HomeMy WebLinkAboutDSD-18-147 - Notice of Intention to Demolish - 200 Fairway Road South - Former Sears BuildingREPORT TO:Heritage Kitchener
DATE OF MEETING:November 6, 2018
SUBMITTED BY:Brandon Sloan,Manager of Long Range & Policy Planning
519-741-2200 ext. 7648
PREPARED BY:Leon Bensason, Coordinator, Cultural Heritage Planning
519-741-2200 ext. 7306
WARD(S) INVOLVED:Ward 3
DATE OF REPORT:October 17, 2018
REPORT NO.:DSD-18-147
SUBJECT:Notice of Intention to Demolish
200 Fairway Road South (former Sears building)
RECOMMENDATION:
That, in accordance with Section 27(3) of the Ontario Heritage Act, the written Notice of
Intention to Demolishdated August 9, 2018 and deemed complete on October 16,2018
regarding the property municipally addressed as 200 Fairway Road Southand commonly
known as the Sears building, be received for information,and that the notice period run
its course.
Location Map: 200 Fairway Rd. S. (Sears Building)
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BACKGROUND:
The DevelopmentServices Department is in receipt of a Notice of Intention to Demolish
portions of the building municipally addressed as 200 Fairway Road South,commonly known
as the Sears building,which is l-
designated property of cultural heritage value or interest. The Sears building was constructed
in 1965 in the Kennedy-era Internationalstyle and formed the original anchor of Fairview Park
Mall when it first opened in 1966.Of heritage interest is the design of the original façade,
made up of 20 foot high precast moulded stone facing panelsand8 foot high walls made of
dark green antique glazed bricks.A copy of the Statement of Significance on file for listing the
Sears Building South Facade
A Site Plan application has been received for the Fairview Park Mall property proposing a mixed-
use development consisting of retail, office, restaurants, entertainment and high density
residential uses,marketed as the Grand Market District. Phase 1 of the Grand Market District
includes renovation ofthe now vacant building formerly occupied by Sears.Such renovation
would include the demolition and removal of the majority of the original Sears facade to allow for
redevelopment with contemporary brick and metal finishes, and individual commercial units with
exterior entrances.
Ontario Heritage Act Provisions
In order to proceed with the proposed alteration,the owner will be making Building Permit
applicationsto demolish and alter portions of the former Sears building. Part IV, Section 27(3), of
the Ontario Heritage Actprovides certain protections to properties istedas non-designated
, as follows
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Restriction on demolition, etc.
(3)If property included in the register under subsection (1.2) has not been designated under
section 29, the owner of the property shall not demolish or remove a building or structure
on the propertyor permit the demolition or removal of the building or structure unless the
owner gives the councilof the municipality at least 60 days notice in writing of the
or remove the building or structure or to permit the demolition
or removal of the building or structure.
(5) The notice required by subsection (3) shall be accompanied by such plans and shall set
out such information as the council may require.2006, c.11, Sched.B, s.11(2).
A Notice of Intention to Demolish 200 Fairway Road Southdated August 9, 2018 has been
received by heritage planning staffB.The Notice letter was accompanied by a
draft Heritage Impact Assessment (HIA) prepared by +VG Architects. Upon review of the letter
and draft HIA, heritage staff advised the Solicitor acting for the property owner that the Notice was
incomplete. Staff provided direction on the additional information required to consider the Notice
complete, including the submission of an updated HIA.
An updated draft HIA, completed in two stages, was received on October 9,2018(draft Stage I
HIA) and on October 15, 2018 (draft Stage II HIA). The draft HIA documents provide the
information heritage staff require to deem the Notice of Intention to Demolish complete as of
October 16, 2018.In accordance with the Ontario Heritage Act, Council has 60 days from October
16,2018to act, if it so chooses,on theNotice of Intention to Demolish. The 60 days provides
Council with the time it requires to consider issuinga Notice of Intention to Designate the property,
as a means of preventing the partial demolitions.
REPORT
Stage I HIA Heritage Evaluation of the Sears Building
Section 29 of the Ontario Heritage Act enables municipalities to pass by-laws for the protection
(designation) of individual properties that have cultural heritage value or interest. Heritage
designation is a protection mechanism with long-term implications for the alteration and demolition
of a cultural heritage resource. Regulation 9/06 of the Ontario Heritage Act prescribes the criteria
for determining property of cultural heritage value or interest. The regulation requires that, to be
designated, a prop
Design/ Physical Value, Historical/ Associative Value, and Contextual Value.
The first stage draft HIAprepared by +VG Architects,evaluated the former Sears building using
the established criteria inRegulation 9/06. The draft HIA establishesthat the Sears building has
design/physical value as a unique and representative example of the Kennedy-Era International
style, and identified the following features as specific heritage attributes:
Precast concrete construction
20 foot high precast moulded stone facing panels
8 foot high walls made up of dark green antique glazed bricks
Decorative brick patterns near doors.
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Excerpt from draft Stage I HIA: Identification of Heritage Attributes
The draft Stage I HIA concludesthat that while the former Sears building has some
historical/associative value given its association with Dunker Construction, a construction firm well
rooted in the building history of the City;such value is not of sufficient significance to fulfil the
criteria under Regulation 9/06. The draft HIA further assesses that while Fairview Park Mall may
be considered a landmark, the Sears building itself does not satisfy the criteria under contextual
value. An excerpt from the draft Stage I HIA evaluation under Regulation 9/06 is attached as
Appendix C
Though the draft HIA establishes that the Sears building satisfies one of the criterionfor
designation related to design/physical value, it does not recommend that the property be
designatedunder the Ontario Heritage Act. The draft HIA establishes that there are examples of
the same building style in other nearby municipalities. It further suggests that the Sears building
does not meet all of the criteria to warrant a heritage designation under the Act.
Stage II HIA Development Proposal and Conservation Option
The draft Stage II HIA describes the proposed Grand Market District redevelopment in greater
detail,and outlines a preferred conservation option that would see a portion of the original Sears
façade located on the north elevation retained.
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The draft Stage II HIA references that in addition to the renovation of the former Sears building,
Phase I of the proposed redevelopment will include construction of a new four-storey retail and
office building and two stand-alonerestaurants located at the intersection of the main entrance
into the property at Fairway Road South. Further development phases will proposeconstruction
of a parking garage, an additional office building, and residential towers to the north.The design
of the Grand Market District
past. Building elevations will feature red brick finishes, high levels of glazing, dark metal,and
areas of spandrel glass. The proposed development will also feature a number of placemaking
details designed to add character and improve wayfinding, including a decorative water tower and
atall chimney feature.
Rendering of proposed Grand Market District Phase I showing renovated
Sears building inbackground (on right) and new 4 storey office building
and stand-alone restaurants in foreground (on left).
The draft Stage II HIA establishes that the renovation of the former Sears building will include
new outdoor facing entrances to individual commercial units facing Fairway Road South. The
building will retain its current height and massing, but the existing Sears façade will be removed
andreplaced with the same red brick, metal finishesand large windows featured elsewhere in the
Phase I development,thus achievinga cohesive urban fabric consistent with the Grand Market
District character and identity. The HIA establishes that the existingmonolithic Sears façade,
characterized by the unrelenting series of 20 foot high white precast moulded panels,is imposing
and not conducive to the new design vision which is meant to establish a more inviting
environment.
While the draft Stage II HIA establishes that the existing Sears building does not merit
consideration for heritage designation, it does conclude that there are attributes representative of
the design/physical value of the building that are worthy of being conserved,includingthe precast
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concrete construction; 20 foot high precast moulded stone facing panels; 8 foot high walls made
up of dark green antique glazed bricks; and decorative brick patterns near doors.
Four possible conservation options are outlined in the draft Stage II HIA including:
1.Preserve and maintain the existing Sears building as is;
2.Incorporate the Sears building into the proposed new construction;
3.Relocate the building; and
4.Preserve by record and commemorate before demolition.
The HIA establishes that the most appropriate option that best balances economic vitality and
longterm sustainability of the property with conservation of heritage attributes is Option 2, which
would incorporate the Sears building into a new development and rehabilitate the building with
compatible new uses.In this regard, the draft Stage II HIA outlines analternative development
scenario that would see a portion of the original Sears façade conserved in-situ. Specifically, the
scenariowould retain a portion of the existing north elevation of the building, conserving elements
of the precast construction,including the 20 foot high precast moulded stone facing panels and
the 8 foot high wall made up of dark green antique glazed bricks.Though the decorative brick
pattern found near doorways is not included in the portion of the façade proposed to be retained,
the HIA suggests there is opportunity to achieve additional methods of heritage interpretation in
future designs.
C
Under the Ontario Heritage Act, Council do
1.Request further information;
2.Receive the Notice of Intention to Demolish, allowing the notice period to run its course;
or
3.Issue a Noticeof Intention to Designate, at which point Council would have the authority
to deny demolition.
Staff are of the opinion that sufficient information has been received to consider the matter at
hand. Staff agree with the conclusion made in the draft Stage I HIA that the Sears building does
meet some of the criteria outlinedin Section 3.2.1 of the Ontario Heritage Act, regarding the Sears
building having design/physical value as a representative and unique example of the Kennedy
Era International architectural style in Kitchener. However, heritage staff do not agree with the
conclusion made in the draft Stage I HIA that the Sears building does not meet all of the criteria
to warrant a heritage designation. Under the Ontario Heritage Act, a property need only meet one
criterion under Regulation 9/06 to be considered for heritage designation. There is no requirement
that a property must meet all or even more than one of the criteria under Regulation 9/06 to be
designated.
While heritage staff are of the opinion that the Sears building has sufficient design value to qualify
for designation, staff do not believe a heritage designation is the best course of action moving
forward for the following reasons.
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Able to achieve heritage conservation interests through the development review process
While the property owner is interested in addressing heritage objectives,they are not in favor of
designating the Sears building under the Ontario Heritage Act. Rather than risk a confrontational
situationandpotentially jeopardize achieving heritage interests, theopportunity exists to work
with the property owner through the development review processin achieving acompromise
acceptable to both the property owner and City.The proposal to retain a portion of the original
façade in situ,preserves a representative sample of the heritage attributes specifically identified
as being of design/physical value. While the north elevation does not have asignificant amount
of public exposure, it faces an exterior corridor that leads to an entrance/exit area of the mall and
will have some foot traffic. Heritage staff are of the opinion that the proposal to retain a portion of
the original façadeforms the start of a conservation approach that can be enhanced and refined
through the Heritage Impact Assessment, Conservation Plan and Site Plan approval process.
Staff believe there is merit in continuing to work with the owner in exploring additional
opportunities to achieve an appropriate and meaningful level of conservation,and that would
addressyunder the Provincial Policy Statement (PPS 2014) to conserve
significant built heritage resources. This would include examining the possibility of conserving
other areas of the original façade that may have greater exposure; addressing the salvage of
historic materials and potential re-use in other areas of the proposed development; completing
proper documentation and recording prior to any alterations or removals; and implementing
measures for on-site commemoration, public interpretation and understanding of the heritage
significance of the property and building. These and other possible measures do not require a
heritage designation to be achieved, but rather continued discussion and negotiation between city
staff and the property owner through the planning and development review process.
Excerpt fromdraft Stage II HIA showing original façade
on the north elevation proposed to be retained and conserved
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Location onnorth elevation
where original building façade is
proposed to be retained
Rendering of proposed renovation to Sears building showing location of
north elevation where original building facade is proposed to be retained
Designation could frustrate opportunities to achieve a cohesive designfor the entire site
The purpose of proceeding with a Notice of Intention to Designate the Sears property at this point
in time,would be to prevent the partial demolition of the existing Sears building, and by
consequence the proposed alterations to the building.The Sears building is not a stand-alone
structure physically separated or contextually isolated from the rest of the Fairview Park Mall
property. Rather, it is attached to the mall and formsan integral part of acomplex that is expected
to transition into the Grand Market District. Designating the Sears property and requiring that the
entirety of the Kennedy Era International stylebepreserved,could put the Sears building at visual
and functional odds with the rest of theproperty and proposed development,frustratingefforts to
achieve a cohesive Grand Market District that is expected to enhance the public realm and
improve the pedestrian streetscape and experience.
Staff are of the opinion that heritage conservation objectives can be achieved in an appropriate
and meaningful way,while allowing for a redesign of the Sears building in a manner that is
consistent with and better reflecturban design principles and objectives.
Inconsideration of the above, City staff is of the opinion that no action to designate the Sears
property is required. Of it isrecommended that
Option #2 be pursued,that being,Council receive the Notice of Intention to Demolish, allowing
the 60 day notice period to run its course,at the end of which the Building Division may
issue a permit to demolish.Heritage staff would continue to work with the applicant to achieve
heritage conservation objectives through the development review and planning approval process
under the Planning Act.
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ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
The
the delivery of core service.
FINANCIAL IMPLICATIONS:
N/A
COMMUNITY ENGAGEMENT:
INFORM -in advance of the
Heritage Kitchener committee meeting.
CONSULT -Heritage Kitchener has been consulted regarding the subject Notice of Intention to
Demolish.
ACKNOWLEDGED BY: Alain Pinard, Director of Planning
APPENDICES:
Statement of Significance on file for listing 200 Fairway Road South on the
Municipal Heritage Register.
Appendix B:Notice of Intention to Demolishletter, dated August 9, 2018from Daoust
Vukovich LLP.
Appendix C:Excerpt from draft Stage I HIAReg. 9/06 evaluation of the Sears building.
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Statement of Significance
200 Fairway Road South
Municipal Address: 200 Fairway Road South
Legal Description: Plan 961 Part Lot 10 and 14, Plan 962 Part Lot 4
Year Built: 1965
Architectural Style: Kennedy Era International Modern
Original Owner:Simpson-Sears
Original Use:Department Store
Condition:Good
Description of Historic Place
200 Fairway Road South is a mid-20th century department store built in the Kennedy Era
International Modern architectural style. The building is situated on a 12.59 acre parcel of land
located on the west side of Fairway Road South between Highway 8 andWabanaki Drive in the
Vanier Planning Community of the City of Kitchener within the Region of Waterloo. The principal
resource that contributes to the heritage value is the department store.
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APPENDIX A: STATEMENTS OF SIGNIFICANCE
Heritage Value
200 Fairway Road South is recognized for its design, physical, historic and associative values.
The design value relates to the architecture of the building and the construction technique. The
building is a rare and unique example of the Kennedy Era International Modern architectural
style. The building was built by Dunker Construction Limited and, according to Carl E. Dunker,
was one of the first entirely precast structures to be built in this part of Ontario (Your Heritage
Waterloo Region, 2009-2010). The building is in good condition and features: flat roof; pre-cast
concrete construction; 20 foot high white precast moulded stone facing panels; and, 8-foot-high
walls made with dark green antique glazed bricks, including decorative brick patterns near
doors.
The design and physical value is further described as follows:
The design calls for walls, floors, roof and all beams and posts to be precast, then
moved onto the site where they will be hoisted into position by cranes. The store
measures 432 feet long and 192 feet wide. Rising above an eight-foot base wall of dark
green antique glazed brick will be a series of 20-foot high white precast moulded stone
facing panels. They will extend vertically to the roofline and cover all four sides of the
structure. Each face panel will be four feet wide and weigh 16,000 pounds. Deep
recesses in the panels will provide light and shadow contrast during the day. At night,
light concealed in the store facings will accentuate the heavily moulded arches and
(Your Heritage Waterloo
Region, 2009-2010).
The historic and associative values relate to Sears and Dunker Construction Limited. The
th
building was the 19 major department store built by Simpson-Sears (Your Heritage Waterloo
Region, 2009-2010). The building was built by Dunker Construction Limited for a total cost of
$1,900000 (Your Heritage Waterloo Region, 2009-2010). Dunker Construction Limited was a
local builder between 1887 and 1974 responsible for the construction of numerous buildings,
including: the 1928 renovations and additions to Courland Avenue School; the 1938-39
Registry Theatre; and, the 1956 Sunnyside Home for the Aged.
Heritage Attributes
The heritage value of 200 Fairway Road South resides in the following heritage attributes:
All elements related to the Kennedy Era International Modern architectural style of the
building, including:
o flat roof;
o pre-cast concrete construction;
o 20 foot high white precast moulded stone facing panels; and,
o 8-foot-high walls made of dark green antique glazed bricks, including decorative
brick patterns near doors.
References
Your Heritage Waterloo Region (2009-2010). Scrapbook 55: Construction of $1,900,000
Department Store Starts. Retrieved on November 28, 2014 from
http://www.yourlocalheritage.ca/Report.php?ListType=Documents&ID=3259.
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APPENDIX A: STATEMENTS OF SIGNIFICANCE
Photos
200 Fairway Road South
200 Fairway Road South
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APPENDIX A: STATEMENTS OF SIGNIFICANCE
200 Fairway Road South
200 Fairway Road South
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APPENDIX A: STATEMENTS OF SIGNIFICANCE
200 Fairway Road South
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APPENDIX A: STATEMENTS OF SIGNIFICANCE
City of Kitchener - Cultural Heritage Resource Evaluation Form
Address: 200 Fairway Road South Period: 1965Field Team Initials: CM/MD
Description: SearsDate: August 16, 2013
DESIGN OR PHYSICAL VALUEFIELD EVALUATION
TEAMSUBCOMMITTEE
Style
Is this a notable, rare or unique example of a particular
YesYes
architectural style?
Construction
Is this a notable, rare, unique or early example of a particular
YesYes
material or method of construction?
Design
Is this a particularly attractive or unique structure because of
the merits of its design, composition, craftsmanship or YesYes
details?
Does this structure demonstrate a high degree of technical
or scientific achievement?NoNo
Interior
Is the interior arrangement, finish, craftsmanship and/or
UnknownUnknown
detail noteworthy?
FIELD EVALUATION
CONTEXTUAL VALUE
TEAMSUBCOMMITTEE
Continuity
Does this structure contribute to the community or character
NoNo
of the street, neighbourhood or area?
Setting
Is the setting or orientation of the structure or landscaping
NoNo
noteworthy?
Does it provide a physical, historical, functional or visual link
to its surroundings?NoNo
Landmark
Is this a particularly important visual landmark within the
NoNo
region, city or neighbourhood?
Completeness
Does this structure have other original outbuildings, notable
NoNo
landscaping or external features that complete the site?
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APPENDIX A: STATEMENTS OF SIGNIFICANCE
FIELD EVALUATION
INTEGRITY
TEAMSUBCOMMITTEE
Site
Does the structure occupy its original site? YesYes
Alterations
Does this building retain most of its original materials and
YesYes
design features?
Condition
Is this a notable structure due to sympathetic alterations that
NoNo
have taken place over time?
Is this building in good condition?
YesYes
HISTORICAL OR ASSOCIATIVE VALUE & FIELD EVALUATION
SIGNIFICANCETEAMSUBCOMMITTEE
Does this property or structure have strong associations with
and/or contribute to the understanding of a belief, person,
UnknownUnknown
activity, organization or institution that is significant or unique
within the City?
Is the original, previous or existing use significant?
NoYes
Does this property meet the definition of a significant built
heritage resource or cultural heritage landscape, as
identified in the Provincial Policy Statement under the
Ontario Planning Act?
YesYes
A property or structure valued for the important
contribution it makes to an understanding of the history
of a place, an event or a people.
Notes: Field Team sears-simpson department store opened in 1965; Sub-committee dunker
construction, in-house architect?, first suburban mall in Kitchener
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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 ori.is a rare, unique, representative or early example of a style, type, expression, material
ori.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 The Sears building at 200 The Sears building at 200 FFFairway Ave South is an exampleairway Ave South is an exampleairway Ave South
is an example
of the Kennedy Era International Style of architecture that is unique within thenternational Style of architecture that is unique within thenternational Style of architecture that is
unique within the
municipality of Kitchener. The structure demonstrates many aspects that are typicalof Kitchener. The structure demonstrates many aspects that are typicalof 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 cantileveropen interior spaces; and a visually weightless quality engendered using cantileveropen interior spaces;
and a visually weightless quality engendered using cantilever
construction.
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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
The structure does display a some The structure does display a some The structure does display a some degree of artistic merit as a precast panel design,degree of artistic merit as a
precast panel design,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.
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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 structure does not represent a degree The structure does not represent a degree The 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 inprecast in this manner as building cladding had already been established and was inprecast 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 is a unique example of the Kennedy is a unique example of the Kennedy EEEra ra ra IInternational Style of architecture 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
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unique in the Sears Structure. Any future development unique in the Sears Structure. Any future development 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 some heritage some heritage significance although it does not meet all of the criteria to warrant designation under the act. However significance although it does not meet
all of the criteria to warrant designation under the act. However 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 heritage impact will be discussed in the Stage 2 of 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
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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
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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 aii.yields, or has the potential to yield, information that contributes to an understanding
of aii.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 anThe structure does not have potential to yield, information that contributes to anThe structure does
not have potential to yield, information that contributes to an
understanding of the community or culture, other than as an example of mid centurycommunity or culture, other than as an example of mid centurycommunity 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, builder, designer or theoristiii.demonstrates or reflects the work or ideas of an architect, artist, builder,
designer or theoristiii.demonstrates or reflects the work or ideas of an architect, artist, builder, designer or theorist
who is significant to a community.
The builder, Dunker Construction Limited also built many of the significant structuresonstruction Limited also built many of the significant structuresonstruction Limited also built
many of the significant structures
in the city. Dunker Construction was a very onstruction was a very onstruction was a very well known and respected local buildingwell known and respected local buildingwell known and
respected local building
company. The firm was in operation from 1887 to 1974. Some of their better knowncompany. The firm was in operation from 1887 to 1974. Some of their better knowncompany. The firm was
in operation from 1887 to 1974. Some of their better known
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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
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The architect of this structure was Maxwell Miller, cheif architect for Sears. MaxwellThe architect of this structure was Maxwell Miller, cheif architect for Sears. MaxwellThe architect
of this structure was Maxwell Miller, cheif architect for Sears. Maxwell
Miller is not a significant Miller is not a significant Miller is not a significant architect in the community as his only other building of note isarchitect in the community as his
only other building of note isarchitect 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 ofthat sets this building apart from his other structures. There are no other building ofthat 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
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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 onstruction Limited. There onstruction Limited. There are other buildings within the Kitchener region by the Dunker are other buildings
within the Kitchener region by the Dunker Construction
Limited which Limited which Limited which are protected by heritage designations that are representative of the Dunker craftsmanship . The are protected by heritage designations that
are representative of the Dunker craftsmanship . The 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 airway Road South 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
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Section 3.2.3. The property has contextual value because it,
PROJECT NAME 200 Fairway Road South, Sears
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fig 38. Fairview Park Mall Aerial View. Kitchener airview Park Mall Aerial View. Kitchener Ontario ntario
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fig 39. Fairview Park Mall Plan View. Transportation Map. Kitchener Ontario
PROJECT NAME 200 Fairway Road South, Sears
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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, orii.is physically, functionally, visually or historically linked to its surroundings, orii.is physically,
functionally, visually or historically linked to its surroundings, or
The Sears structure located at 200 Fairway Road South is not representative airway Road South is not representative airway Road South is not representative of the
architectural style in the area. The international style represented in this structure wasarchitectural style in the area. The international style represented in this structure wasarchitectural
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 thistypical for department store facades in this era. The defining link that connects thistypical 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. There is no physical link to its surroundings. There is no physical link to its surroundings. IIt is actually disjointed through a parkingt
is actually disjointed through a parkingt 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 of the complex. As a failed commercialThe only functional connection is to the rest of the complex. As a failed commercialThe only functional
connection is to the rest of the complex. As a failed commercial
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space the Sears building has long since isolated itself from the space the Sears building has long since isolated itself from the space the Sears building has long since isolated itself
from the surrounding community.surrounding community.
As with many anchor stores the Sears building functions to bring people into the restAs with many anchor stores the Sears building functions to bring people into the restAs 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 thisairview Park Mall. As all other original function have been removed from thisairview 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
Mallairview Park Mallairview 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.
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There is minimal historic links to the surroundings. The contextual value found on thisThere is minimal historic links to the surroundings. The contextual value found on thisThere is
minimal historic links to the surroundings. The contextual value found on this
site is minimal site is minimal site is minimal and similar values can be found in the adjoining and similar values can be found in the adjoining 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 postthe Mall adjacent to the expressway that establishes this site as an example of the postthe 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.
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iii.is a landmark.iii.is a landmark.iii.is a landmark.
A landmark is defined as “an object or feature of a landscape or town that A landmark is defined as “an object or feature of a landscape or town that 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 theirand recognized from a distance, especially one that enables someone to establish theirand recognized
from a distance, especially one that enables someone to establish their
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The Sears building The Sears building The Sears building is not a significant landmark, however the larger site of the Fairview
Park Mall is regarded as a landmark by the Park Mall is regarded as a landmark by 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 largestMall is regarded as a commercial hub for the city of Kitchener as it is one of the largestMall
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 theshopping centers in the area. The mall is also has a great deal of significance with theshopping
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.
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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
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