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152 Shan ley Street
Vision Statement
SITE AND CONTEXT
Page 01 of 06
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Existing 4 & 1 Storer The subject property is addressed 152 Shanley Street and is located at the northwesterly
Building on the Site corner of Shanley Street and nuke Street West.. The site is 0.35 hectares (4.87 acres) in area
and i5 currently occupied by a building which is 4 storeys in height along the [duke Street
frontage and a portion of the Shanley Street frontage .and a 1 storey section of the building
oriented along the Shanley Street frontage. The 4 storey and 1 storey buildings were
constructed independently of one another and were originally used for light industrial
purposes most recently by Electrohome and subsequently Art Fite Advertising. There has
been limited use and maintenance of the buildings since 1990 when Art Rite Advertising
declared bankruptcy. The property is privately -owned, in tax arrears and widely considered to
be an "eyesore'" in the neighbourhood.
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The Site Requires The subject property is known to be contaminated and will require remediation with the
Environmental objectives of preventing further movement of the contamination off-site and to prevent
Rernediation vapour 1ntrusions into existing. and/or future buildings.
The type and extent of the known contamination is outJIned in a Ministry of Environment and
Climate Change Franz report. The principle source of contamination is TCE, which is a
chlorinated solvent (a common degreaser), and is the result of pour disposal practices of waste
paints and solvents by Art Rite Advertisingvia a pit that was excavated through floor slab wvthin
the northeast part of the 4 storey portion of the building,. Accordingly, ori -site soil
contamination is most significant directly beneath the building as well there is contamination
of groundwater flows principally in a northeast direction. There are no known impacts of
vapour intrusions into nearby homes.
Remediation often involves a combination sof removal/disposal and risk assessment measures
(measure that contain vapour intrusions). Risk assessment measures are more demanding
and expensive for residential development compared to many other uses. However, risk
assessment measures are less demanding and expensive if residential development is
separated by iron -sensitive uses such as a first floor commercial space or an underground or
above ground parking structure. known as 'grade separators'. An underground parking
structure would assist greatly in remediating for vapour intrusions,
Remediation of this site has a high potential to impact the building's structural integrity, since
as noted, the contamination is most significant beneath the existing building, i.e. it would
difficult to access without undermining the building. Also, it is very difficult to retrofit an
existing building to prevent vapour intrusions.
At the present time, the cost of remediation is greater than the value of the property with the
existing building and the current pJanning permissions.
152 Shan ley Street
Vision Statement
SITE AND CONTEXT
Page 02 of 06
The 4 storey portion of the building is an early 20th century brick industrial building built in the
Berlin Vernacular Industrial architectural style. It is a notable example of a Berlin Vernacular
Industrial building and features many Intact original elements. It is comprised of yellow brick;
6/6 segmentally arched windows, belt courses between the first and second as well as second
and third floors; a molded cornices and flat roof. The building also features sign banding, that
reads "Dominion Electrohorne Industries." The principal resource that contributes to the
heritage value of the property isthe 4 storey form erindustfial bu [ding an.d it is recognized for
its design, physical and histo 6c values,
The 4 storey portion of the building was built in 1887 by Daniel Hibner for a fumiture factory.
DanieiHibner was afurnituremanufacturer,MayorofBed in, andaIongtimePark Com missioner.
Daniel Hibner sold the furniture factory building ird 1920 to Malcolm and Hill Limited.
Arthur B. Pollack founded Pollock Manufacturing Company in 1907. The business was
originally located on Victoria Street, later moved to Breithaupt Street and finally estabtished
itself at the forrnef Malcolm and Hill Limited furniture Factory on Duke Street near the railway
lime. The company was later known as Phonola Company of Canada. Pollock -Welker Limited,
and Domlinion-Electrohome Limited. Arthues son, Carl A. Pollock, became President of
Electrohome Limited and was also tyre founder of CKCO-TV, a founding father of the University
of Waterloo, and the first member of the Waterloo Region Entrepreneur Hall of Fame,
The subject property is not currently listed on Heritage Register and is not designated under
There is a High the Ontario Heritage Act~ but as noted above, the 4 storey portion of the existing building is
Probability That the listed on the Heritage Kitchener Inventory of Historic Buildings and is of Cultural heritage
Existing Building Will interest Given the cultural heritage interest of the building it would be desirable to retain and
Not Be Retained retrofit the existing 4 storey portion of the building as part of a .redevelopment proposal.
However, given what we know about the contamination and remediation, there is high
probability, that the existing building wilt not be able to be retained.
A Heritage Impact A Heritage Impact Assessment (HIA) will be required to be submitted with any redevelopment
A sse ssm ent Wi I I Be proposal.Ifisitdeterminedthatexisting4storey buil dIng cannot bebuiltuponorretained,the
Required redevelopment will need to consider the re -use of building materials, archival. display or some
other Commemorative measures to recognize the historical significance of the former
Photo, Existing buiIding Electrohorne site.
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152 Shanley Street
Vision Statement
6119*:10I10IK0LMIX:M
Page 03 cif 06
A 2017 Tax Sale Did The subject property is in a substantial amount of tax arrears. Consequent#y, in the spring of
Not Result in a Buyer 2017 the City offered the property for public sale by tender, known as a `tax sale'. The tax sale
was not successful as the City was not able to find a buyer of the site. Feedback from
development industry, after the failed tax sale was that the acquisition of the site was too risky
,as is'. New development, redevelopment (adaptive reuse of the existing building) cannot
occur until there is some cleanup of the site. However the cost to remediate the site is greater
than the potential return on the investment under the current planning permissions.
Industry Feedback: The subject site was recently designated Low Rise Residential with a site specific policy in the
Cannot Recover Costs 2014 Official Plan to recognize the existing 4 storey building and to permit a maximum
Under Existing building height of 4 storeys or 14 metres and a maximum Floor Space Ratio of 2.0. The lands
Planning Rules have not been rezoned to implement the new Official Plan and are currently zoned
"Residential Six Zone (R-6)" which permits a maximum building height of 10.5 metres are
zoned with special regulation provision to permit a maximum Floor Space Ratio of 1.0.
The development industry advised that a larger building (more floor area for sale/rent) and
more uses (especially on ground floor) are required to make the `clean-up' possible and the
redevelopment profitable.
A Community Design As a result of the failed tax sale and the feedback from the development industry, Council gave
Charrette Was Held on direction to engage the community to explore the possibility of different uses and a different
April 28, 2018 built form on the site.
On Saturday, April 28, 2018, City Planning Staff held a design Charrette for 152 Shanley Street
in the Rotunda at City Hail. Approximately 66 persons from the community were in
attendance..
Planning staff gave an overview of the charrette process and provided background and
technical information to generate discussion and the development of various options. The
objective of the charrette was to determine the form of development and/or redevelopment
of the site that the neighbourhood would support. i.e. use(s) and built form (building type,
location, height).
To start the discussion and assist with development a vision for the site, the participants were
asked the following three questions:
• What is great about your neighbourhood?
• What, if anything, is missing in your neighbourhood?
• What is most important for the future of this site?
From the answers to these questions, participants were asked to utilize the trace paper,
concept plan, floor templates and site statistics to develop a vision/design concept for the site.
Typically design charrettes end in a `consensus building' exercise to come away with one
development concept for the site. Unfortunately, given the number of participants it was not
possible to generate one development concept from all of the visioning work that was done at
the charrette.
152 Shan ley Street
Vision Statement
SITE AND CONTEXT
Page 04 of 06
Multiple different developme ntAedevelo pment options were developed at the various tables
at the design charrette. Although many options ccntained elements that were unique, a few
Ivey themes appear to be common to the majority of the options:
* Recognition that the buiIding(s) may need to be demolished in order to remediate the site.
• Broad support for demolition of the 1 storey component and support for an addition to the
4 storey component or repiacernent of both building components with a larger and taller
building,
0 Broad support for a broader range of uses. especially on the ,.round floor particularly if
providing a service or amenity to the immediate surrounding community.
A Vision Sta>ternent Objectives:
Was Developed Bad The fo 11ovAng vision fear the site builds on the areas of broad consensus that were identified at
on the Results of the the Design Charrettewith the fol lowing goais and objectives:
Design Charrette
* Reflect the aspirations of the majority of the Community,
. Provide a certain level of assurance to the community and the development industry as to
what is desirable in the future.
* Enable development that provides a sufficient return on investment in order to recover site
remediation costs.
Photo from the design * Avoid being too prescriptive in order to allow for the passibility of other suitable
charrette. development concepts to emerge in the future.
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152 Shanley Street
Vision Statement
111110644110H
Page 05 cif 06
The redevelopment of the subject property has the opportunity to serve as a community focal
point that brings the community together and adds value to the neighbourhood. This may be
accomplished by adding onto the existing building, if possible, or with new construction or a
combination thereof.
The redevelopment should be designed to reflect a high level of urban design, provide an
attractive building form with architectural innovation and expression that reinforces and
positively contributes to the neighbourhood character, respects and reinforces human scale
and creates and contributes to an attractive streetscape.
The New Building Will The new building will be predominantly residential with retail/service/community uses on the
Be Residential With ground floor to provide necessary amenities for the neighbourhood. Non-residential uses are
Ground Floor Retail, encouraged and supported on the ground floorto act as a `grade separator in the remediation
Service & Community of the site. The ground floor of the building needs to provide at -grade access for the
Uses non-residential uses to provide active street frontages to encourage walkability and visual
interest. Some of the uses that were suggested at the charrette include, a cafe/coffee shop,
personal services, neighbourhood retail, office, and a community space that could be utilized
by the residents of the building as well as for outside neighbourhood/community groups.
The New Building Will To respect the scale of the neighbourhood the maximum building height of any new
Have a Maximum redevelopment will be 6 storeys. A range of different building forms and building
Height of 6 Storeys arrangements for a 6 storey building are possible on the site. However the building should
orient and locate the majority of its massing (floor space) along the Shanley Street frontage in
order to mitigate the shadow impacts on the rear yards of those properties on Stahl Avenue
and other neighbouring properties. If this is done, the increase in 2 storeys of building height
on the Duke Street frontage will not significantly increase the shadow impacts, i.e. impacts will
be negligible, on the adjacent property to the north and on the rear yards of the existing
properties on the easterly side of Duke Street West. The rear yards of these homes will already
experience shadows in their rear yards as a result of the buildings on their properties before
there is any shadow impacts from a 6 storey development at 152 Shanley Street.
The new building depth should align with these of the adjacent houses on both Duke Street and
Shanley Street, so that the new built form is in line and compatible with its neighbours and
prevents direct overlook into adjacent backyards. A proposed building footprint, as shown in
the visual, would maximize neighbour privacy and minimize shadow impacts. Elevations along
the property lines will be encouraged to minimize window openings and where there are
window openings proposed, these views should be focused away from neighbouring backyards.
The existing tree canopy at the rear of the site provides some buffering and privacy and its
retention and maintenance should be considered as part of any redevelopment proposal.
Parking Will Be Placed The streetscape is important to the character of the neighbourhood and therefore parking for
Underground and/or the site must be concealed from the public realm. The majority of the required parking will
to the Rear of the ideally be located underground which will allow it to function as a `grade separator and assist
Building in the remediation of the site by providing an added level of protection against vapour
intrusion. The remainder of the required parking may be surface parking located at the side
and the rear of the new building and appropriately buffered from adjacent residential
properites in order to mitigate its impact. This will be done by requiring a visual barrier and
supporting the retention and maintenance of the existing tree canopy on the site. Reduced
parking requirements and/or flexible parking arrangements may be considered in order to
facilitate an appropriate development of the site.
152 Shanley Street
Vision Statement
111110644110H
Page 06 cif 06
The Site Will Have Two The site should have vehicular access points to both Shanley and Duke Street. Where these
VehicularAccess access points are located will be based on the building's orientation and the mitigation of
Points shadow impacts. Ideally, an entrance to an underground parking garage should be located at
the most northerly end of the site on Duke Street and access to any surface parking at the rear
of the building should be located at the most westerly end of the site on Shanley Street. It is
recommended that these accesses be clearly demarcated with decorative or other distinctive
hardscape materials.
An Enhanced Public Any new redeye€opmentwili be required to contribute to an enhanced public realm to provide
Realm & Streetscape an attractive streetscape. This can be accomplished with landscaping, public art, street
Will Be Required furniture, pedestrian -scale €ightingand ensuring an exterior signage integrates into the design
style of the development and the streetscape and does not dominate or clutter the
streetscape. It is recommended that that the building facade on the Shanley Street frontage
be recessed from the existing four storey facade to be in line with the setback of the existing
dwellings on Shanley Street and to provide a sufficient setback to provide for an active and
attractive street frontage, including at grade commercial access, outdoor patio space,
landscaping (street trees), street furniture, and public art.
The Site's Heritage New construction should be designed to commemorate the cultural heritage significance of
Value Will Be the former Electrohome site. The design should respect the heritage of the site through the
Respected reuse of building materials, respect of historic facade heights, provision of public art and/or
other commemorative features. A Heritage Impact Assessment (HIA) will be required to be
submitted with any redevelopment proposal for the site.
Outdoor Amenity Open space, amenity areas and landscaping are important components in the redevelopment
Space Will Be of any site. The site should include outdoor amenity areas such as patios, particularly where
Provided they are associated with at -grade neighbourhood commercial uses, a highly landscaped open
space that is publicly accessible to activate the streetscape and promote walkability roof -top
patios and other green open space areas at the rear and sides of the site. All public spaces
should be designed using `Crime Prevention Through Environmental Design (OPTED)
Principles'.
The following illustration, provided in Appendix `A', provides a visual of an option that aligns
with vision statement and maximizes the building envelope. Other development proposals
may also align with the vision.
Appendix A — Visual that aligns with Vision Statement
Appendix 6 — Concepts from Design Charrette
Appendix C — Sign -In Sheets from the April 28, 2018 Design Charrette
Appendix D — Sign -In Sheets from September 27, 2018 Community Engagement Session on
the Draft Vision Statement
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Appendix A, Visualization of Maximum Building Volume
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152 Shan ley Street
Vision Statement
Appendix A
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152 Shanley Street
Vision Statement
Appendix B
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Vision Statement
Appendix C
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