HomeMy WebLinkAboutHK - 2018-06-05 - Item 6 - Heritage Impact Assessment - 10 Duke Street West
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Heritage PersonnelHeritage Experience
Table of ContentsExecutive Summary1.0 BACKGROUND 1.1 Introduction1.2 Methodology1.3 Contact Information2.0 RESEARCH / ANALYSIS2.1 Context2.2 Historical Occupancy and Evolution2.3
Architectural Description and Existing Conditions2.4 Description of Cultural Heritage3.0 STATEMENT OF SIGNIFICANCE 3.1 Description of Property3.2 Statement of Cultural Heritage Value
or Interest 4.0 CONSERVATION APPROACH AND RECOMMENDATIONS 4.1 Summary of Conservation Principles4.2 Proposed Development and Potential Heritage Impacts 4.3 Considered Alternatives
and Mitigation Strategies4.4 Recommendations4.5 Process and Next Steps 5.0 REFERENCES ReferencesAPPENDICES
10 duke street west - heritage impact assessment
mccallumsather page iv
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executive summary
executive summary
Maintain appropriate physical relationships and visual settings that Preserve the historic character of the building at 10 Duke Street West and do not over repair or restore. Respect
the uniqueness of the building in its materials and detailing. Allow for new construction that relates to and conserves the essential form and integrity of the building at 10 Duke Street
West.overall heritage value of the buildings such as the material and composition of existing facades in the industrial vernacular.Maintain sightlines to the adjacent heritage and note-worthy
buildings on the street.
••••••
Measures to mitigate potential impacts consistent with recognized conservation principles including the Standards and Guidelines for the Conservation of Historic Places in Canada (Parks
Canada) and the Eight Guiding Principles in the Conservation of Built Heritage Properties (Ontario Ministry of Tourism, Culture and Sport) include:New development should maintain an
appropriate visual separation from the original building. It is recommended that the frontage on Duke St. West and Queen Street North, remain connected to the street. Any new building
adjacent to the 10 Duke St. W building should be contemporary as per Conservation Principle 7 - Legibility. It is recommended that any new work be distinguishable from original fabric
but respond to original proportions and composition.
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alteration that is not sympathetic, or is incompatible, with the historic isolation of a heritage attribute from its surrounding environment, conor of built heritage resources.
•••••
10 duke street west - heritage impact assessment
existing building at 10 Duke Street, and then to evaluate the impact of proposed changes for its adaptive reuse. If there are any negative impacts, the report will also provide recommendations
for mitigation strategies. In our research, both archival and primary, we have concluded that the cultural heritage.In this report, we reviewed the building to identify the features
that would be recommended for designation. Once the characteristics of the building's existing value has been established, design guidelines are provided to meaningfully incorporate
into an adaptive reuse project. This approach balances the desire to respect history, with the need to address contemporary concerns such as sustainability, urban design, accessibility
and compliance with the building code. The Heritage Impact Assessment (HIA) will establish the cultural heritage value criteria for heritage designation as per Regulation 9/06 of the
Ontario Heritage Act. The HIA assesses the potential impact of the subject applications and the Info Sheet No. 5 of the Ministry of Culture, Tourism and Sport Heritage Toolkit publication
Heritage Resources in the Land use Planning Process, potential negative impacts to cultural heritage resources include but are not limited to:
introduction
mccallumsather page vi
mcCallumSather was retained to guide and evaluate design during the development process. Prior to submission, mccallumSather and the design team worked together to form a strategy and
approach for the conservation and adaptation of the cultural resource on the site. Historical analysis, design recommendations and coordination are required to address both the existing
property and the resulting impact of the proposed alteration and construction Act.This report is created to evaluate the impacts of the proposed design on the original property. Recommendations
contained in this report are based on development on its status as a cultural heritage resource. In the report, both conservation and mitigation options are considered, where appropriate,
in order to propose a development which appropriately conserves, adapts and adds to its existing cultural resources. The adaptation strategy applies conservation principles balanced
with new construction techniques to mitigate any potential negative impacts to both the original structure and any unique or decorative features. A balanced approach to conservation
and adaptation has guided the development design in all areas and will continue to do so in future phases. The adaptive reuse strategy described in the HIA will provide a the site plan
approval process while the Conservation Plan will provide more information with respect to proposed alterations and will be a condition of Site Plan Approval.
1.1
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background
methodology
1.2
estions regarding the design or physical value, contextual value and
building, structure, monument, installation or and manufactured remnant complexes and main streets are listed as examples. maintain or conserve its cultural value?to be upgraded?public?
What physical or referential aspects of the building are most crucial to What is the structural condition of the building? What are the mechanical and electrical conditions? What
services need What are the opportunities to make the building more accessible to the
••Conservation and Adaptation: If the quintegrity have indicated that the building is of interest, the following questions should also be answered regarding any future development:
•••• The next stage of the project will include a conservation plan. It will explore the short, medium and long term scope of work for the building and give and the maintenance and
monitoring strategy after the development is complete.
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es this structure contribute to the continuity or character of
notable, rare or unique example of a particular architectural
es this structure occupy its original site?
style or type?material or method of construction?merits of design, composition, craftsmanship or details? Does the structure noteworthy? the street, neighbourhood or area? noteworthy?
or neighbourhood? notable landscaping or exterior features that complete the site? design features? Is this a notable structure due to sympathetic alterations that have taken place
over time? Does this property or structure have strong associations with and/ or contribute to the understanding of a belief, person, activity, organization or
Style: Is this a Construction: Is this a notable, rare or unique example of a particular Design: Is this a particularly attractive or unique structure because of the Continuity:
Do Setting: Is the setting or orientation of the structure or landscaping Landmark: Is this a particularly important landmark within the region, city Completeness: Does this
structure have other original outbuildings, Site: Do Alterations: Does this building retain most of its original materials and Condition: Is this building in good condition?
10 duke street west - heritage impact assessment
The research methodology gathers relevant data from the city archives (maps, all relevant stakeholders and consultants. In doing so, we intend to shed light on the following questions
as outlined by Ontario Regulation 9/06 under the Ontario Heritage Act in Stage 1: Design or Physical Value ••••Contextual Value ••••Integrity••••
mccallumsather page 8
page 9
background
T. 905.526.6700
F. 905.526.0906
157 Catharine St. N
Hamilton, ON L8L 4S4
101 Randall Drive, Unit B, Waterloo,
Josh Bedard (ibedard@abarchitect.ca)
Project Architect: ABA Architects
Ontario, Canada N2V 1C5 T. 519.884.2711
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Drew Hauser (drewh@mccallumsather.com)
Heritage Architect: mcCallumSather
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Christina Karney (christinak@mccallumsather.com)
contact information
•
1.3
10 duke street west - heritage impact assessment
Subject Site: 10 Duke St West(former Economical Insurance building)
mccallumsather Historical Map of Berlin 1900s page 10
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architecture
context
2.1
lowing much debate and controversy - the name of the city was changed to Kitchener after Herbert Kitchener, 1st Earl Kitchener, who died that year while serving as the Secretary of State
for War of the United Kingdom.The beginnings of Economical Mutual Fire Insurance Companyable in Canada when the Phoenix Assurance Company of London, England, began operations in this
country in 1804. The Halifax Insurance Company was to commence business in Canada in 1821.The Economical Mutual Fire Insurance Company of Berlin, Ontario, was founded 1871. At the
time, the small town had a population of 2,743 persons. As the name implies, Berlin was a settlement established by colonists of German extraction Hills, later as Ebytown, and named
Berlin in 1825. The founders were motivated The fear was also fueled by the potential danger to their individual properties.Fire insurance in small centres such as Berlin was expensive
and hard to get. There vigorous rivalry, jealousy and competi- tion between these communities in industry
---
10 duke street west - heritage impact assessment
Kitchener's history dates back to 1784, when the land was given to the Six Nations by the British as a gift for their allegiance during the American Revolution. From 1796 and 1798, the
Six Nations sold 38,000 hectares of this land to a Loyalist, Col. Richard Beasley.The portion of land Beasley purchased was remote but it was of great interest to German Mennonite farming
families from Pennsylvania. They wanted to live in an area that would allow them to practise their beliefs without persecution.Eventually, the Mennonites purchased all of Beasley's
unsold land, creating 160 eral families moved north to what was then known as the Sand Hills. One of those families, arriving in 1807, was the Schneiders, whose restored 1816 home -
the oldest building in the city - is now a downtown museum.In 1816, the Government of Upper Canada designated the settlement the Township of Waterloo. Much of the land, made up of moraines
and swampland interspersed with rivers and streams, was converted to farmland and roads.Immigration to the town increased considerably from 1816 until the 1870s - many of the newcomers
being of German (particularly Mennonite) extraction. In 1833, newly created County of Waterloo, elevating it to the status of village. The extension of the Grand Trunk Railway from
Sarnia to Toronto - and hence through Berlin - in July 1856 was a major boom to the community, helping to ignated a city. However, with the outbreak of the First World War in 1914 came
confront its cultural distinctiveness.
Subject Site: 10 Duke St West(former Economical Insurance building)Source: Downtown Districts, www.kitchener.ca
mccallumsather Downtown District page 12
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architecture
During his tenure and commitment with the rapid expansion of the Canadian economy following the Second World War, the affairs of the Company expanded rapidly. TheCompany was transacting
ten classes of insurance, and premium volume had reached $5,020,378 during the year 1955.North, built in 1915, was bursting at the seams and the need for larger and more possibility
of a new building. In 1948 the present site at Duke and Queen Streets, Kitchener, was acquired, and Messrs. Mathers & Haldenby, Architects, Toronto, February 22, 1952. Mathers & Haldenby
Architects are well known for their work on some of the more iconic buildings in Toronto, such as the Robarts Library at University of Toronto Campus, Queen's Park Complex, Roy Thompson
Hall, as well as the Public Archives and National Library Building in Ottawa.The building was featured in the “1854-1954 City of Talent Kitchener Centennial” ously for eighty-three
years.
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Senator William D. Euler, 1875 - 1961Kitchener Public Library
10 duke street west - heritage impact assessment
Queen Street North, Berlin, ON. Kitchener Public Library
It was the Town Hall of Berlin Ontario, where some forty residents assembled to of the company it only had 63 risks insured, and they may not have made it if the on Queen Street North,
in Berlin, ON. 1948, the seventh president, Senator William D Euler was elected to be President after his membership on the Board of Directors since 1926. Senator Euler following his
long life span of eighty-six years became one of Waterloo County's most distinguished citizens in both public and private life. He taught public school for six years, established a
business college, acquired an interest in Kitchener News Record and became President of that important newspaper - all the while he was active in public affairs as Berlin Alderman,
Mayor of Berlin in 1913-14, Member distinguished political career was marked by appointment as Minister of National Revenue, Minister of Trade and Commerce, and to the Senate of Canada
in 1935.
PROPOSED SITE:10 Duke Street West(former Economical Insurance)
Source: City of Kitchener, PARTS Central Plan 2016.
mccallumsather page 14
Built Heritage Resource
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architecture
Paquette Travers Lawyers (current tenants)Deutchmann LawMNP Ltd.Cunha & Skervin LLP Lawyers & NotariesCSB-System
•••••
the building until 1989.
historical occupancy and evolution
2.2
10 duke street west - heritage impact assessment
Head Office, Economical Mutural Fire Insurance Compancy, Kitchener, Waterloo. Date of photo unknown. Source: Economical Mutual Insurance Co., Annual Financial Statement, Dec. 31, 1976.
Kitchener Public Library
Ex Signage -
with character
not compatible
under windows
Areas of repair
mccallumsather page 16
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architecture
Structure, Brick Masonry: Currently in good condition.Stone sills, stone masonry foundations and detailing in good condition.Roof Assembly: Appears to be in good condition, except for
where Door and Windows: Windows and doors do not appear to be original. It is suspected that the original windows would have been double hung with wood frames and stiles. Replacement
windows look similar drywall. Heating / Air Conditioning: Building is conditioned to maintain current conditions. A new system may be required depending on the proposed usage.Electrical
/ Plumbing: Building is currently serviced but may require updates depending on new programme / use. Similar to above mechanical requirements.Acoustics / Noise Control: Acoustic ceilings
are throughout the interior of the building and noise does not appear to be an issue.Barrier Free: Building is currently not accessible from the street. A new elevator or ramp could
provide access from the street level to level 1. Review if hazardous material abatement is required. Existing Signage at the main entrance is compatible with existing character of the
building, but 'for lease' signs on the south and east facades detract from the heritage character of the building.
••••••••••••
Envelope Systems Code Compliance Miscellaneous
architectural visual description and existing conditions
2.3
10 duke street west - heritage impact assessment
10 Duke Street West is currently occupied and is well maintained. On March 13, 2018 mcCallumSather reviewed the property to assess current conditions from visual observations. More
detailed condition assessments may be undertaken as the building is rehabilitated and would be produced in conjunction with a Conservation Plan. to be stable and in need of only minor
repairs. The windows are not original but are in good condition. The current owners have continued to monitor and heat the building. As the development of the site moves forward, assessment
of the buildings will be an ongoing process, involving the lead architect, structural, mechanical and electrical engineers and the heritage consultant.
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mccallumsather Existing Plans page 18
Basement Level 2
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architecture
The building does not have exterior lighting directly fastened to the The landscape surrounding the building is simple but complements the building. which includes the existing stairwell,
elevator shaft, lobby and washrooms are ceramic tile. The stair railing features black metal spindles and newel posts with a brass railing. throughout the main entrance lobby but were
likely introduced in major renovation in the 1990s. The ceiling does not appear to be original and is suspended drywall with a circular cut out feature and pot lights. spaces and include
acoustic ceiling tiles, drywall partitions and painted white.
•••••
foundations. good heritage practices are being implemented.
Structural review of how to support any additions.
InteriorsProposed repairs, to conserve the exterior of the building include: ••••Other areas under review: •••
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Source: mcCallumSather - Site Visit Photos
Source: Edge - Existing Elevations
mccallumsather Existing Elevations page 20
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architecture
Source: Edge - Existing Elevations
10 duke street west - heritage impact assessment
Source: Edge - Existing Elevations
mccallumsather Existing Elevations page 22
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architecture
Source: Edge - Existing Elevations
10 duke street west - heritage impact assessment
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D 10 Duke Street W (subject Site - non- designated, listed building of interest)50 Queen Street N53 Queen Street N20 Weber Street S49 Queen Street15 Duke Street E22 Frederick Street80
Young Street120 Duke Street W200 King Street W
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Source: Map by mcCallumSather using google map and PARTS Central Plan 2016.
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Properties of interestPart IV Designation Part V Designation (district) Non- Designated building of heritage value or interest or within Civic Centre Neighbourhood (HCD plan)
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Source: Map by City of Kitchener Civic Centre Neighbourhood, August 2007.
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50 Queen Street North (Commerce House)
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Figure 4: 20 Weber Street (County of Waterloo Court House)20 Weber Street is a Designated under Part IV of the Ontario Heritage Act wThe building is a three storey precast concrete
structure in the form of a 'V' shape opening to the south, with the centre entrance to the foyer in the Conestoga wagon style. The building currently houses the Waterloo Region Architects
Inc.
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Figure 2: architectural style. The low-rise building was built in place of a former Lutheran Church and library properties.
description of adjacent cultural heritage
2.5
(St. Andrew's Presbyterian Church)
Queen Street North
10 Duke Street
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10 duke street west - heritage impact assessment
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Figure 1: Subject Site Figure 3: 54 Queen Street North is Designated under Part V Civic Centre Neighbourhood Heritage Conservation District. The original church was built in 1856,
and rebuilt in brick in 1907. There were two items salvaged from the original wooden wooden clock to the right of the pulpit. Extensive renovation as a result of a growing congregation
have taken place from 2008-2013. These renovations new windows, boiler and the historic plaster work in the sanctuary. See City of Kitchener Civic Centre Neighbourhood, August 2007.
(Government of Canada Building)
Duke Street East
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Figure 8: 73 Young Street 73 Young Street is a church building with a house facing Duke Street attached.Catholic Church was completed in 1903. The Gothic style church follows the shape
of a Latin Cross. The building is comprised of mainly red brick which ties back to the vernacular architectural context of the site.
Figure 6: Built in 1937 to 1938, the modern classical style is constructed of stone-clad concrete and has two central sections with two projecting entry bays framed by the footprint
of the building.
(St. Peter's Lutheran Church)
49 Queen Street North22 Frederick Street (Sun Life Financial)
mccallumsather page 26
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Figure 5: 49 Queen Street North is a 3 storey Church building Non-Designated Property of in 1877. Construction of a new church took way and was completed in 1868. In programmes. The
decision was made to demolish the existing church building and by 1966, construction of the new church was completed. In 2012 The a space for prayer and meditation.Figure 7: The Sun
Life Financial building was built between 1963-1965 by Architect Snider, Huget and Associates. The building sits prominently in downtown Kitchener as
page 27
architecture
King Street West (Kitchener City Hall)
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Figure 10: 200 Kitchener City Hall is the winning submission in a national design competition held in 1989 and a Non-Designated Property of cultural heritage value or interest. The
design is conceived as an ensemble of spaces and volumes to express the importance of location, topography, program and context in clear architectural terms and to create a public terrain
for assembly and movement through the site.The major functions of the City Hall are accommodated within three principal Councillors. The Civic Rotunda is a place of public assembly.
The Civic Tower houses the administrative departments and provides a public observation deck visible from all parts of the downtown area.The forms of the City Hall are proportionally
and materially designed to both work within and stand apart from the existing urban fabric.
(Wilfrid Laurier University former St.
120 Duke Street West
10 duke street west - heritage impact assessment
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Figure 9: Jerome's High school) This four-storey red-brick building was constructed in 1907 in the Neo-Classical style. The property was designated, for its historic and architectural
merit, by the City of Kitchener, under Part IV of the Ontario Heritage Act, By-law 93-43. The College is associated with numerous distinguished alumni that had economic, and political
development. In its early years, St. Jerome's students came from all areas of Canada, Europe, South America, and the United States of America. It was also one of the largest educational
institutions in the area.120 Duke Street West represents a well preserved example of the Neo-Classical style of architecture, which is rather uncommon in the City of Kitchener. Neo-Classicalism
draws heavily on both Greek and Roman architectural orders, and was considered a particularly suitable style for institutions of higher learning. Teh building utilizes both classical
styles while keeping them distinct. The bottom second storeys.
mccallumsather page 28
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architecture
description of property
3.1
The subject property municipally addressed 10 Duke Street West, in the Office District Zone (D-4), of Kitchener, contains a c.1949 commercial building in the Colonial Revival style.
The building is 37,480 sf and situated on a 0.55 acre parcel of land, located on the North West corner of Duke Street West and Queen Street North the downtown centre.The building is
rectangular in plan and is made of red flemish brick construction. The window openings are 8/12, which are segmentally flat arched with brick voussoirs, and stone headers and sills,
equally sized and spaced. The eleven bays along the South and north facade of the building and six bays along the East and West, are equally spaced and expressed through the use of
brick columns with limestone capitals and bases.
10 duke street west - heritage impact assessment
connection to the
The building at 10 Duke St. W. is currently listed, but not designated. A property may be designated under Section 29 of the Ontario Heritage Act (Ontario Regulation 9/06) if it meets
one or more of the following criteria for determining whether the building is of cultural heritage value or interest.DESIGN / PHYSICAL VALUE10 Duke is a representative of the Colonial
Revival architectural style and is in good condition with many intact original elements. However, it is not rare, bays along the front Duke Street elevation and rear elevations, and
six bays on the short elevations to the East and West separated by shallow brick columns the roof line. While not particularly unique, it is a sturdy handsome building characteristic
of commercial buildings design in the Colonial Revival Style. includes the existing stairwell, elevator shaft, lobby and washrooms. Marble ceilings and walls are found throughout the
main entrance lobby. The ceiling does not appear to be original and is suspended drywall with a circular cut out are ceramic tile. The stair railing features black metal spindles and
newel posts with a brass railing. HISTORIC / ASSOCIATIVE The associative and historic values relate to the building'shistory of insurance in Kitchener as the Economical Mutual Fire
Insurance Company was founded in 1871 in order to protect against the devastating
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mccallumsather page 30
North East Elevation
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scale and material. Because of its location on a prominent street corner and its distinctive Colonial revival characteristics, it could be considered a neighbourhood landmark. DESCRIPTION
OF RECOMMENDED HERITAGE ATTRIBUTES The heritage value of 10 Duke Street West resides in the following heritage attributes that are related to the Colonial Revival architectural style
including: 1.2.3.4.5.6.7.8.HERITAGE VALUE 10 Duke Street West is recognized for its design, physical, contextual, historical 9/06 .
statement of cultural value or interest
3.2
10 duke street west - heritage impact assessment
Street North and Duke Street West (the subject site) was the company's third location. The decision to build at this location was led by the company's seventh president, Senator William
D. Euler in 1949 and used until 1989. Senator Euler during his long life span of eighty-six years became one of Waterloo County's most distinguished citizens in both public and private
life. He taught public school for six years, established a business college, acquired an interest in Kitchener News Record and became President of that important newspaper - all the
while he was active in public affairs as Berlin Alderman, Mayor of Berlin in 1913-14, Member of Parliament in 1917 and successful in seven consecutive as Minister of National Revenue,
Minister of Trade and Commerce, and to the Lutheran University (now Wilfrid Laurier University).Haldenby who completed projects primarily in Toronto, but also did work both throughout
Canada.The building has historical value featured in the “1854-1954 City of Talent serving its citizens continuously for eighty-three years. CONTEXTUAL VALUEThe building is located
in the city centre district of Kitchener and sits prominently on the north side of Duke Street West between Ontario Street North and Queen Street North in the City Commercial Core of
the City of Kitchener within the Region of Waterloo. The property is physically linked to the streetscape in
4. RESPECT FOR ORIGINAL FABRIC:Repair to return the resource to its prior condition, without altering its integrity.5. RESPECT FOR THE BUILDING'S HISTORY:period.Do not destroy later
additions to a house solely to restore to a single time period.6. REVERSIBILITY:Alterations should be able to be returned to original con-ditions. This conserves earlier building design
and tech-nique.e.g. When a new door opening is put into a stone wall, the original stones are numbered, removed and stored, allow-ing for future restoration.7. LEGIBILITY:Buildings
should be recognized as products of their own time, and new additions should not blur the distinction between old and new.8. MAINTENANCE:With regular upkeep, major conservation projects
and their high costs can be avoided.
Eight Guiding Principles in the Conservation of Historic Properties The following guiding principles are ministry statements in the conservation of historic properties and are based
on international charters which have been established over the century. These principles provide the basis for all deci-sions concerning good practice in architectural conserva-tion
around the world. Principles explain the "why" of every conservation activity and apply to all heritage prop-erties and their surroundings.1. RESPECT FOR DOCUMENTARY EVIDENCE:Do not
base restoration on conjecture.Conservation work should be based on historic documen-tation such as historic photographs, drawings and physical evidence.2. RESPECT FOR THE ORIGINAL
LOCATION:Do not move buildings unless there is no other means to save them.Site is an integral component of a building. Change in site diminishes heritage value considerably.3. RESPECT
FOR HISTORIC MATERIAL:Repair/conserve - rather than replace building materials Minimal intervention maintains the historical content of the resource.
Conservation Principles The following guidelines are taken from the Ontario Ministry of Culture Architectural Conservation Notes:
mccallumsather page 32
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conservation approach and recommendations
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St. W. and Queen Street. The red brick masonry ties this building to others in the Warehouse district and the shallow buttressing and window openings form a rhythm and pattern on the
street. they relate to the Colonial Revival style.heritage value of the buildings such as the material and composition of existing facades in the vernacular. recommended that the frontage
on Duke Street West and Queen Street, remain connected to the street. be contemporary as per Conservation Principle 7 - Legibility 1. We would recommend that any new work be distinguishable
from original fabric, contrasting in style.
Maintain appropriate physical relationships and visual settings that contribute Respect the Economical Insurance building in its materials and detailing as Allow for new construction
that relates to and conserves the essential form Conserve New development should be differentiated from the original building. It is Any new building adjacent to the Economical
Insurance building should
••••••••
summary of conservation principles
4.1
- heritage impact assessment
10 duke street west
In order to protect the heritage resources of the 10 Duke Street West building, the address the cultural heritage value and heritage attributes based on design, Section 3.2. Through
our analysis and application of the criteria as outlined by Ontario principles from which the exterior and some interior features of the Economical Insurance building that we recommend
be retained and conserved:
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10 DUKE ST. W
AND
ISSUED FOR TENDER
REVISIONS
1:100
ISSUED FOR CLIENT REVIEWISSUED FORPRE-CONSULTATIONISSUED FOR HIASITE PLAN APPLICATION
610x914
DRAWINGCONTRACTOR2018-015
SITE
PROPERTY
ISSUED FOR CONSTRUCTION
MODIFIED
BUILDING PERMIT APPLICATION
101 Randall Drive, Unit B, Waterloo ON. TEL 519 884 2711 www.abarchitect.c
VICTORIA PARK
010203
THISTHETHEONARCHITECT, BEFORE PROCEEDING WITH THE WORK.CHRONOLOGY
BEPERMISSION OF ABA ARCHITECTS INC.DRAWINGS ARE NOT TO BE SCALED.
No.
KEY PLAN CLIENTSCALESHEET SIZE
PROJECT NAMEDRAWING TITLEPROJECT NUMBER
PARKING COUNT BUBBLEPROPOSED FIRE ROUTE SIGNACCESSIBLE PARKING SIGN Rb93 (60x75) cmSUPPORT: STEELDO NOT ENTER SYMBOL Rb-19SUPPORT: STEELPROPOSED CONCRETEPROPOSED LANDSCAPE/SODBENCHED
ASPHALT
(60x60) cm
Source: ABA Architects - Site Plan
SITE PLAN NOTES
SITE LEGEND
EXISTING LIGHT STANDARDEXISTING HYDRO POLEEXISTING HYDRO POLE & GUYWIREEXISTING SIGNENTRANCE/EXITFIRE HYDRANT (FH)FIRE DEPARTMENT CONNECTIONBARRIER FREE PARKING SPACEFLUSH CURBING (FC)CONCRETE
CURBPROPERTY LINEPROPOSED FIRE ROUTE
SURVEY, REGISTERED PLAN 396, CITY OF KITCHENER REGIONAL MUNICIPALITY OF WATERLOOSITE INFORMATION TAKEN FROM BRUBACHER CAMPBELL LIMITED ONTARIO LAND SURVEYORSALL ROADS & ISLANDS SHALL
HAVE 150mm CURBS UNLESS NOTED OTHERWISE.CURB RADIUS = 1.20m UNLESS OTHERWISE DIMENSIONED.STANDARD PARKING STALLS TO BE 2.75 X 5.5m5.5m) AND TYPE 'B'. (2.4m x 5.5m) INCLUDING ALL APPLICABLE
ACCESS AISLES (1.5m WIDE).ALL OUTDOOR LIGHTING MUST BE FULL CUT-OFF AND HAVE NO GLARE.TREE PROTECTION FENCING SHOULD BE ERECTED AROUND ALL EXISTING LANDSCAPED AREAS TOALL ROOF-TOP EQUIPMENT
TO BE SCREENED AND/OR LOCATED SO THAT IT CANNOT BE VIEWEDSIGNAGE (BUILDING, PYLON & OTHERWISE) NOT APPROVED VIA THE SITE PLAN APPROVALTHERE WILL BE NO OUTDOOR STORAGE OF ANY ITEMS ON
SITE.ALL GARBAGE TO BE STORED IN INTERNALLY UNTIL SCHEDULE PICK-UP.ANY MULTIPLE UNIT IDENTIFICATION SIGNAGE TO HAVE REFLECTIVE LETTERING.INTERIOR OF PARKING GARAGE TO BE PAINTED WHITE
IN ENTIRETY.OVER TO STREET OR PROPERTIES NOR SHOULD THE LIGHTING BE VISIBLE FROM THE STREET.
LEGAL DESCRIPTION: PLAN OF SURVEY SHOWING PART OF LOTS 1, 2 AND 3, D.S. SHOEMAKER'SPLAN 58R-5595FOR SITE GRADING, SERVICES & STORM WATER MANAGEMENT REFER TO DRAWINGS PREPARED BY(TBD)FOR
LANDSCAPE WORK REFER TO DRAWINGS PREPARED BY (TBC)FOR SITE LIGHTING REFER TO DRAWINGS PREPARED BY (TBD)BARRIER FREE PARKING STALLS TO MEET CITY OF KITCHENER REQUIREMENTS FOR TYPE 'A'
(3.4m xREMAIN AND SHOULD REMAIN ON SITE FOR THE DURATION OF THE CONSTRUCTION.FROM THE STREET.PROCESS.LIGHT FIXTURES & BOLLARDS ARE NOT TO OBSTRUCT PEDESTRIAN MOVEMENT.EXCESS SNOW TO
BE REMOVED FROM SITE.LIGHTING IN PARKING GARAGE TO BE RECESSED AND MUST NOT SPILL OUT, SHOULD NOT "GLARE"
L.S.H.P.
EX. SIGN
4.
2.3.5.6.7.8.8.9.13.14.15.16.17.18.19.
1.10.11.12.
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QUEEN ST. N
EXISTING LIGHT STANDARDTO BE RELOCATED
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EXISTING CONCRETE SIDEWALK
L.S.L.S.L.S.
60138113
DRIVEWAY VISIBILITY TRIANGLE (4.57m X 4.57m)
2024
m470.54
EXISTING RETAINING WALL
N31°06'00"E
PROPERTY LINE
0
0
0
6
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8420
6
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1
8
6
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46.607m
2762
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EXTENT OF 6TH FLOOR ADDITION ABOVE
935
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F.H.
PROPOSED AREA WELL ACCESSIBLE FROM BASEMENT
EXISTING CONCRETE SIDEWALK
FIRE HYDRANT TO FDC: 12.8m
2600
(TYP.)
F.D.C.
38500
3400
UOR ERIF OT
ET
UP
611
48
EXIT
43282
PROPERTY LINE
PROPOSED 3.0m CONCRETE SIDEWALK
EXISTING FIRE ROUTE
G.F.A: 5,468.1 sq.m
EXISTING BUILDING
2600
PRINCIPAL ENTRANCE
(TYP.)
44200
1500
EXISTING RETAINING WALL
PROPOSED ROOFTOP TERRACE
OFFICE BUILDING +
EXTENT OF 6TH FLOOR ADDITION ABOVE
EXISTING 3.5 STOREY
DUKE ST. W
2400
(TYP.)
PROPOSED 3 STOREY OFFICE ADDITION
ION LIGHT RAIL
PROPERTY LINE
ENTRANCE / EXIT
L.S.
PROPOSED AREA WELL ACCESSIBLE FROM BASEMENT
EXTENT OF 6TH FLOOR ADDITION ABOVE
5500730055003150195584313
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N30°25'30"E
EXISTING BUILDING
Z:\\2018\\2018-015 10 Duke Street\\2.0 Site Planning\\2018-015 SPA.01 Site Plan.dwg FILE LOCATION:
May 2, 2018 DATE: Rukmar LAST SAVED BY:
mccallumsather page 34
Site Plan
page 35
conservation approach and recommendations
and appearance Isolation of a heritage attribute from its surrounding environment, context Shadows created that alter the appearance of a heritage attribute or
Alteration that is not sympathetic or incompatible, with the historic fabric
Description of Development The Proposed Development expands the existing commercial use of the Development retains the building at the corner of Duke Street West and Queen 1.2.3.4.5.6.7.8.The
proposed addition is clearly legible from the original building and is clad in metal panel and glass to complement and contrast the brick masonry. Potential Heritage Impacts To determine
the effect a development or site alteration may have on a built heritage resource or cultural landscape the MTCS Heritage Resources in Land Use Planning Process outlines six potential
direct or indirect impacts:••••
proposed development and potential heritage impacts
4.2
- heritage impact assessment
10 duke street west
Source: ABA Architects - Perspective and Elevations
mccallumsather page 36
page 37
conservation approach and recommendations
the existing foundations are at 90% of their
Since
Structure While providing a stepback from the original building is considered desirable, it is not structurally feasible. capacity, and the exterior masonry walls are also at capacity,
any increase in height will require foundation reinforcing or the introduction of a new structure within the building to take the additional loads such as new foundations and new columns.
If the desired setback is pursued, it would involve extensive interior demolition to accommodate additional loading. As an alternative, the structural engineer has recommended placing
columns along the inside face of the exterior wall with new foundations using helical piles for isolated structural interventions which would require no underpinning to take the additional
loading. This strategy will enable an addition with minimal impact on the historical building overall but limits the opportunity for a larger stepback. columns would extend from the
helical pile to the new roof addition with all point loads in align.Windows The existing windows are not original but given that they match the colour and divisions of the original
building, will be retained. Light wells may be added, as such below grade windows may be replaced to include larger openings. Details of their size and locations will be determined
with the Conservation Plan. At this time their feasibility is being reviewed with structure as the design for foundations and shoring are developed in the coming months. A window at
grade or below grade may also be replaced with a new door to provide access to coffee shop/restaurant space.Exterior Masonry Walls The impact to existing walls has been kept minimal
as all four original facades are retained in the new development which will require selective repointing,
- heritage impact assessment
open spaces.Exterior envelope - existing brick, limestone sills, cornice, windows and doors are all being retained - no impacts of destruction. Structure: Within the extent of the original
building, the original structure will be reinforced due to the proposed additional loads. drywall partitions and acoustic tiles will be stripped down as part of the
10 duke street west
•These impacts are described in the next section and how the proposed development of the site will impact the remaining 10 Duke building to remain. Impact of Destruction - Minimal Impact
The proposed development shows that the original 10 Duke building will be (Refer to Demolition Plans). There is also some selective demolition including the elevator overrun, chimney
and some portions of the roof to receive an addition. •••Impact of Proposed Alterations - Minimal Impact Addition The proposed addition encompasses two storeys above the original building,
plus penthouse. The exterior materiality of the proposed addition (primarily glass and metal panel) is intended to contrast the 10 Duke factory building to ensure legibility between
old and new elements. The vertical and horizontal banding of the original building is carried into the new building to maintain a similar scale, proportion and rhythm. Similarly, new
interior elements are intended to be modern in nature and contrast original materials rather than mimic them.
Source: mcCallumSather + Measure X - Demolition plans
Level 1Level 3
mccallumsather page 38
Plans - Features to be retained
Basement Level 2
page 39
conservation approach and recommendations
Source: ABA - Conceptual Rendering (left) and Adaptive reuse Precedents (right)Visual Impacts - No Impact It is clear from the proposed plans, elevations and views that the proposed
addition appropriately maintain the street presence of the 10 Duke Street West building. Change in Use Impacts - Minimal Impact Employment use of the 10 Duke Street West building will
be maintained in the proposed development. While the nature of employment has evolved from the which is strategically located to Kitchener's downtown and surrounding residential neighbourhoods.
The building will be impacted by an increase of occupancy which will be addressed through the building code for matters relating to bistro/restaurant) is being considered for the building
which will contribute to the existing Duke Street food block.
- heritage impact assessment
10 duke street west
in a Conversation Plan. Exterior Details The impact as a result of new details such as lighting, signage canopies has not yet with respect to design, amount, and method of attachment.
Shadow Impacts - No Impact While no sun shadow study has been produced, the proposed new addition does not impact the existing 10 Duke Street. Isolation Impacts - No Impact The building
has no isolation impacts because it will be maintained for employment use. The scale of the proposed expansion of the building is in keeping with the scale of its local context.
-----
Comment This option presents challenges in terms of the long term sustainability of the asset. In this particular case, the function and density as is has been proven to not be viable
in this location and may not be the most meaningful at this time. At present, thirty percent of the building is leasable when the current tenant vacates. The historical fabric of the
site may attract tenants, however accessibility, modern infrastructure, mechanical/electrical systems, and existing building envelope details may challenge the quality and comfort for
future tenants. We would want to see new use that would This option is the most viable as it balances new development with retention and appreciation of architectural and social heritage.
It requires thoughtful design to address these unique challenges. The owner notes that this option best optimizes area for economic viability. Relocating and maintaining a heritage
structure 10 Duke Street West building over the long term is not economically sustainable and could reduce its
---
Disadvantages ensure that the building does not suffer from rapid deterioration, repairs must be carried out and monitored. Execution of a maintenance program for a building of this
scale may over the long term, prove costly and drain human resources. Challenges exist in creating a sustainable, accessible site. Substantial changes may be required to address occupant
comfort due to building envelope and related building infrastructure.Adapting the building to new uses may still prove manage the impacts of shadow, differences in scale, orientation
and setback and architectural compatibility. This option would require adequate study and analysis. historical relationships between the 10 Duke Street West building and the local fabric
and would remove the building from its geographic connections with the neighbourhood.
--
Advantages ciple of minimal intervention and has the highest probability for retaining all heritage attributes of the property. place. This option was seen to have less of an impact
to other adaptive resuse option and was more effective at maintaining the scale and proportion of the original This option would retain the 10 Duke Street West in its current form and
reinstate it to a surrounding that gives it prominence and offers it long term protection.
mccallumsather page 40
Option 1. Preserve and maintain as is: maintain use as 2. Adaptively re-use 10 Duke Street West building with 2 storey vertical addition. 3. Relocate and rehabilitate for compatible
new uses
Figure 1: Conservation Options Chart
page 41
conservation approach and recommendations
West building which will ultimately result in its long term protection through Retain the 10 Duke Street West within its geographic and historic setting. illustrated through mullion
fenestration based on the illustration on page 36. This has been addressed by relating the existing building geometry and the new fenestration and window layout. It will be necessary
as the design evolved to continue to show differentiation between old and new. buildings such as Sun Life, 50 Queen Street North, The Regency, and 32 Duke Street RBC.development within
the neighbourhood. Based on the Heritage Conservation District Plan, City of Kitchener Civic Centre Neighbourhood report August 2007, the neighbourhood is long since known for advancing
construction technologies and expressing progression in design, materials and methods (Key Heritage Attributes 2.4, page 2.6).
Maintain a similar scale and rhythm of the original building. This may be The proposed scale is in keeping with redeveloped modern adjacent midrise The modern articulated addition
is in keeping with organic growth and The site is proposed to become a commercial condominium. This form
••••••It should be noted that two other adaptive reuse strategies were analyzed as part of the design process, both with greater impacts to the original building. Option 2A proposed
an addition of 4 stories and Option 2B proposed a 4 storey addition in behind the original structure. Both were analyzed and were found to
considered alternatives - mitigation strategies
4.3
- heritage impact assessment
Incorporate the 10 Duke Street West into a new construction and rehabilitate it best balanced the economic viability of the project, and minimized the negative impacts of the proposed
changes. Sustainably conserve a tangible example of the 10 Duke Street West result of the process which allows the public to understand the role of this
Relocate and rehabilitate for new comparative uses.
10 duke street west
There is no single, correct way to mitigate the impacts of new construction on historic structures. Best practices for heritage conservation generally attempts minimal intervention,
that is, maintaining the building in as close to the condition it was encountered. In reality, however, economic, and/ or technical site considerations may require an alternate method
to conserve the cultural heritage value of a structure or property.conservation options outlined in Figure 1 which are: 1. Preserve and maintain as is, retain the 10 Duke Street
West building as a 23. The option that best balances the economic vitality and the long term sustainability of the 10 Duke Street West building with intact heritage attributes, and
the one that also minimally impacts the heritage attributes is Option 2, which will incorporate the 10 Duke Street West building into a new development and rehabilitate it with compatible
new uses. This Option allows the development team to: ••
2b
place columns along the inside face of the exterior wall with
2a
more negative impacts to heritage particularly with impacts of destruction and alteration and thus, were not pursued. Given the structural requirements of the building, the proposed
addition limits the destruction to the interior and direct impacts to the existing facades. The structural recommendation to new foundations to take the additional loading enables an
addition with minimal impact on the historical building. In this instance, a minimal setback conceals interior spaces. The visual impact of this connection will be minimized through
legible and protect against the elements. major transit routes with the desire to maintain and anchor the historic and
2
Preferred option
mccallumsather page 42
Earlier Concepts (Sub-options)
Development Options
page 43
conservation approach and recommendations
- heritage impact assessment
recommendations
10 duke street west
4.4 We have reviewed the conditions of the buildings on the proposed development site and have concluded that the physical, contextual and historic value of the building should be conserved
for future use and recommend that designation be pursued at the end of the development process. We have determined that band and parapet are essential to its character. We also see
the building as and its historic and associative values with the Economic Mutual Insurance Mathers & Haldenby. the proposed addition above level 3. Structural investigations are currently
building is capable of supporting the addition with minimal interior alterations required in the existing building.A Conservation Plan has not yet been created, but will be required
as a allurements. It describes in more detail the impact of any alterations such as window replacements, proposed connections to new additions horizontally or vertically, and any changes
that could occur on the interior layouts to accommodate new programme. It also provides a maintenance and monitoring plan to ensure the long term sustainability of this asset.
process and next steps
4.5
Through initial conversations with City of Kitchener Heritage Planners, we have outlined the next steps that are recommended to respond to the evolving concerns of heritage throughout
the process of development.This HIA is to be considered as a condition of Site Plan Approval and Conservation Plan (CP) to be prepared and submitted as a condition of Site Plan Approval.
The property will be considered for designation under Part IV upon completion of construction.
mccallumsather page 44
page 45
5.0 REFERENCES City of Kitchener. Government of Ontario. 2006b. Ontario Regulation 9/06, Criteria for Determining Cultural Heritage Value or Interest, Under the Ontario Heritage Act.
Electronic Document: http://www.elaws.gov.on.ca/html/regs/english/elaws_regs_060009_e.htmLast accessed August 2, 2017.Government of Ontario. 2006b. Ontario Heritage Act. Electronic
Document: https://www.ontario.ca/laws/statute/90o18. Last accessed August 2, 2017.Government of Ontario. 2006. Heritage Resources in the Land Use Planning Process, Cultural Heritage
and Archaeology Policies of the Ontario Provincial Policy Statement, 2005.Government of Ontario. 2014. Provincial Policy Statement. Electronic Document: http://www.mah.gov.on.ca/AssetFactory.aspx?di
d=10463Last accessed August 2, 2017.ACI Survey Consultants. November 11, 2014. Huck Original Building 3 Storey Brick No. 120 Victoria Street North ACI Survey Consultants. February 5,
2015. Topographic Survey Showing Part of Lot 553 Registered Plan No. 378 City of Kitchener. Bolen Trussel Architects. September 07, 2017, Site Plan, Elevations, Floor Plans and Views
10 duke street west - heritage impact assessment
ABA Architects September 07, 2017, Master Site Plan https://www.kitchener.ca/en/city-services/map-gallery.aspxArchives Busy Berlin1947 Fire Insurance Plan, Sheet 132
mccallumsather page 46