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HomeMy WebLinkAboutHK - 2018-11-06 - Item 1a - Heritage Impact Assessment (HIA) - Stage I - 200 Fairway Road South - Sears BuildingHeritage Impact Assessment Part 1 200 Fairway Road South, Sears TT FF AA RR DD T F A R D Proprietary Content This document is intended as a private communication for the sole use of the primary addressee and those individuals designated for copies. The information contained in this document is considered private and confidential and is proprietary to The Ventin Group (Toronto) Ltd. (+VG Architects). Proposal Name: 200 Fairway Road South, Sears SECTION TABLE OF CONTENTS T Section 1.0:Background 1.1: Principles of the H.I.A Section 2.0:Context 2.1: Intro to Site 2.2:Adjacent Buildings 2.3:Lot History 2.4: Context and Setting Section 3.0:Architectural Description 3.1:Architectural Visual Description 3.2: Existing Site Condition Section 4.0:Condition Assessment 4.1:Heritage Significance Section A.0: Appendix T A.1: Heritage Kitchener Statement Of Significancef Significance A.2: Drawings A.3: Site Photographs A.4: Archival Research F A R D 72 Stafford Street, Suite 200, Toronto, Ontario M6J 2R8 T: 416.588.6370 F: 416.588.6327 50 Dalhousie Street, Brantford, Ontario N3T 2H8 T: 519.754.1652 F: 519.754.0830 400 Slater Street, Penthouse 2102, Ottawa, Ontario K1R 7S7 T: 613.680.5557 TT 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 FF 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. AA RR DD PROJECT NAME 200 Fairway Road South, Sears 1 SECTION BACKGROUND 1 1.0 Principles of the HIA This HIA applies appropriate conservation principles in compliance with: Historic Places in Canada (2010); Use Planning (2007); Conservation (1988). Ontario Regulation 9/06 under the Ontario Heritage Act Methodology TT The research methodology required gathering relevant data from the The research methodology required gathering relevant data from the The research methodology required gathering relevant data from the CCity Archives (maps, photos, publications, etc), and first hand ity Archives (maps, photos, publications, etc), and first hand ity Archives (maps, photos, publications, etc), and first hand analysis of the site. The following questions outlined by Ontario Regulation 9/06 under the ntario Regulation 9/06 under the ntario Regulation 9/06 under the OOOntario Heritage Act in Stage 1 are considered ntario Heritage Act in Stage 1 are considered ntario Heritage Act in Stage 1 are considered Stage 1: FF 1. Does the property have design value or physical value because it,1. Does the property have design value or physical value because it,1. Does the property have design value or physical value because it, i. is a rare, unique, representative or early example of a style, type, expression, material or construction method,i. is a rare, unique, representative or early example of a style, type, expression, material or construction method,i. is a rare, unique, representative or early example of a style, type, expression, material or construction method, ii. displays a high degree of craftsmanship or artistic merit, orii. displays a high degree of craftsmanship or artistic merit, orii. displays a high degree of craftsmanship or artistic merit, or iii. demonstrates a high degree of technical or scientific achievement.iii. demonstrates a high degree of technical or scientific achievement.iii. demonstrates a high degree of technical or scientific achievement. AA 2. Does the property have historical value or associative value because it,2. Does the property have historical value or associative value because it,2. Does the property have historical value or associative value because it, i. has direct associations with a theme, event, belief, person, activity, organization or institution that is significant to a community,i. has direct associations with a theme, event, belief, person, activity, organization or institution that is significant to a community,i. has direct associations with a theme, event, belief, person, activity, organization or institution that is significant to a community, ii. yields, or has the potential to yield, information that contributes to an understanding of a community or culture, orii. yields, or has the potential to yield, information that contributes to an understanding of a community or culture, orii. yields, or has the potential to yield, information that contributes to an understanding of a community or culture, or iii. demonstrates or reflects the work or ideas of an architect, artist, builder, designer or theorist who is significant to a community.iii. demonstrates or reflects the work or ideas of an architect, artist, builder, designer or theorist who is significant to a community.iii. demonstrates or reflects the work or ideas of an architect, artist, builder, designer or theorist who is significant to a community. RR 3. Does the property have contextual value because it,3. Does the property have contextual value because it,3. Does the property have contextual value because it, i. is important in defining, maintaining or supporting the character of an area,i. is important in defining, maintaining or supporting the character of an area,i. is important in defining, maintaining or supporting the character of an area, ii. is physically, functionally, visually or historically linked to its surroundings, orii. is physically, functionally, visually or historically linked to its surroundings, orii. is physically, functionally, visually or historically linked to its surroundings, or iii. is a landmark. O. R. R. R. R. R. Reg. 9/06, s. 1 (2).eg. 9/06, s. 1 (2).eg. 9/06, s. 1 (2). DD PROJECT NAME 200 Fairway Road South, Sears 2 fig 1. Fairview Park Mall Design 1962fig 2. fig 2. Fairview Park Mall airview Park Mall Flooring Map T F A ff ig 3. Yorkdale Mall,1960s. Toronto, ig 3. Yorkdale Mall,1960s. Toronto, OOnatrionatriofig 4. Yorkdale Mall, Present Day. Toronto, Onatrio R D fig 5.SImpsons-Sears store when it open on Fairway Road in 1965, Fairview Park Mall opened a year later attched to the Store PROJECT NAME 200 Fairway Road South, Sears 3 SECTION 2 CONTEXT 2.1 Intro to site The Simpsons-Sears Building at the Fairview Park Mall was completed in 1965, had an estimated cost of $2,000,000 and included airview Park Mall was completed in 1965, had an estimated cost of $2,000,000 and included airview 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 (fig.5). CF Fairview Park (commonly known as airview Park (commonly known as airview 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 airview Park Mall, was the largest of its kind in this airview 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 Ltd selected the location ntario at the time, and after a nine-year-long hunt for a suitable site, Simpsons- Sears Ltd selected the location ntario at the time, and after a nine-year-long hunt for a suitable site, Simpsons- Sears Ltd selected the location the 16th major department store to be built by Simpsons-Sears since 1954, bringing the total number of retail and mail order units in the 16th major department store to be built by Simpsons-Sears since 1954, bringing the total number of retail and mail order units in 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. 2.2 Adjacent Buildings T biggest malls in the region with 730,000 square feet (68,000 m2) of gross leasable area. biggest malls in the region with 730,000 square feet (68,000 m2) of gross leasable area. biggest malls in the region with 730,000 square feet (68,000 m2) of gross leasable area. The initial department-store anchors were Simpsons-Sears on the south end and a Zehrs supermarket at the north end. A new wing The initial department-store anchors were Simpsons-Sears on the south end and a Zehrs supermarket at the north end. A new wing The initial department-store anchors were Simpsons-Sears on the south end and a Zehrs supermarket at the north end. A new wing F department superstore, which had operated from 1952 to 1987) The space was redeveloped partially into the current food court, and department superstore, which had operated from 1952 to 1987) The space was redeveloped partially into the current food court, and department superstore, which had operated from 1952 to 1987) The space was redeveloped partially into the current food court, and partially into a PharmaPlus location (which later closed). partially into a PharmaPlus location (which later closed). partially into a PharmaPlus location (which later closed). IIt boasted a year-round temperature of 70 degrees in the mall. The structure t boasted a year-round temperature of 70 degrees in the mall. The structure t boasted a year-round temperature of 70 degrees in the mall. The structure shares many design characteristics with other shares many design characteristics with other shares many design characteristics with other CCadillac- adillac- adillac- FFFairview buildings, such as the Yorkdale Mall in Toronto(fig. 3 and 4).airview buildings, such as the Yorkdale Mall in Toronto(fig. 3 and 4).airview buildings, such as the Yorkdale Mall in Toronto(fig. 3 and 4). A 2.3 Lot History Prior to the construction of the Prior to the construction of the Prior to the construction of the FFairview Park Mall the site was farmland with a portion of the property owned by A.airview Park Mall the site was farmland with a portion of the property owned by A.airview Park Mall the site was farmland with a portion of the property owned by A.I Rosenberg of R reside within the 50-acre area between Parkway Drive, reside within the 50-acre area between Parkway Drive, reside within the 50-acre area between Parkway Drive, Block Road and Highway 8 as show in figure 1. The work for the Simpsons- Sears department store began in the fall of 1964. Sears department store began in the fall of 1964. Sears department store began in the fall of 1964. EExecutive consultant of 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 clothing in the resemble or be operated as a discount center. Sears planned to place a strong emphasis on fashion and quality in family clothing in the resemble or 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 regulations allowing the new Kitchener store. Plans were held up because of a long delay in the approval of zoning regulations allowing the new Kitchener store. Plans were held up because of a long delay in the approval of zoning 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 to run as a shopping center development. The site was zoned to allow the shopping development on August 15, 1963 and currently 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 C-5 zone. D PROJECT NAME 200 Fairway Road South, Sears 4 TT fig 7, Cedarwoods crescent overlooking Cedarwoods Tower an example of one of the apartment complexes edarwoods Tower an example of one of the apartment complexes that lines Kingsway Dr (left) FF AA RR fig 8. KIngsdale Neighborhood, Aerial View DD PROJECT NAME 200 Fairway Road South, Sears 5 2.4 Context and Setting The neighborhood surrounding Fairview Park Mall is called Kingsdale, though some refer to it as Kingsdale/Vanier/airview Park Mall is called Kingsdale, though some refer to it as Kingsdale/Vanier/air view Park Mall is called Kingsdale, though some refer to it as Kingsdale/Vanier/ Fairview. The neighborhood is named for its relation to the street and was originally just a scattered collection of airview. The neighborhood is named for its relation to the street and was originally just a scattered collection of airview. The neighborhood is named for its relation to the street and was originally just a scattered collection of homes and businesses lining King St on the edge of town. As Kingsway Drive curves towards homes and businesses lining King St on the edge of town. As Kingsway Drive curves towards homes and businesses lining King St on the edge of town. As Kingsway Drive curves towards FFFairview Park Mall, the airview Park Mall, the airview Park Mall, the built environment is a good example of 1960s and 1970s suburban planning. Kingsdale is ringed by the built environment is a good example of 1960s and 1970s suburban planning. Kingsdale is ringed by the built environment is a good example of 1960s and 1970s suburban planning. Kingsdale is ringed by the FFairway Rd airway Rd shopping area including Fairview Park Mall and a cinema. Historically as an affordable neighborhood the surrounding airview Park Mall and a cinema. Historically as an affordable neighborhood the surrounding airview Park Mall and a cinema. Historically as an affordable neighborhood the surrounding area was a preferred community for young families looking for a quiet place to settle down and older empty nesters area was a preferred community for young families looking for a quiet place to settle down and older empty nesters area was a preferred community for young families looking for a quiet place to settle down and older empty nesters retiring to the suburbs. The suburban developments, like the Fairview mall for many marked a decline in downtown airview mall for many marked a decline in downtown airview mall for many marked a decline in downtown Kitchener as people flocked to the mall and the conveniences of living in growing communities like Kingsdale. Large Kitchener as people flocked to the mall and the conveniences of living in growing communities like Kingsdale. Large Kitchener as people flocked to the mall and the conveniences of living in growing communities like Kingsdale. Large apartment buildings lining Fairway Road and close to the mall remain as some of the most affordable housing in the airway Road and close to the mall remain as some of the most affordable housing in the airway Road and close to the mall remain as some of the most affordable housing in the TTT incomes are typically low. FFF AAA RRR DDD fig 6. 200 Fairway Road South, Sears Front Entrance. South and East Facade. Kitchener Ontario. PROJECT NAME 200 Fairway Road South, Sears 6 1 2 34 fig. 9. 200 Fairway South. South Facade. Kitchener, Ontario. Significant Attributes are represented in red. ntario. Significant Attributes are represented in red. T F A fig. 10. 200 fig. 10. 200 FFairway South. South airway South. South FFacade. Kitchener, acade. Kitchener, fig. 11. 200 Fairway South. South Facade. Kitchener, OOntario. Decorative brick patterns near doors ntario. Decorative brick patterns near doors Ontario. 20 foot high precast moulded stone facing R panels D fig. 12. 200 Fairway South. South Facade. Kitchener, Ontario. dark green antique glazed bricks PROJECT NAME 200 Fairway Road South, Sears 7 SECTION ARCHITECTURAL DESCRIPTION 3 3.1 Architectural Visual Description built by Dunker Construction Ltd. The Sears Building located at the Fairview Park Mall was an early example of precast clad buildings in airview Park Mall was an early example of precast clad buildings in airview Park Mall was an early example of precast clad buildings in OOOntario and ntario and ntario and serves as a unique example of the Kennedy Era International style of architecture in the area. The facade consists of an nternational style of architecture in the area. The facade consists of an nternational 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 white precast moulded panels that eight-foot base wall of dark green antique glazed brick and a series of 20-foot-high white precast moulded panels that 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. extend vertically to the roof line and cover all four sides of the structure. extend vertically to the roof line and cover all four sides of the structure. EEach panel is 4 feet wide and weigh 16,000 ach panel is 4 feet wide and weigh 16,000 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 Deep recesses in the panels provide light and shadow contrast during the day. At night, light concealed in the Deep recesses in the panels provide light and shadow contrast during the day. At night, light concealed in the T store facade accentuate the heavily moulded arches. The east west and south facade of the Sears Structure is original with the exception of updated signage. There are no The east west and south facade of the Sears Structure is original with the exception of updated signage. There are no The east west and south facade of the Sears Structure is original with the exception of updated signage. There are no other existing physical heritage features on the site.other existing physical heritage features on the site. F Significant Attributes 1. Pre-cast concrete construction 1. Pre-cast concrete construction 1. Pre-cast concrete construction 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 A 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 4. Decorative brick patterns near doors 4. Decorative brick patterns near doors 4. Decorative brick patterns near doors R D PROJECT NAME 200 Fairway Road South, Sears 8 Stained windows over the front entrance with Stained windows over the front entrance with 7 sealant joint failure, 200 Fairway South. South airway South. South Facade. Kitchener, Ontario ntario 3 TTTTT 2 FFFFF fig. 14 Subjects 7, 3, and 2 of the fig. 14 Subjects 7, 3, and 2 of the EEnvelope Assessment List nvelope Assessment List are represented in red. are represented in red. AAAAA 3 Close-up of a sealant failure in the precast panel joints over the front entrance, 200 Fairway RRRRR South. South Facade. Kitchener, Ontario fig. 15 Subject 3 of the fig. 15 Subject 3 of the Envelope Assessment List is DDDDD represented in red. PROJECT NAME 200 Fairway Road South, Sears 9 3.2 Existing Site Condition The former Sears Building located at 200 Fairview Road South is in fair condition. The exterior brick and precast which skins the building appears to be stable and in need of only minor repairs. The windows are original and the current owners have continued to monitor and heat the building during periods of vacancy. There are no significant attributes in the interior of the building that contribute to the heritage value of the site. Envelope Assessment 1. Cracking is seen in precast panels throughout the facade 3. Sealant failures are seen in precast panel joints. 4. Sign is not original 5. Antique green glazed bricks are in good condition 6. Brick Joints are in good condition. 7. Staining is seen on original windows. 8. Stained precast panels are seen in the south east areas of the facade. Stained precast panels are seen in the south east areas of the facade. Stained precast panels are seen in the south east areas of the facade. 9. Loss of material was seen in the corner of a precast panel in the South facade Loss of material was seen in the corner of a precast panel in the South facade Loss of material was seen in the corner of a precast panel in the South facade TT 10. Slight deterioration is seen in the masonry joints at the base of the brick wall due to salt.Slight deterioration is seen in the masonry joints at the base of the brick wall due to salt.Slight deterioration is seen in the masonry joints at the base of the brick wall due to salt. FF AA RR fig 13. 200 Fairway Road South, Sears Front Entrance. South Facade. Kitchener Ontario. DD PROJECT NAME 200 Fairway Road South, Sears 10 4 Lack of moisture control of the front Lack of moisture control of the front entrance caused by the addition of entrance caused by the addition of the non original sign. 200 the non original sign. 200 FFairway South. South South. South FFacade. Kitchener, acade. Kitchener, On- tario 2 T fig. 19 Subjects 2 and 4 of the Envelope Assessment List are represented in red. nvelope Assessment List are represented in red. 7 F Stained windows over the front entrance, 200 Fairway South. South Facade. Kitchener, Ontario A fig. 20 Subject 7 of the fig. 20 Subject 7 of the Envelope Assessment List is represented in red. nvelope Assessment List is represented in red. R D PROJECT NAME 200 Fairway Road South, Sears 11 1 Close-up of Cracked Precast Panels, 200 Fairway South. South Facade. Kitchener, Ontario. Slight cracking is seen through the facade. fig. 16 Subject 1 of the Envelope Assessment List is represented in red. Close-up of lose-up of CCracked Precast Panels, 200 racked Precast Panels, 200 Fairway South. South airway South. South Facade. Kitchener, acade. Kitchener, OOntario ntario TTT 1 FFF fig. 17 Subject 1 of the fig. 17 Subject 1 of the EEnvelope Assessment List is nvelope Assessment List is represented in red. AAA 9 Close-up of damaged Precast Panel, 200 Fairway South. South Facade. Kitchener, Ontario. Damage can be seen at on the corner RRR of a precast panel near the front entrance on the south facade. Similar issues can be seen forming on the precast panel shown in fig. 13. DDD fig. 18 Subject 9 of the Envelope Assessment List is represented in red. PROJECT NAME 200 Fairway Road South, Sears 12 Closeup of decorative patterns found loseup of decorative patterns found in the antique glazed green brick wall. in the antique glazed green brick wall. The wall is in good shape with slight wall is in good shape with slight salt damage found in the base. salt damage found in the base. 5 10 TTTT fig. 23 Subjects 5 and 10 of the Envelope Assessment List are represented in red. FFFF 5 Close-up of the masonry joints found in the antique green glazed brick wall. The masonry joints are seen to AAAA be in good condition. 6 RRRR fig. 24 Subjects 5 and 6 of the fig. 24 Subjects 5 and 6 of the Envelope Assessment List are represented in red. nvelope Assessment List are represented in red. Close-up of the masonry joints found in the base of the antique green glazed DDDD brick wall. Slight salt damage can be seen. 10 fig. 25 Subject 10 of the Envelope Assessment List is represented in red. PROJECT NAME 200 Fairway Road South, Sears 13 Stained Precast Panel, 200 Stained Precast Panel, 200 Fairway South. South airway South. South Facade. South- South- EEast ast Corner. Kitchener, 8 OOntario. ntario. T fig. 21 Subject 8 of the Envelope Assessment List is represented in red. nvelope Assessment List is represented in red. F 8 Stained Precast Panel, 200 A Fairway South. South Facade. South- East Corner. Kitchener, Ontario. R fig. 22 Subject 8 of the Envelope Assessment List is represented in red. D PROJECT NAME 200 Fairway Road South, Sears 14 fig 27. 200 Fairway Road South, Sears Front Entrance. East and North FFacade. Kitchener acade. Kitchener Ontario.ntario. TT FF fig 28. 200 Fairway Road South, Sears Front ront EEntrance. ntrance. EEast ast Facade. Kitchener acade. Kitchener Ontario. AA RR fig 29. 200 FFairway Road South, Sears airway Road South, Sears Front Entrance. South Facade. Kitchener Ontario. DD PROJECT NAME 200 Fairway Road South, Sears 15 SECTION STATEMENT OF SIGNIFICANCE 4 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 copy of the Statement of Significance for 200 Fairway Road South, is attached in the appendix. The Sears Building is listed on the Municipal official list or record of properties identified by City Council 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 the Municipal Heritage Register are not provided protection under the Ontario Heritage Act; or the 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 to obtain City council approval to make ity council approval to make ity council approval to make alterations to their properties. 4.1 Heritage Significance The Sears Building located at 200 Fairway Road South is a 432 feet long and 192 feet wide precast commercial airway Road South is a 432 feet long and 192 feet wide precast commercial airway Road South is a 432 feet long and 192 feet wide precast commercial structure in the Kingdale/Vanier region of Kitchener. The facade of the structure is made up of a series of 20 foot structure in the Kingdale/Vanier region of Kitchener. The facade of the structure is made up of a series of 20 foot structure in the Kingdale/Vanier region of Kitchener. The facade of the structure is made up of a series of 20 foot high white precast moulded stone facing panels. The repetition of the precast panels is relentless with over 90 panels high white precast moulded stone facing panels. The repetition of the precast panels is relentless with over 90 panels high white precast moulded stone facing panels. The repetition of the precast panels is relentless with over 90 panels found on the south elevation alone. Each panel is 4 feet wide and weighs 16,000 pounds. The precast panels cover ach panel is 4 feet wide and weighs 16,000 pounds. The precast panels cover ach panel is 4 feet wide and weighs 16,000 pounds. The precast panels cover high recessed dark green glazed antique brick wall base. TTTT FFFF AAAA RRRR fig 26. 200 fig 26. 200 FFairway Road South, Sears airway Road South, Sears Front Entrance. South Facade. Kitchener Ontario. DDDD PROJECT NAME 200 Fairway Road South, Sears 16 T fig 30. 365 Richmond St. London, Ontariontario F A R D fig 31. 1200 Bay St. Toronto, Ontario. PROJECT NAME 200 Fairway Road South, Sears 17 Ontario Heritage Act and PPS 2014 through an analysis of the criteria set out in Reg 9/06. Section 3.2.1 The property has design value or physical value because it, i. is a rare, unique, representative or early example of a style, type, expression, material or i. is a rare, unique, representative or early example of a style, type, expression, material or i. is a rare, unique, representative or early example of a style, type, expression, material or construction method, The design style of the The Sears building at 200 design style of the The Sears building at 200 design style of the The Sears building at 200 FFFairway Ave South is an example airway Ave South is an example airway Ave South is an example of the Kennedy Era International Style of architecture that is unique within the nternational Style of architecture that is unique within the nternational Style of architecture that is unique within the municipality of Kitchener. The structure demonstrates many aspects that are typical municipality of Kitchener. The structure demonstrates many aspects that are typical municipality of Kitchener. The structure demonstrates many aspects that are typical to the International style of architecture withnternational style of architecture withnternational style of architecture with rectilinear forms; light, taut plane rectilinear forms; light, taut plane rectilinear forms; light, taut plane surfaces that have been completely stripped of applied ornamentation and decoration; surfaces that have been completely stripped of applied ornamentation and decoration; surfaces that have been completely stripped of applied ornamentation and decoration; open interior spaces; and a visually weightless quality engendered using cantilever open interior spaces; and a visually weightless quality engendered using cantilever open interior spaces; and a visually weightless quality engendered using cantilever construction. T ii. displays a high degree of craftsmanship or artistic merit, or ii. displays a high degree of craftsmanship or artistic merit, or ii. displays a high degree of craftsmanship or artistic merit, or The structure does display a some degree of artistic merit as a precast panel design, structure does display a some degree of artistic merit as a precast panel design, structure does display a some degree of artistic merit as a precast panel design, however it is simply a relentless series of repeated identical panels. however it is simply a relentless series of repeated identical panels. however it is simply a relentless series of repeated identical panels. F iii. demonstrates a high degree of technical or scientific achievement. iii. demonstrates a high degree of technical or scientific achievement. iii. demonstrates a high degree of technical or scientific achievement. The The The structure does not represent a degree of scientific achievement as the use of structure does not represent a degree of scientific achievement as the use of structure does not represent a degree of scientific achievement as the use of precast in this manner as building cladding had already been established and was in precast in this manner as building cladding had already been established and was in precast in this manner as building cladding had already been established and was in wide use by 1965. wide use by 1965. wide use by 1965. A Conclusion Statement- Section 3.2.1 Conclusion Statement- Section 3.2.1 Conclusion Statement- Section 3.2.1 The Sears building does meet some of the criteria outlined in section 3.2.1 of the The Sears building does meet some of the criteria outlined in section 3.2.1 of the 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 structure is a unique example of the Kennedy structure is a unique example of the Kennedy EEEra ra ra IInternational Style of architecture as it is the earliest example in the nternational Style of 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 Kitchener region. There are examples that are comparable to this style of architecture in other municipalities such as Kitchener region. There are examples that are comparable to this style of architecture in other municipalities such as Hamilton, London, and Hamilton, London, and Hamilton, London, and OOttawa, however the design of the precast panels and dark green glazed antique brick remains ttawa, however the design of the precast panels and dark green glazed antique brick remains ttawa, however the design of the precast panels and dark green glazed antique brick remains R unique in the Sears Structure. Any future development should take steps to mitigate impact on the heritage features.unique in the Sears Structure. Any future development should take steps to mitigate impact on the heritage features.unique in the Sears Structure. Any future development should take steps to mitigate impact on the heritage features. Using Ontario Regulation 9/06 under the ntario Regulation 9/06 under the ntario 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 all of the criteria to warrant designation under the act. However some heritage significance although it does not meet all of the criteria to warrant designation under the act. However some heritage significance although it does not meet all of the criteria to warrant designation under the act. However there are attributes that has significance, in particular some aspects of the precast facade. there are attributes that has significance, in particular some aspects of the precast facade. there are attributes that has significance, in particular some aspects of the precast facade. Further information on the heritage impact will be discussed in the Stage 2 of the 200 heritage impact will be discussed in the Stage 2 of the 200 heritage impact will be discussed in the Stage 2 of the 200 Fairway Road South, Sear H.I.A. The design and physical value of the Sears building at value of the Sears building at value of the Sears building at Fairview Park Mall does not merit consideration for heritage designation. D PROJECT NAME 200 Fairway Road South, Sears 18 T Kitchener Ontario F A fig 36. Sears Headquarters. 222 Jarvis street. Toronto, fig 36. Sears Headquarters. 222 Jarvis street. Toronto, O R ntario.fig 37. Courtland Avenue School (1928). 107 Courtland Ave E. Kitchener, On. D PROJECT NAME 200 Fairway Road South, Sears 19 Section 3.2.2. The property has historical value or associative value because it, i. has direct associations with a theme, event, belief, person, activity, organization or institution that is significant to a community, The structure does not have a significant associations with a theme, event, belief, person, activity, organization or institution that is significant to the community ii. yields, or has the potential to yield, information that contributes to an understanding of a ii. yields, or has the potential to yield, information that contributes to an understanding of a ii. yields, or has the potential to yield, information that contributes to an understanding of a community or culture, or The structure does not have potential to yield, information that contributes to an information that contributes to an information that contributes to an understanding of the community or culture, other than as an example of mid century understanding of the community or culture, other than as an example of mid century understanding of the community or culture, other than as an example of mid century automobile driven shopping culture iii. demonstrates or reflects the work or ideas of an architect, artist, builderiii. demonstrates or reflects the work or ideas of an architect, artist, builderiii. demonstrates or reflects the work or ideas of an architect, artist, builderiii. demonstrates or reflects the work or ideas of an architect, artist, builder, designer or theorist , designer or theorist , designer or theorist who is significant to a community. The builder, Dunker Construction Limited also built many of the significant structures onstruction Limited also built many of the significant structures onstruction Limited also built many of the significant structures in the city. Dunker Construction was a very well known and respected local building onstruction was a very well known and respected local building onstruction was a very well known and respected local building company. The firm was in operation from 1887 to 1974. Some of their better known company. The firm was in operation from 1887 to 1974. Some of their better known company. The firm was in operation from 1887 to 1974. Some of their better known T over 100,000 square feet of space built in 1929 and demolished in 1980 to make way for over 100,000 square feet of space built in 1929 and demolished in 1980 to make way for over 100,000 square feet of space built in 1929 and demolished in 1980 to make way for King Centre in Downtown Kitchener; renovations and additions to entre in Downtown Kitchener; renovations and additions to entre in Downtown Kitchener; renovations and additions to Courtland Avenue F The architect of this structure was Maxwell MillerThe architect of this structure was Maxwell MillerThe architect of this structure was Maxwell Miller, cheif architect for Sears. Maxwell Miller is not a significant architect in the community as his only other building of note is Miller is not a significant architect in the community as his only other building of note is Miller is not a significant architect in the community as his only other building of note is this structure with other works from Maxwell Miller it is the design of the precast panels this structure with other works from Maxwell Miller it is the design of the precast panels this structure with other works from Maxwell Miller it is the design of the precast panels that sets this building apart from his other structures. There are no other building of that sets this building apart from his other structures. There are no other building of that sets this building apart from his other structures. There are no other building of note by Maxwell Miller in the Kitchener Region. note by Maxwell Miller in the Kitchener Region. note by Maxwell Miller in the Kitchener Region. It should be concluded that Maxwell A Miller is not significant to the Kitchener community. Miller is not significant to the Kitchener community. Miller is not significant to the Kitchener community. Conclusion Statement- Section 3.2.2 Conclusion Statement- Section 3.2.2 Conclusion Statement- Section 3.2.2 R Heritage Act. The Sears building is not a defining representation of the work completed by either Maxwell Miller or Heritage Act. The Sears building is not a defining representation of the work completed by either Maxwell Miller or Heritage Act. The Sears building is not a defining representation of the work completed by either Maxwell Miller or Dunker Dunker Dunker CCConstruction Limited. There are other buildings within the Kitchener region by the Dunker onstruction Limited. There are other buildings within the Kitchener region by the Dunker onstruction Limited. There are other buildings within the Kitchener region by the Dunker Construction Limited which are protected by heritage designations that are representative of the Dunker craftsmanship . The Limited which are protected by heritage designations that are representative of the Dunker craftsmanship . The Limited which are protected by heritage designations that are representative of the Dunker craftsmanship . The materials that are used in the Sears structure are unique to Dunker materials that are used in the Sears structure are unique to Dunker materials that are used in the Sears structure are unique to Dunker Construction as such it is the materials used that make this a unique structure within the history of Dunker that make this a unique structure within the history of Dunker that make this a unique structure within the history of Dunker Construction. The work demonstrated on the Sears building at 200 Fairway Road South is reflective of the direction of Maxwell Miller. airway Road South is reflective of the direction of Maxwell Miller. airway Road South is reflective of the direction of Maxwell Miller. It should be concluded that the work demonstrated at 200 work demonstrated at 200 work demonstrated at 200 FFFairway Road South does not reflect the ideas or craftsmanship of Dunker Constructions Limited D Section 3.2.3. The property has contextual value because it, PROJECT NAME 200 Fairway Road South, Sears 20 T fig 38. Fairview Park Mall Aerial View. Kitchener airview Park Mall Aerial View. Kitchener Ontario ntario F A R D fig 39. Fairview Park Mall Plan View. Transportation Map. Kitchener Ontario PROJECT NAME 200 Fairway Road South, Sears 21 i. is important in defining, maintaining or supporting the character of an area, The Simpsons-Sears building was the first store to be built in the Fairview Park Mall complex which marked a commercial shift away from downtown Kitchener. complex which marked a commercial shift away from downtown Kitchener. complex which marked a commercial shift away from downtown Kitchener. ii. is physically, functionally, visually or historically linked to its surroundings, or , functionally, visually or historically linked to its surroundings, or , functionally, visually or historically linked to its surroundings, or The Sears structure located at 200 Fairway Road South is not representative of the airway Road South is not representative of the airway Road South is not representative of the architectural style in the area. The international style represented in this structure was architectural style in the area. The international style represented in this structure was architectural style in the area. The international style represented in this structure was typical for department store facades in this era. The defining link that connects this typical for department store facades in this era. The defining link that connects this typical for department store facades in this era. The defining link that connects this structure to its surroundings is it use as a commercial space within a larger mall.structure to its surroundings is it use as a commercial space within a larger mall.structure to its surroundings is it use as a commercial space within a larger mall. There is no physical link to its surroundings. is no physical link to its surroundings. is no physical link to its surroundings. IIt is actually disjointed through a parking t is actually disjointed through a parking t is actually disjointed through a parking lot and surrounded by multi-lane roads. lot and surrounded by multi-lane roads. lot and surrounded by multi-lane roads. The only functional connection is to the rest The only functional connection is to the rest The only functional connection is to the rest of the complex. As a failed commercial of the complex. As a failed commercial of the complex. As a failed commercial T space the Sears building has long since isolated itself from the surrounding community. space the Sears building has long since isolated itself from the surrounding community. space the Sears building has long since isolated itself from the surrounding community. As with many anchor stores the Sears building functions to bring people into the rest As with many anchor stores the Sears building functions to bring people into the rest As with many anchor stores the Sears building functions to bring people into the rest of the Fairview Park Mall. As all other original function have been removed from this airview Park Mall. As all other original function have been removed from this airview Park Mall. As all other original function have been removed from this building it serves as a large space for the surrounding building it serves as a large space for the surrounding building it serves as a large space for the surrounding FFFairview Park Mall airview Park Mall airview Park Mall It is not visually linked to its surroundings. t is not visually linked to its surroundings. t is not visually linked to its surroundings. F There is minimal historic links to the surroundings. The contextual value found There is minimal historic links to the surroundings. The contextual value found There is minimal historic links to the surroundings. The contextual value found on this site is minimal and similar values can be found in the adjoining site is minimal and similar values can be found in the adjoining site is minimal and similar values can be found in the adjoining Fairview Park Mall. The Sears building was the original anchor for Sears building was the original anchor for Sears building was the original anchor for FFairview Park Mall, it is the decision to locate the Mall adjacent to the expressway that establishes this site as an example of the post the Mall adjacent to the expressway that establishes this site as an example of the post the Mall adjacent to the expressway that establishes this site as an example of the post war evolution of commercial retail space in war evolution of commercial retail space in war evolution of commercial retail space in North America. A iii. is a landmark.iii. is a landmark.iii. is a landmark. A landmark is defined as “an object A landmark is defined as “an object A landmark is defined as “an object or feature of a landscape or town that is easily seen and recognized from a distance, especially one that enables someone to establish their and recognized from a distance, especially one that enables someone to establish their and recognized from a distance, especially one that enables someone to establish their R The The The Sears building is not a significant landmark, however the larger site of the Sears building is not a significant landmark, however the larger site of the Sears building is not a significant landmark, however the larger site of the Fairview Park Mall is regarded as a landmark by the community of Kitchener. The Park Mall is regarded as a landmark by the community of Kitchener. The Park Mall is regarded as a landmark by the community of Kitchener. The Fairview Park Mall is regarded as a commercial hub for the city of Kitchener as it is one of the largest Mall is regarded as a commercial hub for the city of Kitchener as it is one of the largest Mall is regarded as a commercial hub for the city of Kitchener as it is one of the largest shopping centers in the area. The mall is also has a great deal of significance with the shopping centers in the area. The mall is also has a great deal of significance with the shopping centers in the area. The mall is also has a great deal of significance with the senior population in Kitchener as it offers an ideal space for mall walking. D Conclusion Statement- Section 3.2.1 Ontario Heritage Act. The Sears building was not the deciding factor in the shift from downtown as it was the mall in its entirety that marked this shift. It should be concluded that the Sears building does have contextual value to the Fairview Park Mall site and it is the Fairview Park Mall that has contextual value to the surrounding Kingsdale/ Vanier area. PROJECT NAME 200 Fairway Road South, Sears 22 APPENDIX 1 STATEMENT OF SIGNIFICANCE A PROJECT NAME 200 Fairway Road South, Sears 23 PROJECT NAME 200 Fairway Road South, Sears 24 PROJECT NAME 200 Fairway Road South, Sears 25 PROJECT NAME 200 Fairway Road South, Sears 26 T F A R D PROJECT NAME 200 Fairway Road South, Sears 27 PROJECT NAME 200 Fairway Road South, Sears 28 PROJECT NAME 200 Fairway Road South, Sears 29 T F A R D PROJECT NAME 200 Fairway Road South, Sears 30 APPENDIX 2 A Simpsons- Sears Limited. Maxwell Miller. Sears Building. 200 Fairway Road South. Ground Floor Framing Plan. Kitchener Ontario PROJECT NAME 200 Fairway Road South, Sears 31 Simpsons- Sears Limited. Maxwell Miller. Sears Building. 200 Fairway Road South. Foundation Plan. Kitchener Ontario PROJECT NAME 200 Fairway Road South, Sears 32 Simpsons- Sears Limited. Maxwell Miller. Sears Building. 200 Fairway Road South. Loading Dock and Mezzanine, Plumbing and Drainage. Kitchener Ontario PROJECT NAME 200 Fairway Road South, Sears Simpsons- Sears Limited. Maxwell Miller. Sears Building. 200 Fairway Road South. Exterior Sections. Kitchener Ontario PROJECT NAME 200 Fairway Road South, Sears APPENDIX 3 SITE PHOTOGRAPGHS A T 200 Fairway Road South, Sears East View. Kitchener Ontario.200 200 FFairway Road South, airway Road South, EEast Mall ast Mall Entrance. Kitchener Ontario. F A R 200 Fairway Road South, Sears South-airway Road South, Sears South-East Entrance. Kitchener Ontario. 200 Fairway Road South, East Mall Entrance. Kitchener Ontario. D PROJECT NAME 200 Fairway Road South, Sears 200 Fairway Road South, Sears Front Entrance, Glazed Brick Detail. Kitchener rick Detail. Kitchener Ontario. T F A R D 200 Fairway Road South, Sears Front Entrance, Glazed Brick Detail. Kitchener Ontario. PROJECT NAME 200 Fairway Road South, Sears 200 Fairway Road South, Sears Front Entrance, Precast Detail. Kitchener ntrance, Precast Detail. Kitchener OOntario. TTT FFF AAA 200 200 FFairway Road South, Sears airway Road South, Sears airway Road South, Sears airway Road South, Sears airway Road South, Sears FFront Entrance, Precast Detail. Kitchener Ontario. RRR DDD TT FF 200 Fairway Road South, Sears Front Entrance, Precast Detail. Kitchener Ontario. PROJECT NAME 200 Fairway Road South, Sears AA RR DD 200 Fairway Road South, Sears Front Entrance. Kitchener Ontario.200 Fairway Road South, Sears airway Road South, Sears Front Entrance. Kitchener ntrance. Kitchener Ontario. T F A 200 Fairway Road South, Sears Front Entrance. Kitchener ntrance. Kitchener Ontario.200 ntario.200 Fairway Road South, Sears Front Entrance. Kitchener Ontario. R D 200 Fairway Road South, Sears Front Entrance. Kitchener Ontario. Kitchener Ontario PROJECT NAME 200 Fairway Road South, Sears APPENDIX 4 ARCHIVAL RESEARCH A T F A R D PROJECT NAME 200 Fairway Road South, Sears PROJECT NAME 200 Fairway Road South, Sears T F A R D PROJECT NAME 200 Fairway Road South, Sears T F A R D PROJECT NAME 200 Fairway Road South, Sears PROJECT NAME 200 Fairway Road South, Sears PROJECT NAME 200 Fairway Road South, Sears T F A R D PROJECT NAME 200 Fairway Road South, Sears T F A R D PROJECT NAME 200 Fairway Road South, Sears T F A R D PROJECT NAME 200 Fairway Road South, Sears T F A R D PROJECT NAME 200 Fairway Road South, Sears T F A R D PROJECT NAME 200 Fairway Road South, Sears T F A R D PROJECT NAME 200 Fairway Road South, Sears T F A R D PROJECT NAME 200 Fairway Road South, Sears T F A R D PROJECT NAME 200 Fairway Road South, Sears PROJECT NAME 200 Fairway Road South, Sears T F A R D PROJECT NAME 200 Fairway Road South, Sears T F A R D PROJECT NAME 200 Fairway Road South, Sears T F A R D PROJECT NAME 200 Fairway Road South, Sears PROJECT NAME 200 Fairway Road South, Sears T F A R D PROJECT NAME 200 Fairway Road South, Sears T F A R D PROJECT NAME 200 Fairway Road South, Sears T F A R D PROJECT NAME 200 Fairway Road South, Sears T F A R D PROJECT NAME 200 Fairway Road South, Sears T F A R D PROJECT NAME 200 Fairway Road South, Sears T F A R D PROJECT NAME 200 Fairway Road South, Sears T F A R D PROJECT NAME 200 Fairway Road South, Sears