Site Plan (Source: NEO Architecture Inc., 2017)
November, 2017 MHBC 137
Heritage Impact Assessment
51 David Street, City of Kitchener
Figure 33: East and West Elevations (Source: NEO Architecture Inc. ,2017)
Figure 34: View of proposed north elevation looking south (Source: NEO Architecture Inc. ,2017)
November, 2017 MHBC 139
Heritage Impact Assessment
51 David Street, City of Kitchener
Figure 35: View of proposed west and south elevations looking north (Source: NEO Architecture Inc.
,2017)
November, 2017 MHBC 140
tag
Figure 35: View of proposed west and south elevations looking north (Source: NEO Architecture Inc.
,2017)
November, 2017 MHBC 140
Heritage Impact Assessment
51 David Street, City of Kitchener
Figure 36: View of proposed west (front) elevation looking east (Source: NEO Architecture Inc. ,2017)
November, 2017 MHBC 141
Heritage Impact Assessment
57 David Street, City of Kitchener
9.0 Impacts of the Proposed Development
9.1 Introduction
The following sub -sections of this report will provide an analysis of impacts which are anticipated
as a result of the proposed redevelopment as they relate to the identified cultural heritage
resources. This HIA has identified that built cultural heritage resources are not located on the
subject property. However, views towards Victoria Park and along the David Street streetscape
(north and south) have been identified as a significant attribute of the Victoria Park HCD as per the
VPHCD Study and Plan.
As the subject property is currently vacant and has been demonstrated to not contain significant
cultural heritage resources or be part of a cultural heritage landscape, the following analysis of
impacts of the proposed development is divided into two main sections:
• Conformity with the Victoria Park HCD Plan regarding new development; and
• Impacts of the proposed development on adjacent properties located within the Victoria
Park Heritage Conservation District.
9.2 Classifications of Impacts
There are three classifications of impacts that the effects of a proposed development may have
on an identified cultural heritage resource: beneficial, neutral or adverse. Beneficial impacts may
include retaining a resource of cultural heritage value, protecting it from loss or removal,
restoring/repairing heritage attributes, or making sympathetic additions or alterations that allow
for the continued long-term use of a heritage resource. Neutral effects have neither a markedly
positive or negative impact on a cultural heritage resource. Adverse effects may include the loss
or removal of a cultural heritage resource, unsympathetic alterations or additions which remove
or obstruct heritage attributes. The isolation of a cultural heritage resource from its setting or
context, or the addition of other elements which are unsympathetic to the character or heritage
attributes of a cultural heritage resource are also considered adverse impacts. These adverse
impacts may require strategies to mitigate their impact on cultural heritage resources.
The impacts of a proposed development or change to a cultural heritage resource may occur
over a short or long term duration, and may occur during a pre -construction phase, construction
November, 2077 MHBC 142
Heritage Impact Assessment
51 David Street, City of Kitchener
phase or post -construction phase. Impacts to a cultural heritage resource may also be site specific
or widespread, and may have low, moderate or high levels of physical impact.
9.3 Impacts of the Proposed Development
The following will provide an analysis of whether or not the proposed development conforms to
the applicable policies of the Victoria Park Heritage Conservation District Plan which are related to
new building construction, streetscapes, and land use.
9.3.1 Conformity with the Victoria Park HCD Plan
Part 1, Section 1.2 of the Victoria Park HCD Plan provides the following goals for the overall
conservation of the District as it relates to the proposed development for the subject property:
Physical Goals
A primary goal of the Plan is to conserve and maintain the visible history
of the Victoria Park Area, including its historic buildings, landscapes and
streetscapes. This will be achieved by the following goals:
• Encouraging the retention and conservation of historic buildings and
landscapes;
• Guiding the design of new work to be compatible with the historic,
• Introducing features that will enhance the character and visual
appeal of the Area, including distinctive landscaping, street lighting
and signage; and
• Promoting heritage conservation as a positive in the development of
the Area; and
• Achieving a cohesive, well designed and identifiable area.
These goals for the physical environment are elaborated upon in Part 2 of the VPHCD Plan
(Conservation and Design), which provides policies regarding new buildings in Section 2.2. Here,
the Victoria Park HCD Plan identifies that the Queen Street South corridor is zoned to permit high
density development and that 'new high density, high rise buildings can be the heritage of
tomorrow'. The main goal is to 'ensure that new development enhance the historic and civic
character of Queen Street South' which is achieved through building style, profile, massing, and
materials. The following policies of the VPHCD Plan specifically relate to the Queen Street South
corridor, but may be applied to the subject property as they are both identified as being
developed as higher density residential areas. The VPHCD Plan does not provide policies
specifically related to new development for the David Street streetscape.
November, 2017 MHBC 143
Heritage Impact Assessment
57 David Street, City of Kitchener
The Victoria Park HCD Plan provides the following policies regarding new buildings which may be
applied to the subject property:
Public Realm - New buildings shall contribute to the public realm of Queen Street
South, which is perceived as an historic, gracious and tree -lined thoroughfare.
Pedestrian Scale - New building shall emphasize a human scale that creates a
comfortable, safe and livable streetscape. Ground floor uses which can animate
and enliven the public street are encouraged.
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.
Location - New building shall be located to create streetscape continuity and
pedestrian scale.
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 breaking up of the building mass.
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 carrying building finishes and textures.
Materials - Materials typical of the historic Area, such as brick, shall be used.
Roofs - Roofs shall be designed to create an attractive skyline and screen roof
equipment.
Windows - The appearance, placement, and proportion of windows shall be
complementary to historic windows in the Areal if possible.
Verandahs - Verandahs shall be incorporated, wherever possible, to continue an
historic tradition in the Area.
Colours - Colours of paint and materials shall be complementary to the historic
character of the Area.
Landscaping - Landscaping should enhance new building and the Queen Street
South streetscape. Landscaping should create continuity in the streetscape
between adjacent properties, where possible.
November, 2077 MHBC 144
Heritage Impact Assessment
51 David Street, City of Kitchener
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 — Landscaping should buffer high density buildings from low density
where required.
The proposed development conforms to these policies as the new building will not obstruct or
interrupt the established character of the David Street streetscape which includes linear plantings
of mature trees along the west side of David Street. The proposed residential development will
not impede upon the public realm and will frame views north and south along David Street as
established by existing contemporary residential developments located along the east side of
David Street. The proposed design of the building continues to provide views towards Victoria
Park from the street and from newly created residential units and their associated
balconies/terraces above the third storey.
The proposed design animates the streetscape at the pedestrian level through a high quality
design which includes an emphasized stringcourse/horizontal band of the canopy which
separates the human door and the garage door facing David Street with the residential units
above. In addition, the design is complementary to the character of the streetscape as its
proposed scale and massing is 6 storeys towards the interior of the lot, being stepped back after
the third storey. This is subordinate and complementary to the 4 storey multi -unit residential
building located to the north at 31-43 David Street and the 14 storey apartment building located
at 310 Queen Street South (which provides an underground parking entrance at David Street,
adjacent to the subject property to the south). The proposed design effectively blends in the
mixed densities and building heights of the immediate area through the use of a stepped -back
roofline above the third storey and the use of various textures and fenestration, which breaks up
the vertical visual impact of the building.
The proposed design of windows, doors, balconies, and other elements are contemporary and
are complementary to the character of the immediate area, which is dominated by other
contemporary multi -unit residential buildings of various time periods of the 201h century. While
the Victoria Park HCD Plan recommends the use of materials typical of the 'historic Area', (such as
brick) be used, the subject property is located within a context which supports the use of more
contemporary building materials. The adjacent buildings are of contemporary design and
therefore the predominant use of materials typical of other parts of the District (including those
along Queen Street South such as the 'Bread and Roses' development) would not be in keeping
with the established character of the east side of the David Street streetscape north of Courtland
November, 2017 MHBC 145
Heritage Impact Assessment
57 David Street, City of Kitchener
Avenue. The proposed colour palette of the proposed design includes neutral tones which are
typical of the proposed stone cladding, steel, and glazing materials which complement the
adjacent contemporary buildings.
While the size of the lot restricts space available for any verandahs at -grade, the proposed design
incorporates 3 terraces/balconies above the third storey and offices at grade thereby animating
the David Street streetscape.
The new building proposes a 3.0 metre front yard setback which is consistent with the setbacks of
existing buildings located along the east side of David Street. The property located at 31-43 David
Street (north of the subject property) provides a setback of approximately 3.8 metres. The
underground parking entrance for the property located at 310 Queen Street is setback
approximately 2.5 metres from David Street.
The proposed development includes a small low-lying landscaped area at the building's frontage,
thereby complementing the existing landscaping along David Street.
The Victoria Park HCD Plan provides additional policies regarding streetscapes, which are
identified as contributing to the significant character of the Victoria Park HCD. Streetscapes (such
as the David Street streetscape) include tree -lined streets, views of Victoria Park, and entrance
gates (for example). Section 2.4 of the VPHCD Plan provides the following policies regarding
streetscapes:
Policies and Guidelines - Streetscapes in the Victoria Park Area shall be conserved
and enhanced with regard to the following Policies and Guidelines:
Street Trees - Street trees are one of the most important elements in defining the
character of the District. They extend the ambiance of Victoria Park as landscape
corridors into the residential neighbourhoods. The Guidelines are as follows:
Street trees are considered an essential part of the park -like character of the Area
and should be conserved and enhanced.
Full sized trees with the capacity to form a broad overhead canopy should
continue to be planted in the boulevards of all residential streets.
A diversity of tree species should be selected which have green leaves throughout
the summer and a broad spreading crown at maturity.
Pruning should be done in a manner to enhance the form and health of the tree
wile accommodating hydro wires.
November, 2077 MHBC 146
Heritage Impact Assessment
57 David Street, City of Kitchener
Trees should be planted both in the street boulevard to maintain a tree edge to
the roadway and also as far back from the traveled portion of the street as possible
to avoid salt stress.
Where possible, overhead wires should be buried.
The proposed development of the subject property does not result in the removal of any mature
trees or significant landscaping features which frame views along the David Street streetscape.
Part 2, Section 2.1 and 2.5 of the Victoria Park HCD Plan provides the following goals, principles
and policies regarding land use:
Part 2, Section 2.1 of the VPHCD Plan provides that,
Use of land, height, density and parking are regulated by the Kitchener Municipal
Plan and Zoning By-law.
2.5 Land Use
Goal - To ensure that land use policies and zoning support the conservation and
enhancement of the historic character, buildings and landscape of the Victoria
Park Area.
Rationale - The existing residential areas are designated to remain relatively
unchanged. This supports conservation of the historic building and character.
Victoria Park is designed as open space. This supports conservation of the historic
landscape. The Queen Street South corridor, however, is designated for significant
intensification through increased building density and height north of Courtland
Avenue, and moderate intensification to the south. To ensure the historic
character of the corridor is conserved and enhanced, innovative design
approaches are required to counterbalance the permitted high density land use
designation.
Principles:
Zoning - The prevailing land use and zoning designations are not changed.
Design - Additions, conversions and new building shall be designed to
complement and enhance the historic character, building and landscapes of the
Area, particularly in the Queen Street South corridor that is designated for high
density redevelopment.
November, 2077 MHBC 147
Heritage Impact Assessment
51 David Street, City of Kitchener
Policies — The Building Conservation Policies for Additions, Conversions,
Demolitions and New Building shall be followed, particularly in the Queen Street
South corridor.
Guidelines — The Building Conservation Guidelines shall be promoted.
The proposed development is consistent with these guidelines and policies as the proposed use
remains residential and is consistent with the City of Kitchener Zoning By-law. The proposed
development is consistent with the established character of the east side of David Street and
frames and enhances views of the David Street streetscape and west, into Victoria Park. The
proposed development does not result in the alteration or demolition of any existing built
heritage resources. In order to facilitate the proposed development, the following minor variances
are required:
1. Relief from the rear yard to permit a 5.0 metre setback whereas 7.5 metres is required
(variance of 2.5 metres);
2. Relief from the maximum height limit of 13.5 metres within a 30 metre setback of the
David Street street line whereas a height of 20.13 metres is provided within a 30 metre
setback of the David Street street line (variance of 6.63 metres); and
3. Relief from 4 required visitor parking spaces whereas none are provided (variance of 4
visitor parking spaces).
The proposed development has been demonstrated to conform to the policies of the Victoria
Park Heritage Conservation District Plan. The required variances of the proposed development
have been evaluated and are not anticipated to result in any adverse impacts to the Victoria Park
HCD.
The proposed variance for the rear yard setback of 5.0 metres is not anticipated to have an
adverse impact on the Victoria Park HCD. The proposed variance will not have an adverse impact
on the David Street streetscape or any adjacent cultural heritage resources as the surrounding
lands are either landscaped open space or paved parking lots. The building located at 290 Queen
Street South (which shares a rear lot line with the subject property) includes a large open
landscaped space towards the rear of the lot, thereby providing a buffer between the two
multiple -residential buildings.
The required variance to permit a building height of 20.13 metres within a 30 metre setback of
David Street is required in order to push the building mass towards the interior of the lot. This will
enable the construction of a podium fronting David Street which is 3 storeys in height (10.98
metres). This creation of a stepped -back building mass in order to push the bulk of the
construction towards the interior of the lot will maintain the existing character of David Street
while accommodating increased density.
November, 2017 MHBC 148
Heritage Impact Assessment
57 David Street, City of Kitchener
The proposed variance for relief from 4 parking spaces is not anticipated to result in an adverse
impact as all parking for the proposed development will be located underground (internal to the
building) and will not be visible from the David Street streetscape. On-site parking is also available
along David Street.
9.3.2 Impacts to Adjacent Heritage Resources
The following will evaluate any adverse impacts which may result on the adjacent properties
which includes the following:
• Victoria Park (located opposite (west) of the subject property across David Street);
• The David Street streetscape;
• 290 Queen Street South (providing parking access at David Street, contiguous to the
subject property); and
• 310 Queen Street South, located contiguous (south) of the subject property (excluded
from the Victoria Park HCD boundary and not designated under Part V of the Ontario
Heritage Act).
The following analysis of impacts of the proposed new development adjacent to the CCNHCD is
guided by the Heritage Toolkit of the Ministry of Tourism, Culture and Sport. Here, the Toolkit
outlines potential sources of adverse impacts as follows:
• Destruction: of any, or part of any significant heritage attributes or features;
• Alteration: that is not sympathetic, or is incompatible, with the historic fabric and
appearance:
• Shadows: created that alter the appearance of a heritage attribute or change the viability
of a natural feature or plantings, such as a garden;
• Isolation: of a heritage attribute from its surrounding environment, context or a
significant relationship;
• Direct or Indirect Obstruction: of significant views or vistas within, from, or of built and
natural features;
• A change in land use: such as rezoning a battlefield from open space to residential use,
allowing new development or site alteration to fill in the formerly open spaces;
• Land disturbances: such as a change in grade that alters soils, and drainage patterns that
adversely affect an archaeological resource.
The proposed construction of the stepped -back 6 storey multi -unit residential building will not
result in the destruction or alteration of any significant heritage features as the subject property is
currently vacant.
November, 2077 MHBC 149
Heritage Impact Assessment
51 David Street, City of Kitchener
The isolation of cultural heritage resources occurs when the resource is separated, removed, set
apart from, or disconnected from its surroundings or context. The proposed development will not
result in the isolation of any heritage resource as none are existing on the subject property and
the adjacent properties to the north, east, and south have been developed with parking lots and
contemporary apartment buildings. The proposed development will provide for a continuation of
the established residential character of the streetscape.
As demonstrated in the previous sub -section of this report, the proposed development will
continue to frame views of the David Street streetscape and will not obstruct views towards the
west into Victoria Park. The proposed development does not result in a change in land use. Land
disturbances associated with the proposed development will not result in any adverse impacts to
built heritage resources or landscapes. The presence of archaeological resources is to be
determined by the City in consultation with professional/licensed archaeological consultants at
their discretion.
As the proposed development is stepped -back, being 3 storeys fronting David Street, and 6
storeys towards the rear of the lot, the building is not anticipated to create shadows which would
have an adverse impact on the David Street Streetscape or Victoria Park. Any shadows cast
towards the north, east, or south are not anticipated to have an adverse impact on cultural
heritage resources as these lands are primarily used as parking lots or landscaping.
In conclusion, the proposed development is considered a neutral impact to the overall CCNHCD
and no adverse impacts have been identified.
November, 2017 MHBC 150
Heritage Impact Assessment
51 David Street, City of Kitchener
10 e o Consideration of Development
Alternatives, Mitigation Measures and Conservation
Recommendations
0.1 Alternative Development Approaches
The following have been identified as development alternatives that may be considered as part of
the heritage planning process. As the subject property does not include any built cultural
heritage resources, the range of development alternatives is limited.
1. Do nothing
This option would result in the continued vacancy of the property located at 51 David Street. The
existing vacancy does not enhance or complement the David Street streetscape. This option
would preclude the redevelopment of the property and is not recommended.
1 0.2 Mitigation Recommendations
Mitigation recommendations are not required as the proposed development has been
demonstrated to a) conform with the policies and guidelines of the Victoria Park Heritage
Conservation District for new development and b) will not result in adverse impacts to adjacent
cultural heritage resources, which includes views towards Victoria Park and the character of the
David Street streetscape.
1 0.3 Conservation
As the proposed development is not related to the removal, alteration, or adaptive re -use of any
built features which have been identified as having significant heritage value or interest, no
recommendations regarding conservation are necessary.
November, 2077 MHBC 151
Heritage Impact Assessment
51 David Street, City of Kitchener
11.O Recommendations and Conclusions
This Heritage Impact Assessment has reviewed the proposed development of the subject
property located at 51 David Street in terms of potential impacts on-site and adjacent, which
includes the overall Victoria Park Heritage Conservation District, the David Street streetscape, and
views towards Victoria Park.
As the subject property is currently vacant and do not contain any built heritage resources or
significant landscape features, the proposed development is not anticipated to result in any
adverse impacts to non -existing heritage resources on the subject property.
This Heritage Impact Assessment has identified that the proposed development is not located
adjacent (contiguous) to any cultural heritage resources located towards the north, east, or south
as the landscape is primarily dominated by contemporary multi -unit residential buildings (and
associated parking lots) along David Street and Queen Street South. It is, however, acknowledged
that the subject property is located adjacent to the David Street streetscape and provides views
towards Victoria Park, which has been identified as a significant attribute of the Victoria Park
Heritage Conservation District.
This HIA has demonstrated that the proposed construction of the 6 storey multi -unit residential
building is not anticipated to result in any adverse impacts to the overall character of the VPHCD
or the David Street streetscape as the proposed development conforms to the policies of the
Victoria Park HCD Plan regarding new development. While these policies appear to be primarily
intended for new development along the Queen Street South corridor, they can reasonably be
applied to the subject property as they have been increasingly affected by the demand for
intensification.
The Victoria Park HCD Study identifies that,
Queen Street South, north and slightly south of Courtland Avenue, is designated
for higher density development that now exists. In time, new building may be
expected. It is important that new building conserve and enhance the historic
character of the area. With innovative design, a compatible and exciting
integration of new and old can be achieved.
November, 2017 MHBC 152
Heritage Impact Assessment
51 David Street, City of Kitchener
The Victoria Park HCD Plan provides that,
It is considered a healthy challenge to heritage conservation - accommodating
change and contemporary redevelopment, which will become the heritage of
tomorrow.
In conclusion, no mitigation measures are required as the proposed development is not related to
the alteration, adaptive re -use or the removal of cultural heritage resources.
November, 2017 MHBC 153
Heritage Impact Assessment
51 David Street, City of Kitchener
12. o Sources
Bloomfield, Elizabeth and Linda Foster. Waterloo County Councillors: A Collective Biography. Caribout
Imprints, 1995.
City of Kitchener. Victoria Park Heritage Conservation District Study, 1995.
City of Kitchener. Victoria Park Heritage Conservation District Plan, 1996.
Eby, Ezra. A Biographical History of Early Settlers and their Descendants in Waterloo Township. Kitchener,
ON: Eldon D. Weber, 1971.
English, John and Kennedth McLaughlin. Kitchener.•An Illustrated History. Robin Brass Studio, 1996.
Government of Canada. Parks Canada. Standards and Guidelines for the Conservation of Historic Places in
Canada. 2010.
Hayes, Geoffrey. Waterloo County., An Illustrated History. Waterloo Historical Society, 1997.
Heritage Resources Centre. Ontario Architectural Style Guide. University of Waterloo, 2009.
Mills, Rych. Kitchener (Berlin) 1880-1960. Arcadia Publishing, 2002.
Mills, Rych and the Victoria Park 100th Birthday Historical Committee. Victoria Park, 100 Years of Park& Its
People: an historical and photographic essay on Victoria Park, Kitchener, Ontario. 1996.
Ministry of Tourism, Culture and Sport. InfoSheet#5 Heritage Impact Assessments and Conservation Plans,
2006
Moyer, Bill. Kitchener. Yesterday Revisited, An Illustrated History. Windsor Publications (Canada) Ltd., 1979.
Ontario Ministry of Culture. Ontario Heritage Tool Kit: Heritage Resources in the Land Use Planning
Process, InfoSheet #2, Cultural Heritage Landscapes. Queens Printer for Ontario, 2006.
Uttley, W.V. (Ben), A History of Kitchener, Ontario. The Chronicle Press: Kitchener, 1937.
W. V. Uttley and Gerald Noonan. A History of Kitchener., Wilfrid Laurier University Press, 1975
November, 2017 MHBC 154
Heritage Impact Assessment
57 David Street, City of Kitchener
Appendix A
Site Plan and Elevations (next page)
November, 2077 MHBC 155
�
\;\'\
x � �
z (
) 133HIS (11AM
[)
!
|�(
iD
-
. --
�
\;\'\
x � �
z (
) 133HIS (11AM
[)
!
4 s o a o §�=
E'b�� �1 _ �. e Tm
a $ d v I
N w N
—
oF c_
4 q -:
0
4
9--
°eNossE
[V
O
O „
ice*
N
o¢
N w
to
O ¢
N w
o
_
Tim'[
N w �
O
N � �
[V
O
O „
ice*
N
o¢
N w
to
O ¢
N w
of
O ¢
N w �
O
N � �
lV
pl
N LL
N LL
[V
O
N
O „
N =
LO
ID
Vl
O
N
O ,
N =
N =
N
0
4
9--
[V
O
N
O „
N =
ID
Vl
O
N
O ,
N =
N =
N
[V
O
O „
�
O =
iYl
O =
0
4
9--T[im'
[V
O
O „
�
O =
iYl
O =
co
co
La
Twil
qua
4
A!
Heritage Impact Assessment
57 David Street, City of Kitchener
Appendix B
Terms of Reference (next page)
November, 2077 MHBC 156
City of Kitchener
Community Services Department - Planning Division
Committee of Adjustment and Site Plan Applications
51 DAVID STREET
Heritage Impact Assessment - Terms of Reference
1.0 Subject Property
51 David Street
The subject property at 51 David Street is located within the Victoria Park Area Heritage
Conservation District (VPHCD). As such, it is designated under Part V of the Ontario
Heritage Act and subject to the policies and guidelines of the VPHCD Plan. A copy of the
District Plan is available online at
http://www.kitchener.ca/en/livinginkitchener/resources/Heritage plan victoria park.Pdf.
2.0 Proposed Development
These Heritage Impact Assessment Terms of Reference were prepared in response to
the pre -submission consultation meeting held on October 21, 2016, for the property
municipally addressed as 51 David Street, currently a vacant lot. The Terms of
Reference were prepared based on the pre -submission consultation application, which
identified the proposal details as residential redevelopment with a 30 -unit stepped,
terraced building fronting on David Street. The front facade proposes three -stories
topped by a terrace, stepping back to six stories at the rear.
3.0 Background
The City of Kitchener requires the submission of a Heritage Impact Assessment (HIA)
as part of complete Committee of Adjustment and Site Plan applications for the property
municipally addressed as 51 David Street. The following Terms of Reference shall be
used to fulfill the condition regarding completion and approval of an HIA prior to the
consideration of an application made under the Planning Act.
An HIA is a study to determine the impacts to known and potential cultural heritage
resources within a defined area proposed for future development or site alteration, or
where development is proposed adjacent to a protected heritage property. The study
shall include an inventory of all cultural heritage resources within the planning
application area and the adjacent cultural heritage resources of interest. The study
results in a report which identifies all known cultural heritage resources, evaluates the
significance of the resources, outlines the subject application or proposal and its
potential impacts on those cultural heritage resources and attributes; and makes
recommendations toward mitigative measures that would avoid or minimize negative
impacts to those resources.
4.0 Policy Context
Section 2 of the Planning Act indicates that Council shall have regard to matters of
Provincial interest, such as the conservation of features of significant architectural,
cultural, historical, archaeological or scientific interest. In addition, Section 3 of the
HIA - Terms of Reference - 51 David Street page 1
Planning Act requires that decisions of Council shall be consistent with the Provincial
Policy Statement (PPS).
Policy 2.6.1 of the PPS states that significant built heritage resources and significant
cultural heritage landscapes shall be conserved. Significant is defined as resources that
are valued for the important contribution they make to our understanding of the history of
a place, an event, or a people. Policy 2.6.3 states that authorities shall not permit
development and site alteration on adjacent lands to protected heritage property except
where the proposed development and site alteration has been evaluated and it has been
demonstrated that the heritage attributes of the protected heritage property will be
conserved.
Regional and municipal policies and guidelines also address the conservation of cultural
heritage resources. These policies establish the requirement for the submission of
studies as part of complete planning applications, including HIAs.
The VPHCD Plan also has policies which require new buildings be designed to be
compatible with the heritage characteristics of the District to help retain the overall visual
context of the area.
The HIA must consider the proposed Committee of Adjustment and Site Plan
applications in relation to all applicable Provincial, Regional and Municipal policies,
guidelines and principles, including: the Provincial Policy Statement; the Regional
Official Policies Plan or Regional Official Plan; the City's Official Plan; the VPHCD Plan;
and, recognized conservation principles (see Section 5.6).
The HIA will need to assess the potential impact of the subject applications and the
proposed development, and, if an impact is identified, then recommend mitigative
measures to avoid or reduce those impacts. These measures should be reflected in the
planning applications and the design of the development proposal submitted to the City
for consideration.
The proposed new construction will also require the submission and approval of a
Heritage Permit Application. The final approval of a Heritage Permit Application rests
with City Council. The applicant is strongly encouraged to submit a complete Heritage
Permit Application in conjunction with complete Committee of Adjustment and Site Plan
applications.
The HIA should also assess the impact of the new construction proposed in the Heritage
Permit Application. Approval of the HIA will be required prior to Site Plan Approval in
Principle. Issuance of a Heritage Permit will be made a condition of final Site Plan
Approval.
5.0 Heritage Impact Assessment Requirements
It is important to recognize the need for HIAs at the earliest possible stage of
development or alteration. When the property is the subject of a Planning application,
notice of an HIA requirement will typically be given at the pre -application meeting,
followed by written notification to include specific terms of reference. The notice will
inform the property owner of any known or potential heritage resources specific to the
subject property and provide guidelines to completing the HIA.
HIA - Terms of Reference - 51 David Street page 2
The following minimum requirements will be provided in this Heritage Impact
Assessment:
5.1 Present owner contact information for the property proposed for development
and/or site alteration.
5.2 A complete listing and full written description of the buildings and structures on
the subject and adjacent properties, as outlined below, including: buildings,
structures, building elements, building materials, architectural finishes, natural
heritage elements, and landscaping, as applicable. While it has been noted that
51 David Street is currently a vacant lot, the HIA will establish whether the parcel
contains significant built heritage resources or cultural heritage landscapes.
In this case, adjacent cultural heritage resources of interest include: the David
Street streetscape, Victoria Park, the integrity of the character of the VPHCD in
general, and the nearby former Victoria Public School, which is designated under
Part IV of the Ontario Heritage Act.
5.3 Documentation of the subject and adjacent cultural heritage resources of interest
to include: current photographs of each elevation of buildings, photographs of
identified heritage attributes and a site plan drawn at an appropriate scale to
understand the context of the buildings and site details.
5.4 An outline of the proposed development, its context, and how it will impact the
subject and adjacent cultural heritage resources of interest (buildings, structures,
and site details, including landscaping). In particular, the potential visual and
physical impact of the proposed development on the identified heritage attributes
of the subject and adjacent cultural heritage resources of interest shall be
assessed. This may include such issues as setbacks, height, massing,
relationship to natural and built heritage features, form, recommended building
materials, etc. The outline should also address the influence of the development
on the setting, character and use of the subject and adjacent lands, streetscape
and neighbourhood. In particular, the potential visual impact of the proposed
development on the identified heritage attributes of the subject and adjacent
cultural heritage resources of interest shall be assessed.
As part of this assessment, an angular plane analysis and 3D massing model to
scale will be provided, showing the front and side elevations from both
approaches on David Street, including other nearby buildings.
The HIA will also need to speak to how the details of the proposed design
(architecture, materials, colours, specifications, etc.) address the VPHCD Plan
policies and guidelines for New Buildings. The relationship of the building design
to the pedestrian scale on David Street will be of particular interest.
The HIA must consider potential negative impacts as identified in the Ministry of
Tourism, Culture and Sport's Ontario Heritage Tool Kit guide `Heritage
Resources in the Land Use Planning Process'. Negative impacts may include,
but are not limited to: shadows created that alter the appearance of a heritage
attribute; isolation of a heritage attribute from its surrounding environment,
context or a significant relationship; direct or indirect obstruction of views or
vistas within, from, or of built and natural features; etc. The outline should also
HIA - Terms of Reference - 51 David Street page 3
address the influence and potential impact of the development on the setting and
character of the adjacent cultural heritage resources of interest.
5.5 Options shall be provided that explain how the cultural heritage resources may
be conserved. Where the potential for impact on a cultural heritage resource and
specific attributes is identified, the HIA shall consider, evaluate and recommend
appropriate avoidance measures to mitigate impact. Each mitigative measure
should create a sympathetic context for the heritage resource.
5.6 Recommended mitigative measures must be evaluated on the basis of
established principles, standards and guidelines for heritage conservation. A
summary of these and how they are being used must be identified in the HIA.
Appropriate conservation principles may be found in publications such as: Parks
Canada's The Standards and Guidelines for the Conservation of Historic Places
in Canada; `Eight Guiding Principles in the Conservation of Built Heritage
Properties', Ontario Ministry of Tourism, Culture & Sport; and, the Ontario
Ministry of Tourism, Culture & Sport's Ontario Heritage Tool Kit (all available
online). As well, the relevant policies and guidelines of the VPHCD must also be
used and included.
5.7 Proposed impacts must be justified and explained as to any loss of cultural
heritage value on the streetscape/neighbourhood context.
5.8 Recommendations on conservation options, mitigative measures and/or
alternative development approaches shall be as specific as possible, using
written descriptions and illustrations where appropriate of locations, elevations,
materials, landscaping, etc.
5.9 The qualifications and background of the person(s) completing the HIA shall be
included in the report. The author(s) must demonstrate a level of professional
understanding and competence in the field of heritage conservation. The report
will also include a reference for any literature cited, and a list of people contacted
during the study when referenced in the report.
6.0 Summary Statement and Conservation Recommendations
The summary statement should provide a full description of:
• The significance and heritage attributes of the cultural heritage resources and
heritage conservation district.
• The identification of any impact the proposed development will have on the heritage
attributes of the cultural heritage resources and heritage conservation district.
An explanation of what conservation/mitigative measures, alternative development,
and/or site alteration approaches are recommended.
Clarification as to why specific conservation/mitigative measures, alternative
development and/or site alteration approaches are not appropriate.
7.0 Approval Process
Five (5) hard copies of the HIA and one electronic pdf format burned on CD shall be
provided to Heritage Planning staff. Both the hard and electronic copies shall be marked
with a "DRAFT" watermark background. The HIA will be reviewed by City staff to
HIA - Terms of Reference - 51 David Street page 4
determine whether all requirements have been met and to review the preferred option(s).
Following the review of the HIA by City staff, five (5) hard copies and one electronic copy
of the final HIA ("DRAFT" watermark removed) will be required. The copies of the final
HIA will be considered by the Director of Planning. Note that HIAs may be circulated to
the 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.
HIAs may be subject to a peer review to be conducted by a qualified heritage consultant
at the expense of the City of Kitchener. The applicant will be notified of Staff's comments
and acceptance or rejection of the report. An accepted HIA will become part of the
further processing of a development application under the direction of the Planning
Division. The recommendations within the final approved version of the HIA may be
incorporated into development related legal agreements between the City and the
proponent at the discretion of the municipality.
HIA - Terms of Reference - 51 David Street page 5
Heritage Impact Assessment
57 David Street, City of Kitchener
Appendix C
Curriculum Vitae (next page)
November, 2077 MHBC 157
EDUCATION
2006
Masters of Arts (Planning)
University of Waterloo
1998
Bachelor of Environmental Studies
University of Waterloo
1998
Bachelor of Arts (Art History)
University of Saskatchewan
CONTACT
540 Bingemans Centre Drive,
Suite 200
Kitchener, ON N2B 3X9
T 519 576 3650 x 744
F 519 576 0121
dcurrie@mhbcplan.com
www.mhbcplan.com
CU RRICU LUMVITAE
Dan Currie, MA, MCIP, RPP, CAHP
Dan Currie, a Partner and Managing Director of MHBC's Cultural Heritage Division,
joined MHBC Planning in 2009, after having worked in various positions in the
public sector since 1997 including the Director of Policy Planning for the City of
Cambridge and Senior Policy Planner for the City of Waterloo.
Dan provides a variety of planning services for public and private sector clients
including a wide range of cultural heritage policy and planning work including
strategic planning, heritage policy, heritage conservation district studies and
plans, heritage master plans, heritage impact assessments and cultural heritage
landscape studies.
PROFESSIONAL ASSOCIATIONS
Full Member, Canadian Institute of Planners
Full Member, Ontario Professional Planners Institute
Professional Member, Canadian Association of Heritage Professionals
SELECTED PROJECT EXPERIENCE
MASTER PLANS, GROWTH MANAGEMENT STRATEGIES AND POLICY STUDIES
Niagara -on -the -Lake, Corridor Design Guidelines
Cambridge West Master Environmental Servicing Plan
Township of West Lincoln Settlement Area Expansion Analysis
Ministry of Infrastructure Review of Performance Indicators for the Growth Plan
Township of Tiny Residential Land Use Study
Port Severn Settlement Area Boundary Review
City of Cambridge Green Building Policy
Township of West Lincoln Intensification Study & Employment Land Strategy
Ministry of the Environment Review of the D -Series Land Use Guidelines
Meadowlands Conservation Area Management Plan
City of Cambridge Trails Master Plan
City of Kawartha Lakes Growth Management Strategy
City of Cambridge Growth Management Strategy
City of Waterloo Height and Density Policy
City of Waterloo Student Accommodation Study
City of Waterloo Land Supply Study
City of Kitchener Inner City Housing Study
CONTACT
CU RRICU LUMVITAE
Dan Currie, MA, MCIP, RPP, CAHP
HERITAGE PLANNING
Town of Cobourg, Heritage Master Plan
Municipality of Chatham Kent, Rondeau Heritage Conservation District Plan
City of Kingston, Barriefield Heritage Conservation District Plan Update
Burlington Heights Heritage Lands Management Plan
City of Markham, Victoria Square Heritage Conservation District Study
City of Kitchener, Heritage Inventory Property Update
Township of Muskoka Lakes, Bala Heritage Conservation District Plan
Municipality of Meaford, Downtown Meaford Heritage Conservation District Plan
City of Guelph, Brooklyn and College Hill Heritage Conservation District Plan
City of Toronto, Garden District Heritage Conservation District Plan
City of London, Western Counties Cultural Heritage Plan
City of Cambridge, Heritage Master Plan
City of Waterloo, Mary -Allen Neighbourhood Heritage District Plan Study
City of Waterloo Rummelhardt School Heritage Designation
Other heritage consulting services including:
• Preparation of Heritage Impact Assessments for both private and public
sector clients
• Requests for Designations
• Alterations or new developments within Heritage Conservation Districts
• Cultural Heritage Evaluations for Environmental Assessments
DEVELOPMENT PLANNING
Provide consulting services and prepare planning applications for private sector
clients for:
540 Bingemans Centre Drive,
Suite 200
Kitchener, ON N2B 3X9
T 519 576 3650 x 744
F 519 576 0121
dcurrie@mhbcplan.com
www.mhbcplan.com 2
• Draft plans of subdivision
• Consent
• Official Plan Amendment
• Zoning By-law Amendment
• Minor Variance
• Site Plan
140111[4 �_i Col
2016
Master of Arts in Planning,
specializing in Heritage
Planning
University of Waterloo,
School of Planning
2010
Bachelor of Arts (Honours) in
Historical/Industrial
Archaeology
Wilfrid Laurier University
CONTACT
540 Bingemans Centre Drive,
Suite 200
Kitchener, ON N2B 3X9
T 519 576 3650 x 728
F 519 576 0121
vhicks@mhbcplan.com
www.mhbcplan.com
CURRICULUMVITAE
Vanessa Hicks,M.A.,C.A.H.P.
Vanessa Hicks is a Heritage Planner with MHBC and joined the firm after
graduating from the University of Waterloo with a Masters Degree in
Planning, specializing in heritage planning and conservation. Prior to Joining
MHBC, Vanessa gained practical experience working as the Program Manager,
Heritage Planning for the Town of Aurora, where she was responsible for
working with Heritage Advisory Committees in managing heritage resources,
Heritage Conservation Districts, designations, special events (such as the
annual Doors Open Ontario event), and heritage projects (such as the
Architectural Salvage Program). Vanessa provides a variety of research and
report writing services for public and private sector clients. She has
experience in historical research, inventory work, evaluation and analysis on a
variety of projects, including heritage conservation districts (HCDs), heritage
impact assessments (HIAs), cultural heritage evaluation reports (CHERs),
conservation plans, as well as Stages 1-4 archaeological assessments.
PROFESSIONAL EXPERIENCE
June 2016 - Cultural Heritage Specialist/ Heritage Planner
Present MacNaughton Hermsen Britton Clarkson Planning Ltd.
2012- Program Manager, Heritage Planning
2016 Town of Aurora
May 2012 - Heritage Planning Assistant
October 2012 Town of Grimsby
2007- Archaeologist
2010 Archaeological Research Associates Ltd.
CONTACT
540 Bingemans Centre Drive,
Suite 200
Kitchener, ON N2B 3X9
T 519 576 3650 x 728
F 519 576 0121
vhicks@mhbcplan.com
www.mhbcplan.com
CURRICULUMVITAE
Vanessa Hicks,M.A.,C.A.H.P.
SELECT PROJECT EXPERIENCE
HERITAGE IMPACT ASSESSMENTS (HIAs)
Heritage Impact Assessment
-'Southworks', 64 Grand Avenue South, City of
Cambridge
Heritage Impact Assessment
- 47 Spring Street Waterloo, Albert/MacGregor
Neighbourhood HCD
Heritage Impact Assessment
- 107 Concession Street, City of Cambridge
Heritage Impact Assessment
— 33 Laird Drive, City of Toronto
Heritage Impact Assessment
— Badley Bridge, part of a Municipal EA Class
Assessment, Township of Centre Wellington
Heritage Impact Assessment
— 362 Dodge Drive, City of Kitchener
Heritage Impact Assessment
— 255 Ruhl Drive, Town of Milton
Heritage Impact Assessment
— 34 Erb Street East, City of Waterloo
CULTURAL HERITAGE EVALUATION REPORTS (CHERs)
Cultural Heritage Evaluation Report - Dunlop Street West and Bradford Street,
Barrie - Prince of Wales School and Barrie Central Collegiate Institute
Cultural Heritage Evaluation Report - Lakeshore Drive, Town of Oakville
Cultural Heritage Evaluation Report - 317 Mill Street, 28/30 Elizabeth Street
South, 16 Elizabeth Street South, Town of Richmond Hill
Cultural Heritage Evaluation Report — Queen Victoria Park Cultural Heritage
Landscape
HERITAGE CONSERVATION DISTRICTS (HCDs)
Heritage Conservation District Study — Southeast Old Aurora (Town of Aurora)
CONSERVATION PLANS
Strategic Conservation Plan — Queen Victoria Park Cultural Heritage
Landscape
SPECIAL PROJECTS
Artifact Display Case -Three Brewers Restaurant(275 Yonge St., Toronto)
FA
200-540 BINGEMANS CENTRE DRIVE KITCHENER / ONTARIO /N2B3X9 / T:519.576.3650 / F:519-576-0121 / WWW.MHBCPLAN.COM
III
MHBC
PLANNING
URBAN DESIGN
& LANDSCAPE
ARCHITECTURE