HomeMy WebLinkAboutHK - 2018-11-06 - Item 1b - Heritage Impact Assessment (HIA) - Stage II - 200 Fairway Road South - Sears BuildingHeritage Impact Assessment- Stage Two
200 Fairway Road South, Sears
Kitchener, Ontario
October 15, 2018
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+VG Architects
Southwest Ground View, South Facade -
72 Stafford Street, Suite 200, Toronto, Ontario
Sears, 200 Fairway Road South.
T.416.588.6370
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TABLE OFCONTENTS T
Section 1.0:Background
1.1: Executive Summary
1.2: Research Materials Consulted
1.3: Principles of the HIA
Section 2.0:Introduction of the Development Site
2.1: Description of the Site & Adjacent Properties at 200 Fairway Road South Fairway Road South Fairway Road South
2.2: Adjacent Properties
Section 3.0:Background Research
3.1: Introduction to Site
3.2: Lot History
Section 4.0:Statement of Significance
4.1: Architectural Visual Description
Section 5.0:Existing Conditions
Section 6.0:Impact of Development Impact of Development
6.1: Proposed Development Proposed Development
6.2: Sears Redevelopment Sears Redevelopment
6.3: Architectural Description of the Proposed DevelopmentArchitectural Description of the Proposed DevelopmentArchitectural Description of the Proposed Development
6.4: Architectural Description of the Retained Sears Architectural Description of the Retained Sears Architectural Description of the Retained Sears BBuilding uilding
Section 7.0:Proposed Demolition Outlined on the Original Sears Design roposed Demolition Outlined on the Original Sears Design roposed Demolition Outlined on the Original Sears Design
Section 8.0:PProposed Demolition Outlined on the Proposed Designroposed Demolition Outlined on the Proposed Designroposed Demolition Outlined on the Proposed Design
Section 9.0:Section 9.0:Section 9.0:Considered Alternatives & Mitigation Strategies Considered Alternatives & Mitigation Strategies Considered Alternatives & Mitigation Strategies
9.1: 9.1: 9.1: General General
9.2: 9.2: 9.2: C Conservation Strategies onservation Strategies onservation Strategies
Section 10.0:Section 10.0:Section 10.0: Considered Alternatives & Mitigation StrategiesConsidered Alternatives & Mitigation StrategiesConsidered Alternatives & Mitigation Strategies
10.1: 10.1: 10.1: General General
10.2: 10.2: 10.2: Description of ImpactDescription of ImpactDescription of Impact
10.2.1:10.2.1:10.2.1: Potential Impacts- Sears Building
10.3: Summary of ImpactSummary of ImpactSummary of Impact
200 Fairway Road South+VG Architects
HIA | June 04, 2018
Section 11.0: Conclusions
11.1: Conclusions
Section A.0: Appendix
A.1: Heritage Kitchener Statement Of Significance
A 2: Drawings
A 3: Site Photographs
A 4: Archival Research
A.5: Record of Pre-Submission Consultation
A.6: Fairview Park Mall- Urban Design Report
200 Fairway Road South +VG Architects
HIA | June 4, 2018
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BACKGROUND 1
+VG was retained to guide and evaluate design during the development process. Prior to submission, +VG was retained to guide and evaluate design during the development process. Prior
to submission, +VG was retained to guide and evaluate design during the development process. Prior to submission,
both heritage and the design team worked together to form a strategy and approach for the adaptation both heritage and the design team worked together to form a strategy and approach
for the adaptation both heritage and the design team worked together to form a strategy and approach for the adaptation
of the cultural resource on the site. Historical analysis, design recommendations and coordination are of the cultural resource on the site. Historical analysis, design recommendations
and coordination are 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 required to address both the existing property and the resulting impact of the
proposed alteration and required to address both the existing property and the resulting impact of the proposed alteration and
construction following the City of Kitchener’s planning requirements and the Ontario Heritage Act. ity of Kitchener’s planning requirements and the Ontario Heritage Act. ity of Kitchener’s
planning requirements and the Ontario Heritage Act.
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Recommendations contained in this report are based on an understanding of the significance and Recommendations contained in this report are based on an understanding of the significance
and Recommendations contained in this report are based on an understanding of the significance and
heritage attributes of the building on the development site. In this report, both conservation and heritage attributes of the building on the development site. In this report, both conservation
and heritage attributes of the building on the development site. In this report, both conservation and
mitigation options are considered, where appropriate, in order to propose a development which mitigation options are considered, where appropriate, in order to propose a development
which 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 appropriately conserves, adapts and adds to its existing cultural resources. The
adaptation strategy appropriately conserves, adapts and adds to its existing cultural resources. The adaptation strategy
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applies conservation principles balanced with new construction techniques to mitigate potential applies conservation principles balanced with new construction techniques to mitigate
potential applies conservation principles balanced with new construction techniques to mitigate potential
negative impacts to both the original structure and decorative features. A balanced approach to negative impacts to both the original structure and decorative features. A balanced approach
to negative impacts to both the original structure and decorative features. A balanced approach to
conservation and adaptation has guided the development design in all areas and will continue to do so conservation and adaptation has guided the development design in all areas and will
continue to do so conservation and adaptation has guided the development design in all areas and will continue to do so
in future phases. The adaptive reuse strategy recommendations will be general with the intention to in future phases. The adaptive reuse strategy recommendations will be general with
the intention to in future phases. The adaptive reuse strategy recommendations will be general with the intention to
become more specific and detailed in future design phases in order to inform decisions and direct the become more specific and detailed in future design phases in order to inform decisions
and direct the become more specific and detailed in future design phases in order to inform decisions and direct the
200 Fairway Road South development throughout the process.200 Fairway Road South development throughout the process.200 Fairway Road South development throughout the process.
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Commissioning of the Report ommissioning of the Report
+VG Architects is a multidisciplinary architectural firm including heritage +VG Architects is a multidisciplinary architectural firm including heritage
conservation. The design approach to this project aims to preserve and conservation. The design approach to this project aims to preserve and
enhance the heritage significance of the building. The decision making enhance the heritage significance of the building. The decision making
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process is predicated on a balancing of the heritage requirements, client process is predicated on a balancing of the heritage requirements, client
needs, compliance with building code and environmentally sustainable needs, compliance with building code and environmentally sustainable
conditions. conditions.
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1.1 Executive Summary
This Heritage Impact Assessment (HIA) describes the impact of the proposed development of the Fairview
Park Mall on the existing structure and to propose way to minimize the impact on the heritage structure.
This Heritage Impact Assessment began with a Stage 1 HIA in order to identify any existing cultural heritage
that would meet the criteria for designation. The HIA stage 1 identified that the building does have some
heritage significance, however it does not merit designation under the criteria established by the Ontario
Regulation 9/06 “Criteria for determining Cultural Heritage Value or interest”.
In this report, the proposed design has been reviewed for its potential impacts, possible alternatives and In this report, the proposed design has been reviewed for its potential impacts,
possible alternatives and In this report, the proposed design has been reviewed for its potential impacts, possible alternatives and
mitigative strategies. In this report we have balanced the need to respect the heritage attributes, with the mitigative strategies. In this report we have balanced the need to respect
the heritage attributes, with the mitigative strategies. In this report we have balanced the need to respect the heritage attributes, with the
need to address contemporary concerns by establishing design guidelines that can meaningfully incorporate need to address contemporary concerns by establishing design guidelines that
can meaningfully incorporate need to address contemporary concerns by establishing design guidelines that can meaningfully incorporate
the existing building fabric within a new context and in relationship with new buildings.the existing building fabric within a new context and in relationship with new buildings.the
existing building fabric within a new context and in relationship with new buildings.
The heritage significance is evaluated in accordance with criteria established by the Ontario Regulation 9/06 The heritage significance is evaluated in accordance with criteria established
by the Ontario Regulation 9/06 The heritage significance is evaluated in accordance with criteria established by the Ontario Regulation 9/06
“Criteria for determining Cultural Heritage Value or interest”.ultural Heritage Value or interest”.ultural Heritage Value or interest”.
1.2 Research Materials Consulted
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Materials consulted and referenced in this report to assign cultural heritage value or interest of the site and Materials consulted and referenced in this report to assign cultural heritage
value or interest of the site and Materials consulted and referenced in this report to assign cultural heritage value or interest of the site and
surrounding district includes:
Record of Pre-Submission prepared by The Record of Pre-Submission prepared by The Record of Pre-Submission prepared by The CCCity of Kitchener, Development Service Department.ity of
Kitchener, Development Service Department.ity of Kitchener, Development Service Department.
Archival research provided by the Kitchener Public Archival research provided by the Kitchener Public Archival research provided by the Kitchener Public LLLibrary included in the Appendixibrary
included in the Appendixibrary included in the Appendix
City of Kitchener’s Statement of Significance of 200 Fairway Road South provided by Michelle ity of Kitchener’s Statement of Significance of 200 Fairway Road South provided by Michelle
ity of Kitchener’s Statement of Significance of 200 Fairway Road South provided by Michelle
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Drake
The review is based the following design proposal documents:The review is based the following design proposal documents:The review is based the following design proposal documents:
Record of Pre-Submission prepared by The Record of Pre-Submission prepared by The Record of Pre-Submission prepared by The CCCity of Kitchener, Development Service Department.ity of
Kitchener, Development Service Department.ity of Kitchener, Development Service Department.
1.3 Principles of the HIA1.3 Principles of the HIA1.3 Principles of the HIA
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This HIA is based on ‘Heritage Impact Statement Terms of Reference’ (August 2011 update), available on This HIA is based on ‘Heritage Impact Statement Terms of Reference’ (August 2011
update), available on This HIA is based on ‘Heritage Impact Statement Terms of Reference’ (August 2011 update), available on
the City of Toronto website.ity of Toronto website.ity of Toronto website.
The Parks The Parks The Parks CCanada Standards and Guidelines for the anada Standards and Guidelines for the anada Standards and Guidelines for the Conservation of Historic Places in
Canada (2010);
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The Ontario Heritage T ool Kit;The Ontario Heritage T ool Kit;The Ontario Heritage T ool Kit;
Ontario Ministry of Ontario Ministry of Ontario Ministry of CCCulture’s ulture’s ulture’s Eight Guiding Principles in the Conservation of Historic Properties
(1997);(1997);(1997);
Ontario Ministry of Ontario Ministry of Ontario Ministry of Culture’s Heritage Conservation Principle’s for Land Use Planning (2007);
Well Preserved: the Ontario Heritage Foundation’s Manual of Principles and Practice for Well Preserved: the Ontario Heritage Foundation’s Manual of Principles and Practice for Well Preserved:
the Ontario Heritage Foundation’s Manual of Principles and Practice for
Architectural Architectural Architectural Conservation (1988).
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Ontario Regulation 9/06 under the Ontario Heritage Act
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Image 01: Proposed Development Site - 200 Fairway Road SouthImage 01: Proposed Development Site - 200 Fairway Road South
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200 Fairway Road South +VG Architects
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INTRODUCTION TO THE DEVELOPMENT SITE 2
2.1 Description of the Site & Adjacent Properties at 200 Fairway Road South
The Site is located in southwest Kitchener, north of Fairway Road and west of Highway 7/8, the Site is
located in the Fairway area of Kitchener, southeast of the Vanier and Kingsdale residential neighbourhoods.
Fairview Park Mall and the immediately surrounding area is a major commercial node with a of range Fairview Park Mall and the immediately surrounding area is a major commercial node
with a of range Fairview Park Mall and the immediately surrounding area is a major commercial node with a of range
commercial, retail and office uses located on both the north and south side of Fairway Road and is a planned commercial, retail and office uses located on both the north and south side
of Fairway Road and is a planned commercial, retail and office uses located on both the north and south side of Fairway Road and is a planned
focal point for growth within the City of Kitchener due to the presence of the future Fairway IOity of Kitchener due to the presence of the future Fairway IOity of Kitchener due to the
presence of the future Fairway ION Station.
An existing servicing corridor owned by Hydro One currently transverses the site, which is generally An existing servicing corridor owned by Hydro One currently transverses the site,
which is generally An existing servicing corridor owned by Hydro One currently transverses the site, which is generally
situated between the existing mall structure and Fairway Road. The existing Hydro One corridor has been situated between the existing mall structure and Fairway Road. The existing Hydro
One corridor has been situated between the existing mall structure and Fairway Road. The existing Hydro One corridor has been
used to accommodate the future LRT and Fairway ION Station.
Beyond the Site there is a broad mix of land uses. To the north of the Site there are two large multiple eyond the Site there is a broad mix of land uses. To the north of the Site there
are two large multiple eyond the Site there is a broad mix of land uses. To the north of the Site there are two large multiple
residential buildings approximately 20 storeys in height; beyond the existing multiple residential buildings, residential buildings approximately 20 storeys in height; beyond the existing
multiple residential buildings, residential buildings approximately 20 storeys in height; beyond the existing multiple residential buildings,
there are existing low-rise residential uses comprised of three-storey apartments, townhouses and single there are existing low-rise residential uses comprised of three-storey apartments,
townhouses and single there are existing low-rise residential uses comprised of three-storey apartments, townhouses and single
detached dwellings. Existing commercial and retail uses are located to the west of the site, on both the xisting commercial and retail uses are located to the west of the site, on both
the xisting commercial and retail uses are located to the west of the site, on both the
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west side of Wilson Avenue and the south side of Fairway Road. west side of Wilson Avenue and the south side of Fairway Road.
The urban fabric of Fairview Park Mall and the surrounding community is somewhat irregular, with regular The urban fabric of Fairview Park Mall and the surrounding community is somewhat
irregular, with regular The urban fabric of Fairview Park Mall and the surrounding community is somewhat irregular, with regular
and irregular blocks as a result of different uses, road realignments and the presence of a hydro corridor and irregular blocks as a result of different uses, road realignments and the
presence of a hydro corridor and irregular blocks as a result of different uses, road realignments and the presence of a hydro corridor
and future LRT services. There are many existing surface parking lots located on the Site. RT services. There are many existing surface parking lots located on the Site. RT services.
There are many existing surface parking lots located on the Site.
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The proposed development site was formerly occupied by a Sears department store it is now being The proposed development site was formerly occupied by a Sears department store it
is now being The proposed development site was formerly occupied by a Sears department store it is now being
prepared for redevelopment. The site is not designated under the Ontario Heritage Act. However, the site prepared for redevelopment. The site is not designated under the Ontario Heritage
Act. However, the site prepared for redevelopment. The site is not designated under the Ontario Heritage Act. However, the site
holds cultural value due to its architectural style and associative vales. holds cultural value due to its architectural style and associative vales. holds cultural value due to its
architectural style and associative vales.
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The Site is generally flat with a slight decrease in grade towards the centre of the property from Fairway The Site is generally flat with a slight decrease in grade towards the centre
of the property from Fairway The Site is generally flat with a slight decrease in grade towards the centre of the property from Fairway
Road and with a marginal increase in grade towards Wilson Avenue and Kingsway Drive.Road and with a marginal increase in grade towards Wilson Avenue and Kingsway Drive.Road and with
a marginal increase in grade towards Wilson Avenue and Kingsway Drive.
The Site forms a large, irregularly shaped block with an area of approximately 20 hectares. It is bound by The Site forms a large, irregularly shaped block with an area of approximately
20 hectares. It is bound by The Site forms a large, irregularly shaped block with an area of approximately 20 hectares. It is bound by
Kingsway Drive to the north, Wilson Avenue to the west, Fairway Road to the south, and Highway 8 to the Kingsway Drive to the north, Wilson Avenue to the west, Fairway Road to the south,
and Highway 8 to the Kingsway Drive to the north, Wilson Avenue to the west, Fairway Road to the south, and Highway 8 to the
east. Due to its “shopping centre” morphology, the Site is void of street animation and orientation on any east. Due to its “shopping centre” morphology, the Site is void of street animation
and orientation on any east. Due to its “shopping centre” morphology, the Site is void of street animation and orientation on any
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of the public frontages; the periphery of the property, adjacent to all streets, is largely devoted to surface of the public frontages; the periphery of the property, adjacent to all
streets, is largely devoted to surface of the public frontages; the periphery of the property, adjacent to all streets, is largely devoted to surface
parking facilities with limited pedestrian facilities providing connection from the street to the mall itself.parking facilities with limited pedestrian facilities providing connection
from the street to the mall itself.parking facilities with limited pedestrian facilities providing connection from the street to the mall itself.
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Present owner’s contact details are: Cadillac Fairview, 20
Queen Street West, 5th floor, Toronto, Ontario, M5H 3R4
200 Fairway Road South +VG Architects
HIA | June 4, 2018
2.2 Adjacent Properties
There are currently two buildings present on the 200 Fairway Road South Site. The first is the main Fairview
Park Mall building that is currently one to two-storeys in height, which includes the Hudsons Park Mall building that is currently one to two-storeys in height, which includes the Hudsons
Park Mall building that is currently one to two-storeys in height, which includes the Hudsons Bay at the
west end, the former Sears Canada at the south, and the existing Walmart at the east. The other is the anada at the south, and the existing Walmart at the east. The other is the anada
at the south, and the existing Walmart at the east. The other is the
former Sear Automotive Centre, located at the southern edge of the property adjacent to Fairway Road. entre, located at the southern edge of the property adjacent to Fairway Road. entre,
located at the southern edge of the property adjacent to Fairway Road.
Surface parking lots with associated circulation lanes are present around all buildings in the Site, and there Surface parking lots with associated circulation lanes are present around
all buildings in the Site, and there Surface parking lots with associated circulation lanes are present around all buildings in the Site, and there
are a number of loading and service areas adjacent to some of the buildings. are a number of loading and service areas adjacent to some of the buildings. are a number of loading and
service areas adjacent to some of the buildings.
The Site is currently occupied by an existing GRT terminal, located immediately west of the Hudson’s The Site is currently occupied by an existing GRT terminal, located immediately west
of the Hudson’s The Site is currently occupied by an existing GRT terminal, located immediately west of the Hudson’s BBay. ay.
The Fairway ION Rapid Transit Station is located interior to the Site, and it is the terminus of Stage 1 of the Rapid Transit Station is located interior to the Site, and it is the
terminus of Stage 1 of the Rapid Transit Station is located interior to the Site, and it is the terminus of Stage 1 of the
ION Rapid Transit line from Conestoga Mall in Waterloo, to Fairview Park Mall in Kitchener.onestoga Mall in Waterloo, to Fairview Park Mall in Kitchener.onestoga Mall in Waterloo, to
Fairview Park Mall in Kitchener.
The surrounding urban fabric is generally comprised of low rise commercial buildings with surface parking The surrounding urban fabric is generally comprised of low rise commercial buildings
with surface parking The surrounding urban fabric is generally comprised of low rise commercial buildings with surface parking
lots. There are a number of residential buildings that range in height from 3 to 19 storeys immediately north lots. There are a number of residential buildings that range in height from
3 to 19 storeys immediately north lots. There are a number of residential buildings that range in height from 3 to 19 storeys immediately north
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of the Site. These higher density residential buildings function as an edge for the existing lower density of the Site. These higher density residential buildings function as an edge
for the existing lower density of the Site. These higher density residential buildings function as an edge for the existing lower density
residential neighbourhoods further north. As noted previously, an existing Hydro One corridor cut through residential neighbourhoods further north. As noted previously, an existing Hydro
One corridor cut through residential neighbourhoods further north. As noted previously, an existing Hydro One corridor cut through
the Site with a power substation located immediately south of Fairview Park Mall, on the south side of the Site with a power substation located immediately south of Fairview Park Mall,
on the south side of the Site with a power substation located immediately south of Fairview Park Mall, on the south side of
Fairway Road.
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1. Sears
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2. Walmart
3. Hudson’s Bay
Image 02: Fairview Park Mall Flooring Map.
Source: Fairview Park Mall
200 Fairway Road South +VG Architects
HIA | June 4, 2018
SECTION
BACKGROUND RESEARCH
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3.1 Introduction to site
The Sears store located at Fairview Park Mall is a commercial building built in 1965 in the Kennedy Era
International Modern style. It is reportedly one of the first major precast structures to be built in Southern International Modern style. It is reportedly one of the first major precast
structures to be built in Southern International Modern style. It is reportedly one of the first major precast structures to be built in Southern
Ontario. The mall’s presence over the years has turned Fairway Road into a major commercial strip. It is Ontario. The mall’s presence over the years has turned Fairway Road into a major
commercial strip. It is Ontario. The mall’s presence over the years has turned Fairway Road into a major commercial strip. It is
one of the four biggest malls in the region with 730,000 square feet (68,000 m2) of gross leasable area. one of the four biggest malls in the region with 730,000 square feet (68,000
m2) of gross leasable area. one of the four biggest malls in the region with 730,000 square feet (68,000 m2) of gross leasable area.
The Simpsons-Sears Building at the Fairview Park Mall was completed in 1965, had an estimated cost of uilding at the Fairview Park Mall was completed in 1965, had an estimated cost of
uilding at the Fairview Park Mall was completed in 1965, had an estimated cost of
$2,000,000 and included 100,000 square feet of selling space, in addition to 40,000 for service facilities . $2,000,000 and included 100,000 square feet of selling space, in addition
to 40,000 for service facilities . $2,000,000 and included 100,000 square feet of selling space, in addition to 40,000 for service facilities . CCF
Fairview Park (commonly known as Fairview Park Mall) is a large shopping mall of 120 stores in Kitchener, Fairview Park (commonly known as Fairview Park Mall) is a large shopping mall
of 120 stores in Kitchener, Fairview Park (commonly known as Fairview Park Mall) is a large shopping mall of 120 stores in Kitchener,
Ontario, Canada. The Fairview Park Mall, was the largest of its kind in this part of Southwestern Ontario at anada. The Fairview Park Mall, was the largest of its kind in this part of
Southwestern Ontario at anada. The Fairview Park Mall, was the largest of its kind in this part of Southwestern Ontario at
the time, and after a nine-year-long hunt for a suitable site, Simpsons- Sears the time, and after a nine-year-long hunt for a suitable site, Simpsons- Sears the time, and after a nine-year-long
hunt for a suitable site, Simpsons- Sears LLtd selected the location for a td selected the location for a td selected the location for a
new site. J.W. Button, Simpsons- Sear’s president, said the firm had been actively looking for a location here utton, Simpsons- Sear’s president, said the firm had been actively looking
for a location here utton, Simpsons- Sear’s president, said the firm had been actively looking for a location here
since 1953. It was the 16th major department store to be built by Simpsons-Sears since 1954, bringing the since 1953. It was the 16th major department store to be built by Simpsons-Sears
since 1954, bringing the since 1953. It was the 16th major department store to be built by Simpsons-Sears since 1954, bringing the
total number of retail and mail order units in operation at the time from coast to coast to 365. total number of retail and mail order units in operation at the time from coast to coast
to 365. total number of retail and mail order units in operation at the time from coast to coast to 365.
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3.2 Lot History
Prior to the construction of the Fairview Park Mall the site was farmland with a portion of the property Prior to the construction of the Fairview Park Mall the site was farmland with
a portion of the property Prior to the construction of the Fairview Park Mall the site was farmland with a portion of the property
owned by A.I Rosenberg of the K-W owned by A.I Rosenberg of the K-W NNaval Veterans Association. As reported in the Waterloo Record in aval Veterans Association. As reported in the
Waterloo Record in aval Veterans Association. As reported in the Waterloo Record in
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1962, the site of the current Fairway Park Mall was to reside within the 50-acre area between Parkway 1962, the site of the current Fairway Park Mall was to reside within the 50-acre
area between Parkway 1962, the site of the current Fairway Park Mall was to reside within the 50-acre area between Parkway
Drive, Block Rnoad and Highway 8. The work for the Simpsons-Sears department store began in the fall lock Rnoad and Highway 8. The work for the Simpsons-Sears department store began
in the fall lock Rnoad and Highway 8. The work for the Simpsons-Sears department store began in the fall
of 1964. Executive consultant of Fairview, J. F. Harris, stated the new plaza would in no way resemble or xecutive consultant of Fairview, J. F. Harris, stated the new plaza would in
no way resemble or xecutive consultant of Fairview, J. F. Harris, stated the new plaza would in no way resemble or
be operated as a discount center. Sears planned to place a strong emphasis on fashion and quality in family be operated as a discount center. Sears planned to place a strong emphasis
on fashion and quality in family be operated as a discount center. Sears planned to place a strong emphasis on fashion and quality in family
clothing in the new Kitchener store. Plans were held up because of a long delay in the approval of zoning clothing in the new Kitchener store. Plans were held up because of a long delay
in the approval of zoning clothing in the new Kitchener store. Plans were held up because of a long delay in the approval of zoning
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regulations allowing the Fairview Park Mall to run as a shopping center development. The site was zoned regulations allowing the Fairview Park Mall to run as a shopping center development.
The site was zoned regulations allowing the Fairview Park Mall to run as a shopping center development. The site was zoned
to allow the shopping development on August 15, 1963 and currently listed as a to allow the shopping development on August 15, 1963 and currently listed as a to allow the shopping development
on August 15, 1963 and currently listed as a C-5 zone.
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Image 04: Proposed Development Site - 200 Fairway Road SouthImage 04: Proposed Development Site - 200 Fairway Road South
Image 03: Fairview Park Mall Design 1962Image 03: Fairview Park Mall Design 1962
Source: City of Kitchener Archives ity of Kitchener Archives
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Image 05: Simpsons-Sears store when it open on Fairway Road in 1965, Fairview Park Mall opened a year later Image 05: Simpsons-Sears store when it open on Fairway Road in 1965, Fairview
Park Mall opened a year later
attached to the Storeattached to the Store
Source: Source: CCity of Kitchener Archives ity of Kitchener Archives
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HIA | June 4, 2018
SECTION
STATEMENT OF SIGNIFICANCE
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A previous Statement of Significance was completed by Michelle Drake in May 5, 2012 to define design and A previous Statement of Significance was completed by Michelle Drake in May 5,
2012 to define design and A previous Statement of Significance was completed by Michelle Drake in May 5, 2012 to define design and
physical value and the heritage background for the Sears Building located at 200 Fairway Road South. A uilding located at 200 Fairway Road South. A uilding located at 200 Fairway Road
South. A
copy of the Statement of Significance for 200 Fairway Road South, is attached in the appendix. The Sears copy of the Statement of Significance for 200 Fairway Road South, is attached
in the appendix. The Sears copy of the Statement of Significance for 200 Fairway Road South, is attached in the appendix. The Sears
Building is listed on the Municipal Heritage Register as a “Non-Designated Property of on-Designated Property of on-Designated Property of CCCultural Heritage ultural Heritage ultural
Heritage
Value or Interest”. The MHR is the City’s official list or record of properties identified by ity’s official list or record of properties identified by ity’s official list or record
of properties identified by CCCity ity ity CCouncil as ouncil as
being of cultural heritage value or interest.
Non-designated properties, which are considered to be of cultural heritage value or interest that are placed on-designated properties, which are considered to be of cultural heritage
value or interest that are placed on-designated properties, which are considered to be of cultural heritage value or interest that are placed
on the Municipal Heritage Register are not provided protection under the Ontario Heritage Act; or the on the Municipal Heritage Register are not provided protection under the Ontario
Heritage Act; or the on the Municipal Heritage Register are not provided protection under the Ontario Heritage Act; or the
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imposed restrictions or obligations related to obtaining heritage approvals. This means property owners imposed restrictions or obligations related to obtaining heritage approvals. This
means property owners imposed restrictions or obligations related to obtaining heritage approvals. This means property owners
are not subject to the heritage-permit process or a Heritage Kitchener review; and they are not required are not subject to the heritage-permit process or a Heritage Kitchener review;
and they are not required are not subject to the heritage-permit process or a Heritage Kitchener review; and they are not required
to obtain city council approval to make alterations to their properties.to obtain city council approval to make alterations to their properties.to obtain city council approval to make
alterations to their properties.
4.1 Architectural Visual Description4.1 Architectural Visual Description
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The Statement of Significance provided by the The Statement of Significance provided by the The Statement of Significance provided by the CCity of Kitchener’s ity of Kitchener’s ity
of Kitchener’s CCultural Heritage Planning Department ultural Heritage Planning Department
states that the “principal resource that contributes to heritage value is the department store”. The single that the “principal resource that contributes to heritage value is the department
store”. The single that the “principal resource that contributes to heritage value is the department store”. The single
storey structure was built by Dunker storey structure was built by Dunker storey structure was built by Dunker CConstruction onstruction onstruction LLtd.td.td.
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The Sears Building located at the Fairview Park Mall was an early example of precast clad buildings in uilding located at the Fairview Park Mall was an early example of precast clad
buildings in uilding located at the Fairview Park Mall was an early example of precast clad buildings in
Ontario and serves as a unique example of the Kennedy Ontario and serves as a unique example of the Kennedy Ontario and serves as a unique example of the Kennedy Era International style
of architecture in the area.
The facade consists of an eight-foot base wall of dark green antique glazed brick and a series of 20-foot-high The facade consists of an eight-foot base wall of dark green antique glazed
brick and a series of 20-foot-high The facade consists of an eight-foot base wall of dark green antique glazed brick and a series of 20-foot-high
white precast moulded panels that extend vertically to the roof line and cover all four sides of the structure. white precast moulded panels that extend vertically to the roof line and
cover all four sides of the structure. white precast moulded panels that extend vertically to the roof line and cover all four sides of the structure.
Each panel is 4 feet wide and weigh 16,000 pounds. Deep recesses in the panels provide light and shadow ach panel is 4 feet wide and weigh 16,000 pounds. Deep recesses in the panels
provide light and shadow ach panel is 4 feet wide and weigh 16,000 pounds. Deep recesses in the panels provide light and shadow
contrast during the day. At night, light concealed in the store facade accentuate the heavily moulded arches.contrast during the day. At night, light concealed in the store facade accentuate
the heavily moulded arches.contrast during the day. At night, light concealed in the store facade accentuate the heavily moulded arches.
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The east west and south facade of the Sears Structure is original with the exception of updated signage. The east west and south facade of the Sears Structure is original with the exception
of updated signage. The east west and south facade of the Sears Structure is original with the exception of updated signage.
Stage 1 of the H.I.A determined that there are no other existing physical heritage features on the site.Stage 1 of the H.I.A determined that there are no other existing physical heritage
features on the site.Stage 1 of the H.I.A determined that there are no other existing physical heritage features on the site.
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200 Fairway Road South +VG Architects
HIA | June 4, 2018
Significant Attributes (Labeled in Image 06)
1. Pre-cast concrete construction
2. 20 foot high precast moulded stone facing panels
3. 8- foot- high walls made up of dark green antique glazed bricks3. 8- foot- high walls made up of dark green antique glazed bricks
4. Decorative brick patterns near doors
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Image 06: 200 Fairway South. South Facade. Kitchener, Ontario. Significant Attributes are represented in red. Image 06: 200 Fairway South. South Facade. Kitchener, Ontario. Significant
Attributes are represented in red.
Source: +VGSource: +VG
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200 Fairway Road South +VG Architects
HIA | June 4, 2018
SECTION
EXISTINGCONDITIONS 5
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Image 07: 200 Fairway Road South, Sears. Image 07: 200 Fairway Road South, Sears. EEast and ast and North Facade. Kitchener Ontario.orth Facade. Kitchener Ontario.
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Image 08: 200 Fairway Road South, Sears. Image 08: 200 Fairway Road South, Sears. East Facade. Kitchener Ontario.
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Image 09: 200 Fairway Road South, Sears Front Entrance. South Facade. Kitchener Ontario.
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200 Fairway Road South +VG Architects
HIA | June 4, 2018
Image 10: 200 Fairway Road South, Sears Front Entrance. South Facade. Kitchener Ontario.ntrance. South Facade. Kitchener Ontario.
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fig 26. 200 Fairway Road South, Sears Front Entrance. South Facade. Kitchener Ontario.
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Image 11: 200 Fairway Road South, Sears. West Facade. Kitchener Ontario.Image 11: 200 Fairway Road South, Sears. West Facade. Kitchener Ontario.
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Image 12: 200 Fairway Road South, Sears. South West Facade. Kitchener Ontario.
200 Fairway Road South +VG Architects
HIA | June 4, 2018
SECTION
PROPOSEDDEVELOPMENT 6
6.1 Proposed Development
Designed by Petroff Partnership Architects, Phase 1 of the Proposed Development includes the renovation
of the former Sears space at Fairview Park Mall to include new outdoor facing commercial units, a new four-of the former Sears space at Fairview Park Mall to include new outdoor facing
commercial units, a new four-of the former Sears space at Fairview Park Mall to include new outdoor facing commercial units, a new four-
storey retail and office building located at the intersection of the main driveway and Fairway Road and two storey retail and office building located at the intersection of the main
driveway and Fairway Road and two storey retail and office building located at the intersection of the main driveway and Fairway Road and two
stand alone restaurant buildings placed around pedestrian oriented walkways located at the intersection stand alone restaurant buildings placed around pedestrian oriented walkways located
at the intersection stand alone restaurant buildings placed around pedestrian oriented walkways located at the intersection
of the main driveway and Fairway Road. Further phases will include a parking garage, an additional office of the main driveway and Fairway Road. Further phases will include a parking
garage, an additional office of the main driveway and Fairway Road. Further phases will include a parking garage, an additional office
building, and residential towers to the north of the Site.
The proposed office building is four storeys with ground floor retail. This building is located at the main The proposed office building is four storeys with ground floor retail. This
building is located at the main The proposed office building is four storeys with ground floor retail. This building is located at the main
vehicular entrance of Fairview Park Mall, framing the corner and acting as a landmark entrance to the Site. vehicular entrance of Fairview Park Mall, framing the corner and acting as
a landmark entrance to the Site. vehicular entrance of Fairview Park Mall, framing the corner and acting as a landmark entrance to the Site.
The ground floor retail portion of this building is oriented towards the sidewalk and an enhanced pedestrian The ground floor retail portion of this building is oriented towards the
sidewalk and an enhanced pedestrian The ground floor retail portion of this building is oriented towards the sidewalk and an enhanced pedestrian
walkway can provide opportunities for “spill over” activities associated with the retail units. walkway can provide opportunities for “spill over” activities associated with the retail
units. walkway can provide opportunities for “spill over” activities associated with the retail units.
Two standalone restaurants are proposed to the east of the office and retail building. The future restaurants Two standalone restaurants are proposed to the east of the office and retail
building. The future restaurants Two standalone restaurants are proposed to the east of the office and retail building. The future restaurants
are surrounded by a pedestrian walkway that is connected to the public sidewalk an enhanced walkway are surrounded by a pedestrian walkway that is connected to the public sidewalk an
enhanced walkway are surrounded by a pedestrian walkway that is connected to the public sidewalk an enhanced walkway
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associated with the office and retail building. The pedestrian walkway acts as an outdoor ‘promenade’ associated with the office and retail building. The pedestrian walkway acts as an
outdoor ‘promenade’ associated with the office and retail building. The pedestrian walkway acts as an outdoor ‘promenade’
and provides opportunities for patios, café seating and outdoor facing retail and restaurant entrances that and provides opportunities for patios, café seating and outdoor facing retail
and restaurant entrances that and provides opportunities for patios, café seating and outdoor facing retail and restaurant entrances that
create an inviting pedestrian experience.
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Image 13: Birds eye view of the Proposed Development looking north
Source: Petroff
200 Fairway Road South +VG Architects
HIA | June 4, 2018
Approximately, a total of 3,243 parking spaces will be provided for the Site as a whole, including a number
of parallel parking spaces along the new commercial frontage that will help create an internal street-like of parallel parking spaces along the new commercial frontage that will help
create an internal street-like of parallel parking spaces along the new commercial frontage that will help create an internal street-like
system for the Site. Outdoor bike parking spaces will be provided, and will be located in proximity to the system for the Site. Outdoor bike parking spaces will be provided, and will
be located in proximity to the system for the Site. Outdoor bike parking spaces will be provided, and will be located in proximity to the
entrances for the new commercial units.
The Proposed Development ranges from one to four storeys in height, making it compatible with the The Proposed Development ranges from one to four storeys in height, making it compatible
with the The Proposed Development ranges from one to four storeys in height, making it compatible with the
urban form in the vicinity. The massing of the four-storey west office building consists of a rectangular form urban form in the vicinity. The massing of the four-storey west office
building consists of a rectangular form urban form in the vicinity. The massing of the four-storey west office building consists of a rectangular form
that is accentuated by façade detailing and variation. Behind the west office building, the two single storey ehind the west office building, the two single storey ehind the west office
building, the two single storey
restaurant buildings act as a transition between the four storey office building and the parking area. This restaurant buildings act as a transition between the four storey office building
and the parking area. This restaurant buildings act as a transition between the four storey office building and the parking area. This
group of buildings forms a cluster that is appropriately human-scaled and provides for a public realm in the group of buildings forms a cluster that is appropriately human-scaled and
provides for a public realm in the group of buildings forms a cluster that is appropriately human-scaled and provides for a public realm in the
spaces between the buildings. The proposed massing and height minimizes potential microclimatic issues spaces between the buildings. The proposed massing and height minimizes potential
microclimatic issues spaces between the buildings. The proposed massing and height minimizes potential microclimatic issues
such as shadow and wind impacts.
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Image 14: View looking west, showing the pedestrian walkway between the restaurants
Source: Petroff, July 31 2018
200 Fairway Road South +VG Architects
HIA | June 4, 2018
6.2 Sears Redevelopment
The renovation of the former Sears space will include new outdoor facing entrances to the commercial
units that are oriented towards Fairway Road, with an enhanced pedestrian pathways and connections
combined with additional landscaping. The former Sears façade will be renovated with a brick and metal
finish, large windows and updated signage.
The renovated Sears portion will maintain the same height and massing as it currently exists (one storey), The renovated Sears portion will maintain the same height and massing as it
currently exists (one storey), The renovated Sears portion will maintain the same height and massing as it currently exists (one storey),
with the only structural changes being to the facade and interior to the building. The existing monolithic with the only structural changes being to the facade and interior to the building.
The existing monolithic with the only structural changes being to the facade and interior to the building. The existing monolithic
facade is not appropriate for individual retail stores
The renovated former Sears space will include an enhanced streetscape along the frontage of the new The renovated former Sears space will include an enhanced streetscape along the frontage
of the new The renovated former Sears space will include an enhanced streetscape along the frontage of the new
commercial units, with unit paving, on-street parking and clear pedestrian crossings. A new parkette will commercial units, with unit paving, on-street parking and clear pedestrian crossings.
A new parkette will commercial units, with unit paving, on-street parking and clear pedestrian crossings. A new parkette will
be located near this space, and it will feature unit paving, limestone boulder seating, flowering multi-stem be located near this space, and it will feature unit paving, limestone boulder
seating, flowering multi-stem be located near this space, and it will feature unit paving, limestone boulder seating, flowering multi-stem
deciduous trees, litter receptacles and light bollards
The design of the Proposed Development includes the renovation of this building and a new façade. The The design of the Proposed Development includes the renovation of this building
and a new façade. The The design of the Proposed Development includes the renovation of this building and a new façade. The
renovation and new façade are designed to increase its landmark and destination potential, which is of renovation and new façade are designed to increase its landmark and destination
potential, which is of renovation and new façade are designed to increase its landmark and destination potential, which is of
particular importance due to the presence of an IOparticular importance due to the presence of an IONN Rapid Transit Station within the Site. Overall, the Rapid Transit Station within
the Site. Overall, the Rapid Transit Station within the Site. Overall, the
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renovation and façade update is expected to be positive for the economic development of the Site and the renovation and façade update is expected to be positive for the economic development
of the Site and the renovation and façade update is expected to be positive for the economic development of the Site and the
area.
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Image 15: Ground level view of the renovated Sears portion, with the decorative chimney to the rear
Source: Petroff, July 31 2018
200 Fairway Road South +VG Architects
HIA | June 4, 2018
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Image 16: Ground level view of the renovated Sears portion, with the decorative chimneyImage 16: Ground level view of the renovated Sears portion, with the decorative chimney
Source: Petroff, July 31 2018
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Image 17: Ground level view of the renovated Sears, South facade
Source: Petroff, July 31 2018
200 Fairway Road South +VG Architects
HIA | June 4, 2018
6.3 Architectural Description of the Proposed Development
The design of the Proposed Development is contemporary while taking cues of Ontario’s historical
industrial architecture. The building elevations show:
A. High levels of glazing (shown on image 18)
Include materials such (shown on images 18 and 19):
1. Red brick finishes,
2. Precast concrete,
3. Dark metal and
4. Spandrel glass.
The Proposed Development also includes a number of placemaking details and features designed to add Proposed Development also includes a number of placemaking details and features designed
to add Proposed Development also includes a number of placemaking details and features designed to add
character and improve wayfinding throughout the Site.
B. One of this elements is a decorative water tower (shown on image 19), to be located near one . One of this elements is a decorative water tower (shown on image 19), to be located
near one . One of this elements is a decorative water tower (shown on image 19), to be located near one
of the restaurants and visible from the public sidewalk along Fairway R of the restaurants and visible from the public sidewalk along Fairway R of the restaurants and visible
from the public sidewalk along Fairway R of the restaurants and visible from the public sidewalk along Fairway Road.oad.
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C. Another placemaking element is a chimney feature with the name of the development (Grand . Another placemaking element is a chimney feature with the name of the development (Grand
. Another placemaking element is a chimney feature with the name of the development (Grand
Market District), to be located at the southwest corner of the renovated Sears portion (shown Market District), to be located at the southwest corner of the renovated Sears portion
(shown Market District), to be located at the southwest corner of the renovated Sears portion (shown
on image 20).
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Image 18: Ground level view of the renovated Sears, South facade
Source: Petroff, July 31 2018
200 Fairway Road South +VG Architects
HIA | June 4, 2018
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Image 19: Ground level view from Fairway Road looking northwest, with the decorative water tower to the leftImage 19: Ground level view from Fairway Road looking northwest, with the
decorative water tower to the left
Source: Petroff, July 31 2018Source: Petroff, July 31 2018
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Image 20: Ground level view of the renovated Sears portion, with the decorative chimney
Source: Petroff, July 31 2018
200 Fairway Road South +VG Architects
HIA | June 4, 2018
6.4 Architectural Description of the Retained Sears Building
The design and physical value of the Sears building at Fairview Park Mall does not merit consideration
for heritage designation. However there are attributes that are worthy of being conserved in particular
some aspects of the precast facade. A portion of the north facade will be preserved and incorporated in
the new design. Within the northern conserved elevation the pre-cast concrete construction 20 foot high
precast moulded stone facing panels, 8- foot- high walls made up of dark green antique glazed bricks will be
retained and adapted into the proposed design. Images 21-23,25-36 shows the extent of the building being retained and adapted into the proposed design. Images 21-23,25-36 shows the extent
of the building being retained and adapted into the proposed design. Images 21-23,25-36 shows the extent of the building being
demolished. A legend has been provided for clarity (image 24).
As the building has been recently occupied, the building fabric have been kept in good condition. As the building has been recently occupied, the building fabric have been kept in good
condition. As the building has been recently occupied, the building fabric have been kept in good condition. Cadilac
Fairview has continued to monitor and heat the building since Sears has closed. As the development of Fairview has continued to monitor and heat the building since Sears has closed.
As the development of Fairview has continued to monitor and heat the building since Sears has closed. As the development of
the site moves forward, further heritage interpretation has been discussed as a possibility. The decorative the site moves forward, further heritage interpretation has been discussed
as a possibility. The decorative the site moves forward, further heritage interpretation has been discussed as a possibility. The decorative
brick found near the original doorways will not be incorporated in the retained northern elevation due to brick found near the original doorways will not be incorporated in the retained
northern elevation due to brick found near the original doorways will not be incorporated in the retained northern elevation due to
an inability to incorporate it into this stage of the design. It has been discussed that the decorative brick an inability to incorporate it into this stage of the design. It has been
discussed that the decorative brick an inability to incorporate it into this stage of the design. It has been discussed that the decorative brick
patterns may be incorporated into other aspects of the final design. patterns may be incorporated into other aspects of the final design. patterns may be incorporated into other aspects
of the final design. CCurrently the following significant urrently the following significant urrently the following significant
attributes are to remain (labeled on image 22):
1. Pre-cast concrete construction
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2. 20 foot high precast moulded stone facing panels2. 20 foot high precast moulded stone facing panels2. 20 foot high precast moulded stone facing panels
3. 8- foot- high walls made up of dark green antique glazed bricks3. 8- foot- high walls made up of dark green antique glazed bricks3. 8- foot- high walls made up of dark green antique
glazed bricks
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EXTENT OF SEARS
EXISTING WALL
RETAINED
110.01
7
110.01
9
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SEARSSEARSSEARSSEARSSEARSSEARSSEARS
SEARS INTERIOR
D110.01
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110.01110.01110.01110.01
66
DEMOLISHEDDEMOLISHEDDEMOLISHEDDEMOLISHEDDEMOLISHEDDEMOLISHED
FINISHES AND M&E
UPPER LEVELUPPER LEVELUPPER LEVELUPPER LEVELUPPER LEVELUPPER LEVELUPPER LEVELUPPER LEVELUPPER LEVELUPPER LEVELUPPER LEVELUPPER LEVELUPPER LEVELUPPER LEVELUPPER LEVELUPPER LEVELUPPER
LEVELUPPER LEVELUPPER LEVEL
DEMOLITION
+/- 15,122 SQ. FT.+/- 15,122 SQ. FT.+/- 15,122 SQ. FT.+/- 15,122 SQ. FT.+/- 15,122 SQ. FT.+/- 15,122 SQ. FT.+/- 15,122 SQ. FT.+/- 15,122 SQ. FT.+/- 15,122 SQ. FT.+/- 15,122 SQ. FT.+/-
15,122 SQ. FT.+/- 15,122 SQ. FT.+/- 15,122 SQ. FT.+/- 15,122 SQ. FT.+/- 15,122 SQ. FT.+/- 15,122 SQ. FT.+/- 15,122 SQ. FT.+/- 15,122 SQ. FT.+/- 15,122 SQ. FT.+/- 15,122 SQ. FT.+/- 15,122
SQ. FT.+/- 15,122 SQ. FT.+/- 15,122 SQ. FT.+/- 15,122 SQ. FT.+/- 15,122 SQ. FT.+/- 15,122 SQ. FT.
D110.01D110.01
+/- 83,041 SQ. FT.
44
110.01
3
110.01110.01
44
(ROOF AND INTERIOR
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11
112.01112.01
SEARS:SEARS:SEARS:
+/- 3,904 SQ. FT. RE-BUILT+/- 3,904 SQ. FT. RE-BUILT+/- 3,904 SQ. FT. RE-BUILT
AT UPPER LEVEL AFTERAT UPPER LEVEL AFTERAT UPPER LEVEL AFTERAT UPPER LEVEL AFTERAT UPPER LEVEL AFTERAT UPPER LEVEL AFTERAT UPPER LEVEL AFTER
DEMOLITIONDEMOLITION
2
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5
2
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110.01
110.01
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DDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDD
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SEARS EXTENT OF EXTERIOR
WALL DEMOLITION/NEW
EXTERIOR WALL
Image 21: Demolition Drawings. Upper Level Demolition Plan, Floor Plan, Sears Building Plan
Source: Petroff
200 Fairway Road South +VG Architects
HIA | June 4, 2018
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Image 22: North Elevation, West Portion. Sears levation, West Portion. Sears Building
Source: +VG
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Image 23: Demolition Drawings. Partial North Elevation, Sears Building Elevation
Source: Petroff
200 Fairway Road South +VG Architects
HIA | June 4, 2018
SECTION
PROPOSEDDEMOLITION OUTLINEDON THE ORIGINAL SEARS DESIGN 7
Legend
To Be Retained
Facade To Be Demolished
Full Demolition
Image 24: Demolition Drawings. Legend
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Image 25: Demolition Drawings. West Image 25: Demolition Drawings. West EElevation, Sears levation, Sears Building Elevation
Source: Petroff Source: Petroff
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Image 26: Demolition Drawings. East Elevation, Sears Building Elevation
Source: Petroff
200 Fairway Road South +VG Architects
HIA | June 4, 2018
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Image 27: Demolition Drawings. Partial South Image 27: Demolition Drawings. Partial South Elevation. East Portion. Sears ast Portion. Sears Building Elevation
Source: Petroff
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Image 28: Demolition Drawings. Partial South Elevation. West Portion. Sears Building Elevation
Source: Petroff
200 Fairway Road South +VG Architects
HIA | June 4, 2018
EXTENT OF SEARS
EXISTING WALL
RETAINED
110.01
7
110.01
99
D110.01110.01
8888855
SEARS
SEARS INTERIOR
D110.01
3
110.01
6
DEMOLISHED
FINISHES AND M&EFINISHES AND M&E
UPPER LEVEL
DEMOLITIONDEMOLITIONDEMOLITION
+/- 15,122 SQ. FT.
D110.01
4+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.+/-
83,041 SQ. FT.+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.+/- 83,041
SQ. FT.+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.+/- 83,041 SQ.
FT.+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.+/-
83,041 SQ. FT.+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.+/- 83,041
SQ. FT.+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.+/- 83,041 SQ. FT.
110.01
3
110.01
4
(ROOF AND INTERIOR(ROOF AND INTERIOR(ROOF AND INTERIOR(ROOF AND INTERIOR(ROOF AND INTERIOR(ROOF AND INTERIOR(ROOF AND INTERIOR
STRUCTURE REMAINS)STRUCTURE REMAINS)STRUCTURE REMAINS)STRUCTURE REMAINS)STRUCTURE REMAINS)STRUCTURE REMAINS)STRUCTURE REMAINS)
11
112.01112.01
SEARS:
+/- 3,904 SQ. FT. RE-BUILT
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AT UPPER LEVEL AFTER
DEMOLITION
2
D110.01
5
22
1
1
110.01110.01
110.01
D110.01
110.01
SEARS EXTENT OF EXTERIOR
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WALL DEMOLITION/NEW
EXTERIOR WALL
Image 29: Upper Image 29: Upper Level Demolition Plan, Floor Plan, Sears evel Demolition Plan, Floor Plan, Sears Building Plan
Source: Petroff Source: Petroff
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DDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDD
Image 30: Demolition Drawings. Partial North Elevation, Sears Building Elevation
Source: Petroff
200 Fairway Road South +VG Architects
HIA | June 4, 2018
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200 Fairway Road South +VG Architects
HIA | June 4, 2018
SECTION
PROPOSEDDEMOLITION OUTLINEDON THE PROPOSED DESIGN 8
Image 31: Demolition Drawings. North Elevation, Sears Building Proposed Development uilding Proposed Development EElevationlevation
Source: Petroff
Image 32: Demolition Drawings. West Image 32: Demolition Drawings. West EElevation, Sears levation, Sears Building Proposed Development Elevation
Source: Petroff Source: Petroff
Image 33: Demolition Drawings. East Elevation, Sears Building Proposed Development Elevation
Source: Petroff
200 Fairway Road South +VG Architects
HIA | June 4, 2018
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Image 34: Demolition Drawings. South Elevation. Sears levation. Sears BBuilding Proposed Development uilding Proposed Development Elevation
Source: Petroff
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Image 35: Demolition Drawings. Entrance 1 Image 36: Demolition Drawings. North Elevation. Sears Building Proposed
Elevation, Sears Building Proposed Development Development Elevation
ElevationSource: Petroff
Source: Petroff
200 Fairway Road South +VG Architects
HIA | June 4, 2018
SECTION
CONSIDEREDALTERNATIVES & MITIGATION STRATEGIES 9
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The vision for the development of 200 Fairway Road South is to become a place to live, work, shop,
relax and play. The Site is planned to transform into a high density, mixed use development comprised
of residential towers, office space, grade-related commercial uses, structured parking and high quality of residential towers, office space, grade-related commercial uses, structured
parking and high quality of residential towers, office space, grade-related commercial uses, structured parking and high quality
outdoor amenity spaces. It will conserve and adapt key components of the original Sears building.outdoor amenity spaces. It will conserve and adapt key components of the original Sears
building.outdoor amenity spaces. It will conserve and adapt key components of the original Sears building.
There is no single, correct way to mitigate the impacts of new construction on historic structures. There is no single, correct way to mitigate the impacts of new construction on historic
structures. 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 practices for heritage conservation generally attempts minimal intervention, that
is, maintaining the 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 building in as close to the condition it was encountered. In reality, however,
economic, and/ or technical 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 site considerations may require an alternate method to conserve the cultural
heritage value of a structure site considerations may require an alternate method to conserve the cultural heritage value of a structure
or property.
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Image 37: 200 Fairway Road South, Sears Front Entrance. South Facade Looking East. Kitchener Ontario.
Source: City of Kitchener
200 Fairway Road South +VG Architects
HIA | June 4, 2018
:/3!Dpotfswbujpo!Tusbufhjft
As a result of the impact assessment four conservation options have been identified which are:
1. Preserve and maintain as is, retain the Sears Building as a commercial structure.
2. Incorporate the Sears Building into a new construction and rehabilitate it for compatible uses;uilding into a new construction and rehabilitate it for compatible uses;uilding into
a new construction and rehabilitate it for compatible uses;
3. Relocate and rehabilitate for new comparative uses, and;
4. Preserve by record and commemorate: document the Sears Building through written notes, measured uilding through written notes, measured uilding through written notes, measured
drawings and photographic records, then demolish. The building may then be commemorated through drawings and photographic records, then demolish. The building may then be commemorated
through drawings and photographic records, then demolish. The building may then be commemorated through
interpretive signage or displays.
The option that best balances the economic vitality and the long term sustainability of the Sears The option that best balances the economic vitality and the long term sustainability
of the Sears The option that best balances the economic vitality and the long term sustainability of the Sears BBuilding, uilding,
and the one that also minimally impacts the heritage attributes is option 2, which will incorporate the and the one that also minimally impacts the heritage attributes is option 2,
which will incorporate the and the one that also minimally impacts the heritage attributes is option 2, which will incorporate the
Sears building into a new development and rehabilitate it with compatible new uses. This Option allows Sears building into a new development and rehabilitate it with compatible new uses.
This Option allows Sears building into a new development and rehabilitate it with compatible new uses. This Option allows
the development team to:
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public to understand the role of this building as it has evolved over its history;public to understand the role of this building as it has evolved over its history;public to understand
the role of this building as it has evolved over its history;
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long term protection.
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The Sears building has been well maintained and has positioned itself well to be adaptively The Sears building has been well maintained and has positioned itself well to be adaptively
The Sears building has been well maintained and has positioned itself well to be adaptively reused and
revitalized within this larger development which has provided an improved pedestrian experience and revitalized within this larger development which has provided an improved pedestrian
experience and revitalized within this larger development which has provided an improved pedestrian experience and
opportunities to strengthen relations with the surrounding neighbourhood.opportunities to strengthen relations with the surrounding neighbourhood.opportunities to strengthen relations
with the surrounding neighbourhood.
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Image 38: 200 Fairway Road South, Sears Front Entrance. South Facade. Kitchener Ontario.
Source: +VG
200 Fairway Road South +VG Architects
HIA | June 4, 2018
SECTION
IMPACTOFDEVELOPMENT 10
10.1 General
The Vision for the development of 200 Fairway Road South is to become a place to live, work, shop,
relax and play. The Site is planned to transform into a high density, mixed use development comprised
of residential towers, office space, grade-related commercial uses, structured parking and high quality of residential towers, office space, grade-related commercial uses, structured
parking and high quality of residential towers, office space, grade-related commercial uses, structured parking and high quality
outdoor amenity spaces.
The proposed development will connect the past to the present. It will honour the historical tradition The proposed development will connect the past to the present. It will honour the
historical tradition The proposed development will connect the past to the present. It will honour the historical tradition
of innovation in this area of the City and contribute to the transformation of the built environment to a ity and contribute to the transformation of the built environment to a ity and
contribute to the transformation of the built environment to a
contemporary urban setting. It will conserve and adapt significant attributes of the Sears structure reflects contemporary urban setting. It will conserve and adapt significant attributes
of the Sears structure reflects contemporary urban setting. It will conserve and adapt significant attributes of the Sears structure reflects
the heritage of the site.
“Conservation involved in all actions or processes that area aimed at safeguarding the character defining onservation involved in all actions or processes that area aimed at safeguarding
the character defining onservation involved in all actions or processes that area aimed at safeguarding the character defining
elements of a cultural resource so as to retain its heritage value and extend its physical life. This may involve elements of a cultural resource so as to retain its heritage value and
extend its physical life. This may involve elements of a cultural resource so as to retain its heritage value and extend its physical life. This may involve
preservation, rehabilitation, restoration, or a combination of these actions or processes, “ preservation, rehabilitation, restoration, or a combination of these actions or processes,
“ preservation, rehabilitation, restoration, or a combination of these actions or processes, “
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Parks Canada’s Standard and Guidelines for the anada’s Standard and Guidelines for the anada’s Standard and Guidelines for the CCConservation of Historic Places in onservation of Historic
Places in onservation of Historic Places in CCanada, 2003.anada, 2003.
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Image 39: Site Plan
Source: Petroff
200 Fairway Road South +VG Architects
HIA | June 4, 2018
Through our analysis and application of the criteria as outlined by Ontario Regulation 9/06 under the
Ontario Heritage Act, the following identifies the principles from which some of the exterior features of
the Sears building that we recommend be retained and conserved:
of the complex;
structure;
making the property relevant and integrated with the community;making the property relevant and integrated with the community;making the property relevant and integrated with the community;
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10.2 Description of Impact 10.2 Description of Impact 10.2 Description of Impact
To determine the effect a development or site alteration may have on a built heritage resource or cultural To determine the effect a development or site alteration may have on a built
heritage resource or cultural To determine the effect a development or site alteration may have on a built heritage resource or cultural
A
landscape the MTlandscape the MTCCS Heritage Resources in S Heritage Resources in S Heritage Resources in LLLand Use Planning Process outlines six potential direct or and Use Planning
Process outlines six potential direct or and Use Planning Process outlines six potential direct or
indirect impacts:indirect impacts:indirect impacts:
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features; or
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development or site alteration to fill formerly open spaces.
200 Fairway Road South +VG Architects
HIA | June 4, 2018
10.2.1 Potential Impacts – Sears building
In determining the impact of the site alterations and proposed development of the building itself, the
potential impacts under consideration are the following:
Destruction – the negative impacts of loss of heritage due to demolition have been limited to partial
demolition. Typical examples of the significant features have been maintained in the remaining building.
A portion of the north facade will be preserved and incorporated in the new design. Within the northern A portion of the north facade will be preserved and incorporated in the new design.
Within the northern A portion of the north facade will be preserved and incorporated in the new design. Within the northern
conserved elevation the pre-cast concrete construction 20 foot high precast moulded stone facing conserved elevation the pre-cast concrete construction 20 foot high precast moulded stone
facing conserved elevation the pre-cast concrete construction 20 foot high precast moulded stone facing
panels (image 42), 8- foot- high walls made up of dark green antique glazed bricks (iimages 40 and 41) panels (image 42), 8- foot- high walls made up of dark green antique glazed bricks
(iimages 40 and 41) panels (image 42), 8- foot- high walls made up of dark green antique glazed bricks (iimages 40 and 41)
will be retained and adapted into the proposed design. The decorative brick found near the original will be retained and adapted into the proposed design. The decorative brick found
near the original will be retained and adapted into the proposed design. The decorative brick found near the original
doorways (image 40) will not be incorporated in the retained northern elevation due to an inability to doorways (image 40) will not be incorporated in the retained northern elevation
due to an inability to doorways (image 40) will not be incorporated in the retained northern elevation due to an inability to
incorporate it into this stage of the design (image 44). It has been discussed that the decorative brick incorporate it into this stage of the design (image 44). It has been discussed
that the decorative brick incorporate it into this stage of the design (image 44). It has been discussed that the decorative brick
patterns may be incorporated into other aspects of the final design.patterns may be incorporated into other aspects of the final design.patterns may be incorporated into other aspects
of the final design.
Alterations – The simple massing in conjunction with the arrangement of new and existing buildings Alterations – The simple massing in conjunction with the arrangement of new and existing
buildings Alterations – The simple massing in conjunction with the arrangement of new and existing buildings
make the Proposed Development is an appropriate addition to the urban fabric along Fairway Road. make the Proposed Development is an appropriate addition to the urban fabric along Fairway
Road. make the Proposed Development is an appropriate addition to the urban fabric along Fairway Road.
The simple and contemporary massing enhances and draws upon its surroundings (lower density The simple and contemporary massing enhances and draws upon its surroundings (lower density
The simple and contemporary massing enhances and draws upon its surroundings (lower density
commercial focused buildings and higher density residential towers nearby) to create a cohesive and commercial focused buildings and higher density residential towers nearby) to create
a cohesive and commercial focused buildings and higher density residential towers nearby) to create a cohesive and
attractive urban environment. This group of buildings forms a cluster that is appropriately human-attractive urban environment. This group of buildings forms a cluster that is appropriately
human-attractive urban environment. This group of buildings forms a cluster that is appropriately human-
scaled and provides for quality public realm in the spaces between the buildings. The proposed massing scaled and provides for quality public realm in the spaces between the buildings.
The proposed massing scaled and provides for quality public realm in the spaces between the buildings. The proposed massing
and height is optimal to minimize potential microclimatic issues such as shadow and wind impacts. The and height is optimal to minimize potential microclimatic issues such as shadow
and wind impacts. The and height is optimal to minimize potential microclimatic issues such as shadow and wind impacts. The
renovated Sears portion will maintain the same height and massing as it currently exists (one storey), renovated Sears portion will maintain the same height and massing as it currently
exists (one storey), renovated Sears portion will maintain the same height and massing as it currently exists (one storey),
with the only structural changes being to the facade and interior to the building. Any alterations will with the only structural changes being to the facade and interior to the building.
Any alterations will with the only structural changes being to the facade and interior to the building. Any alterations will
be legible, while the design will be different it will be compatible with the original historic fabric and be legible, while the design will be different it will be compatible with the
original historic fabric and be legible, while the design will be different it will be compatible with the original historic fabric and
contextual relationships.
Visual Impacts – The visual connection from the Sears building to the surrounding neighborhood has Visual Impacts – The visual connection from the Sears building to the surrounding neighborhood
has Visual Impacts – The visual connection from the Sears building to the surrounding neighborhood has
been enhanced. The Proposed Development ranges from one to four storeys in height, making it been enhanced. The Proposed Development ranges from one to four storeys in height, making
it been enhanced. The Proposed Development ranges from one to four storeys in height, making it
compatible with the urban form in the vicinity. The renovated Sears portion will maintain the same compatible with the urban form in the vicinity. The renovated Sears portion will maintain
the same compatible with the urban form in the vicinity. The renovated Sears portion will maintain the same
height and massing as it currently exists (one storey), with the only structural changes being to the height and massing as it currently exists (one storey), with the only structural
changes being to the height and massing as it currently exists (one storey), with the only structural changes being to the
facade and interior to the building. Views from the street have also been maintained through setbacks facade and interior to the building. Views from the street have also been maintained
through setbacks facade and interior to the building. Views from the street have also been maintained through setbacks
of taller elements.of taller elements.of taller elements.
CCChange of hange of hange of LLand Use – this building has always been a commercial structure, the continued function and Use – this building has always been a commercial structure,
the continued function and Use – this building has always been a commercial structure, the continued function
as commercial structure is appropriate to the historical use of the site. The change to a multi-use as commercial structure is appropriate to the historical use of the site. The change
to a multi-use as commercial structure is appropriate to the historical use of the site. The change to a multi-use
structure may be appropriate so long as it falls within the parameters of the accepted zoning and is structure may be appropriate so long as it falls within the parameters of the accepted
zoning and is structure may be appropriate so long as it falls within the parameters of the accepted zoning and is
supported by the vision of the overall development.supported by the vision of the overall development.supported by the vision of the overall development.
Land Alterations – There will be significant change to the area surrounding the Sears Structure as and Alterations – There will be significant change to the area surrounding the Sears
Structure as and Alterations – There will be significant change to the area surrounding the Sears Structure as
the site is enhanced for pedestrian use. The renovated former Sears space will include an enhanced the site is enhanced for pedestrian use. The renovated former Sears space will include
an enhanced the site is enhanced for pedestrian use. The renovated former Sears space will include an enhanced
streetscape along the frontage of the new commercial units, with unit paving, on-street parking and streetscape along the frontage of the new commercial units, with unit paving, on-street
parking and streetscape along the frontage of the new commercial units, with unit paving, on-street parking and
clear pedestrian crossings. A new parkette will be located near this space, and it will feature unit paving,
limestone boulder seating, flowering multi-stem deciduous trees, litter receptacles and light bollards
200 Fairway Road South +VG Architects
HIA | June 4, 2018
Image 40: Close-up of decorative patterns found in the antique glazed Image 41: Close-up of the antique green glazed brick wall. lose-up of the antique green glazed brick wall.
green brick wall. 200 Fairway South. South Facade. South- East 200 Fairway South. South Facade. South- 200 Fairway South. South Facade. South- EEast ast Corner.
Corner. Kitchener, Ontario. Kitchener, Ontario. Kitchener, Ontario.
Source: +VGSource: +VGSource: +VG
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Image 42:20 foot high precast moulded stone facing Precast Panel, Image 42:20 foot high precast moulded stone facing Precast Panel, Image 43: Pre-cast concrete construction, 200 Fairway
200 Fairway South. South Facade. South- 200 Fairway South. South Facade. South- EEast ast CCorner. Kitchener, orner. Kitchener, South. South Facade. South- East Corner. Kitchener,
Ontario. 200 Fairway South. South Facade. South- Ontario. 200 Fairway South. South Facade. South- EEast Corner. Ontario.
Kitchener, Ontario. Kitchener, Ontario. Source: +VG
Source: +VGSource: +VG
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SEARS RETAINED
EXISTING FACADE
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NEW FACADE
Image 44: Demolition Drawings. North Elevation, Sears Building Proposed Development Elevation
Source: Petroff
200 Fairway Road South +VG Architects
HIA | June 4, 2018
10.3 Summary of Impact
This section summarizes the impacts of the proposed design, informed by the key design principles based
on the Urban Design Report.
The proposed development demonstrates POSITIVE impacts such as:
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The design is welcoming and digresses from the dated facade of the original Sears building.The design is welcoming and digresses from the dated facade of the original Sears building.The
design is welcoming and digresses from the dated facade of the original Sears building.
Contribution of a new commercial design sensitive to the overall site within a significant area of ontribution of a new commercial design sensitive to the overall site within a significant
area of ontribution of a new commercial design sensitive to the overall site within a significant area of
Kitchener
Built Form
The design of the building responds to the existing context, with the form being similar in size, scale The design of the building responds to the existing context, with the form being
similar in size, scale The design of the building responds to the existing context, with the form being similar in size, scale
and organization to the existing adjacent buildings
Increased density through multi-store, small footprint designIncreased density through multi-store, small footprint designIncreased density through multi-store, small footprint design
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Materials
The building elevations show high levels of glazing and include materials such as red brick finishes, The building elevations show high levels of glazing and include materials such as
red brick finishes, The building elevations show high levels of glazing and include materials such as red brick finishes,
precast concrete, dark metal and spandrel glass.precast concrete, dark metal and spandrel glass.precast concrete, dark metal and spandrel glass.
The chosen material and colour palette with red, dark grey/black and white accents results in coherent The chosen material and colour palette with red, dark grey/black and white accents
results in coherent The chosen material and colour palette with red, dark grey/black and white accents results in coherent
building elevations.
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Subtle design elements add variation to each of the buildings of the Proposed DevelopmentSubtle design elements add variation to each of the buildings of the Proposed DevelopmentSubtle
design elements add variation to each of the buildings of the Proposed Development
Ground Floor
Scale of the FPM is inviting and a prominent entrances creates a sense of arrival on the ground floor Scale of the FPM is inviting and a prominent entrances creates a sense of arrival
on the ground floor Scale of the FPM is inviting and a prominent entrances creates a sense of arrival on the ground floor
The main canopy denotes a clear sense of entrance through the supporting columns, mildly reminiscent The main canopy denotes a clear sense of entrance through the supporting columns,
mildly reminiscent The main canopy denotes a clear sense of entrance through the supporting columns, mildly reminiscent
of the pediment without the imposing façade. of the pediment without the imposing façade. of the pediment without the imposing façade.
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Public Realm
Integrating community pedestrian and cycling access through the site, along with the addition of foliage Integrating community pedestrian and cycling access through the site, along with
the addition of foliage Integrating community pedestrian and cycling access through the site, along with the addition of foliage
helps to establish an outdoor public “living room”.helps to establish an outdoor public “living room”.helps to establish an outdoor public “living room”.
Planting new trees and extensive landscaping to further reinstate streetscape conditionsPlanting new trees and extensive landscaping to further reinstate streetscape conditionsPlanting
new trees and extensive landscaping to further reinstate streetscape conditions
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HIA | June 4, 2018
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Image 45: Image 45: Landscape Master Planandscape Master Plan
Source: Fleisher Ridout, July 27 2018Source: Fleisher Ridout, July 27 2018
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Image 46: Landscape plan detail showing the former Sears area
Source: Fleisher Ridout, July 27 2018
200 Fairway Road South +VG Architects
HIA | June 4, 2018
SECTION
CONCLUSIONS 11
11.1 Conclusions
We have reviewed the conditions of the buildings on the proposed development site. We find this building We have reviewed the conditions of the buildings on the proposed development
site. We find this building We have reviewed the conditions of the buildings on the proposed development site. We find this building
to have some heritage significance and has been kept in good condition. Moreover, its associations with to have some heritage significance and has been kept in good condition. Moreover,
its associations with to have some heritage significance and has been kept in good condition. Moreover, its associations with
Dunker Construction, who have made numerous contributions to the development of onstruction, who have made numerous contributions to the development of onstruction, who have made numerous
contributions to the development of BBerlin-Kitchener erlin-Kitchener
also add to its significance. The Sears building does meet some of the criteria outlined in section 3.2.1 of also add to its significance. The Sears building does meet some of the criteria
outlined in section 3.2.1 of also add to its significance. The Sears building does meet some of the criteria outlined in section 3.2.1 of
the Ontario Heritage Act. The Sears structure is a unique example of the Kennedy the Ontario Heritage Act. The Sears structure is a unique example of the Kennedy the Ontario Heritage
Act. The Sears structure is a unique example of the Kennedy EEra International Style of ra International Style of ra International Style of
architecture as it is the earliest example in the Kitchener region. There are examples that are comparable architecture as it is the earliest example in the Kitchener region. There are
examples that are comparable architecture as it is the earliest example in the Kitchener region. There are examples that are comparable
to this style of architecture in other municipalities such as Hamilton, to this style of architecture in other municipalities such as Hamilton, to this style of architecture in other
municipalities such as Hamilton, LLondon, and Ottawa, however the ondon, and Ottawa, however the ondon, and Ottawa, however the
design of the precast panels and dark green glazed antique brick remains unique in the Sears Structure. Any design of the precast panels and dark green glazed antique brick remains unique
in the Sears Structure. Any design of the precast panels and dark green glazed antique brick remains unique in the Sears Structure. Any
future development should take steps to mitigate impact on the heritage features.future development should take steps to mitigate impact on the heritage features.future development should
take steps to mitigate impact on the heritage features.
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The areas of concern related to the impact of the proposed design on the existing urban context have been The areas of concern related to the impact of the proposed design on the existing
urban context have been The areas of concern related to the impact of the proposed design on the existing urban context have been
approached through consideration of a design that reflects the scale of the adjacent existing commercial approached through consideration of a design that reflects the scale of the adjacent
existing commercial approached through consideration of a design that reflects the scale of the adjacent existing commercial
buildings. The consideration of shadows has been done to avoid shadows cast on any major buildings of buildings. The consideration of shadows has been done to avoid shadows cast on any
major buildings of buildings. The consideration of shadows has been done to avoid shadows cast on any major buildings of
significance, and further studies may help to understand the shadow affects on those properties to the significance, and further studies may help to understand the shadow affects on
those properties to the significance, and further studies may help to understand the shadow affects on those properties to the
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north of the site. The design supports the key design principles outlined in the Urban Design Report, as well north of the site. The design supports the key design principles outlined
in the Urban Design Report, as well north of the site. The design supports the key design principles outlined in the Urban Design Report, as well
as Federal and Provincial standards and guidelines for heritage conservation. This project will contribute to as Federal and Provincial standards and guidelines for heritage conservation.
This project will contribute to as Federal and Provincial standards and guidelines for heritage conservation. This project will contribute to
the livelihood and longevity of this important commercial precinct in the the livelihood and longevity of this important commercial precinct in the the livelihood and longevity of this
important commercial precinct in the City of Kitchener.
Using Ontario Regulation 9/06 under the Ontario Heritage Act, we have identified that the original Using Ontario Regulation 9/06 under the Ontario Heritage Act, we have identified that
the original Using Ontario Regulation 9/06 under the Ontario Heritage Act, we have identified that the original
Sears building has some heritage significance although it does not meet enough of the criteria to warrant Sears building has some heritage significance although it does not meet enough
of the criteria to warrant Sears building has some heritage significance although it does not meet enough of the criteria to warrant
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designation under the act. However there are attributes that are worthy of being conserved in particular designation under the act. However there are attributes that are worthy of being
conserved in particular designation under the act. However there are attributes that are worthy of being conserved in particular
some aspects of the precast facade. To mitigate the loss of heritage defining attributes a portion of the some aspects of the precast facade. To mitigate the loss of heritage defining
attributes a portion of the some aspects of the precast facade. To mitigate the loss of heritage defining attributes a portion of the
north facade will be conserved. It has been determined that by conserving a portion the original design north facade will be conserved. It has been determined that by conserving a portion
the original design north facade will be conserved. It has been determined that by conserving a portion the original design
the repetitive nature of the precast panel design will be adequately captured. The decorative brick pattern the repetitive nature of the precast panel design will be adequately captured.
The decorative brick pattern the repetitive nature of the precast panel design will be adequately captured. The decorative brick pattern
that is found near the original doorways will not be retained in this portion final proposed design. Further that is found near the original doorways will not be retained in this portion
final proposed design. Further that is found near the original doorways will not be retained in this portion final proposed design. Further
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heritage interpretation has been discussed and my be incorporated in future designs. heritage interpretation has been discussed and my be incorporated in future designs. heritage interpretation
has been discussed and my be incorporated in future designs.
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200 Fairway Road South +VG Architects
HIA | June 4, 2018
Image 47: Fairview Park Mall and Fairway Station Area
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