HomeMy WebLinkAboutHK - 2018-11-06 - Item 2a - Heritage Impact Assessment (HIA) - 242-262 Queen St SHERITAGE IMPACT
ASSESS -
242 -262 Queen Stref
City of Kitchener
Phase II
Date:
October 2018
Prepared for:
Vive Development Corp.
Prepared by:
MacNaughton Hermsen Brittc
200-540 Bingemans Centre Drivf
Kitchener, ON N213 3X9
T: 519 576 3650
F: 519 576 0121
Our File:']5213Y
Heritage Impact Assessment Report, Phase 11
242-262 Queen Street South, City of Kitchener
Table of Contents
ProjectPersonnel................................................................................................................................................................................................
Glossaryof Abbreviations..............................................................................................................................................................................
Acknowledgements..........................................................................................................................................................................................
Noteof Limitations............................................................................................................................................................................................
1.0 Introduction..........................................................................................................................................................................................
2.0 Description of Site and Surrounding Features................................................................................................................
2.1 Description of Setting and Context..................................................................................................................................
2.2 Description of Built Features.................................................................................................................................................
2.2.1 254 Queen Street South.....................................................................................................................................................
2.2.2 Design/Physical Value.........................................................................................................................................................
2.2.3 Historical/Associative Value.............................................................................................................................................
2.2.4 Contextual Value.....................................................................................................................................................................
2.2.5 List of Identified Heritage Attributes..........................................................................................................................
2.2.6 262 Queen Street South.....................................................................................................................................................
2.2.7 Design/Physical Value.........................................................................................................................................................
2.2.8 Historical/Associative Value.............................................................................................................................................
2.2.9 Contextual Value.....................................................................................................................................................................
2.2.10 List of Identified Heritage Attributes....................................................................................................................
3.0 Description of Proposed Development...............................................................................................................................
4.0 Impact Analysis...................................................................................................................................................................................
4.1 Introduction.....................................................................................................................................................................................
4.2 Classifications of Impacts........................................................................................................................................................
4.3 Impacts of the Proposed Removals of the Rear Additions.................................................................................
4.4 Impacts of New Building within the Victoria Park Area Heritage Conservation District and the
QueenStreet South Mixed Use Corridor........................................................................................................................................
4.4.1 Conformity to the VPAHCD Policies regarding New Building....................................................................
4.4.2 Impacts of New Building on Adjacent Properties..............................................................................................
5.0 Alternative Development Approaches................................................................................................................................
5.1 Alternative Development Approaches...........................................................................................................................
October 2078
1
1
2
2
3
i
10
10
11
11
15
17
19
21
21
26
27
27
27
28
29
34
35
35
Heritage Impact Assessment Report, Phase 11
242-262 Queen Street South, City of Kitchener
6.0 Conclusions and Recommendations
061
7.0 Bibliography...............................................................................................................................................................................................38
Appendix A: Floor Plans and Elevations (next page)
Appendix B: Shadow Study
Appendix C: Curriculum Vitae
October 2078
39
40
41
Heritage Impact Assessment Report, Phase II
242-262 Queen Street South, City of Kitchener
Project Personnel
Dan Currie, MA, MCIP, RPP, Managing Director of Cultural
CA H P Heritage
Vanessa Hicks
Heritage Planner
Glossary of Abbreviations
CHER
MHBC
MTCS
OHA
OHTK
O -REG 9/06
PPS 2014
Project Manager
Historic Research
Cultural Heritage Evaluation Report
MocNaughton Hermsen Britton Clarkson
Planning Limited
Ministry of Tourism Culture and Sport
Ontario Heritage Act
Ontario Heritage Toolkit
Ontario Regulation 9/06 for determining cultural
heritage significance
Provincial Policy Statement (2014)
October2018 MHBC 11
Heritage Impact Assessment Report, Phase 11
242-262 Queen Street South, City of Kitchener
Acknowledgements
Please note that the City of Kitchener Public Library does not permit the publishing of Fire Insurance
Plans for any purposes other than personal research. As such, this report provides written descriptions
and references to Fire Insurance Plans only.
Note of Limitations
It should be noted that while this report may make statements regarding the condition of
buildings, these are limited to obvious deficiencies without invasive analysis or testing and is not
related to the structural condition of the building. Any comments related to the structural
condition of the building reference the recommendations of the Structural Condition Report
attached to this report.
It should also be noted that this Heritage Impact Assessment report acknowledges that there may
be additional historical information related to the context of the subject lands. For example,
information which may be held under private collection and is not available to the public has not
been consulted. However, it is the opinion of the authors of this report that adequate resources
have been consulted in order to provide a sufficient and defensible evaluation as per the criteria
under Ontario Regulation 9/06. Should any information become available in the future which
provides further understanding of the cultural heritage significance of the property be made
available in the future, it is recommended that this be added to the historic record at that time.
October2018 M H BC 12
Heritage Impact Assessment Report, Phase 11
242-262 Queen Street South, City of Kitchener
1 .O Introduction
Vive Development Corp. retained MHBC to prepare a Heritage Impact Assessment (HIA) for the
subject lands located at 242-262 Queen Street South, City of Kitchener. The subject lands consist
of three properties; 242 Queen Street South, 254 Queen Street South, and 262 Queen Street
South.
The subject lands are located east of Victoria Park between Courtland Avenue and Joseph Street,
surrounded by mixed development including medium to high density, high-rise residential
development along the Queen Street South Mixed Use Corridor. The subject lands include three
single -detached buildings. The properties located at 254 Queen Street South and 262 Queen
Street South were constructed in the late 19th century. Both buildings have been altered over
time and retain some, but not all, of their attributes. Both buildings were originally single family
homes but have now been converted to businesses. The building located at 242 Queen Street
South is currently the'oneROOF' Youth Services facility and was constructed in 2007.
The subject lands are designated under Part V of the Ontario Heritage Act as part of the Victoria
Park Area Heritage Conservation District (VPAHCD). The subject lands are located in the area
identified by the Heritage Conservation District plan as the Queen Street South corridor. The
Queen Street South corridor has specific policies that differ from the policies that apply to the rest
of the VPAHCD. Specifically the HCD plan identifies that the Queen Street South corridor is an area
undergoing change and considers that new development may occur.
The owners propose to redevelop the site to a high density residential development. The
proposed development includes:
• the demolition of the existing "one ROOF" youth services building at 242 Queen Street;
• the retention of the two buildings at 254 and 262 Queen Street and their reuse as two unit
residential buildings;
• Alterations to the two retained buildings to remove the rear additions; and
• Construction of a new 10 storey, 124 unit, residential building.
This report represents Phase II of the Heritage Impact Assessment for the proposed development
of the lands. Phase 1 of the HIA dealt with the demolition of the existing buildings on site.
Demolition of the "One ROOF" building at 242 Queen Street South was recommended by
Heritage Kitchener and approved by Council; however, demolition of the buildings at 254 and
October2018 M H BC 13
Heritage Impact Assessment Report, Phase 11
242-262 Queen Street South, City of Kitchener
262 Queen Street South was not approved. As a result, the original development proposal was
revised. The purpose of this Phase II Heritage Impact Assessment is to:
• Assess the impact of the proposed conversion and alterations of the two existing
buildings — specifically the removal of the rear additions; and
• Assess the proposed new building and its compliance with the policies and guidelines of
the VPAHCD Plan.
The conclusions of this Phase II Heritage Impact Assessment are:
• The removal of the additions will have a minor adverse impact. While the portions of the
building that will be removed are understood to be later additions and not part of the
original construction, these parts do have some heritage attributes. However, given that
the removals are at the rear and the side of the house, and that the main portion of both
buildings are to be retained, the overall impact of the removals minor. It is recommended
that the alterations be subject to the following measures:
o That photo documentation of the exterior parts of the buildings that are proposed for
removal be completed before demolition;
o That an engineer report demonstrating that the addition can be removed safely be
submitted to the City.
o That bricks from the removal be salvaged for reuse in cladding any resulting exposed
openings in the walls of the retained buildings.
o That any windows and/or doors in the newly exposed walls be of a size and shape
complementary to the rest of the building.
o That any salvageable material (e.g. the wooden verandah) be made available to
interested parties before being discarded.
• The proposed new 10 storey multiple residential building complies with most of the
policies of the VPAHCD Plan for new construction within the Queen Street South corridor.
The Queen Street South corridor is characterized by a mix of buildings of varying heights,
densities and architectural styles. The location of the new building at the back of the lot
and behind the existing houses minimizes the impact of the building's height on the
public realm. There is little transition in height between the new building and the existing
low rise building at 226 Queen Street. However, the lack of transition is not unique; most
of the tall buildings in the area provide no transition in height to their low density
neighbours. There is opportunity to improve the continuity of the landscape along the
street. However, consideration should be given to screening and softening the parking
that is proposed in front of the new building. The following measures are recommended
to be considered and addressed through the site plan approval process:
October2018 M H BC 14
Heritage Impact Assessment Report, Phase 11
242-262 Queen Street South, City of Kitchener
o That design of the landscape provide for a continuity of landscape treatment that
unifies the streetscape of the existing buildings at 226, 254 and 262 Queen Street.
o That the landscape design soften and screen the front yard parking from view from
the public realm.
o That should the mature tree on the adjacent property at 226 Queen Street require
removal, that a new replacement tree be planted.
October2018 M H BC 15
Heritage Impoct Assessment Report, Phase II
242-262 Queen Street South, City of Kitchener
2,.0 Description of Site
Features
2.1 Description of Setting and Context
and Surrounding
The subject lands are located within the boundary of the Victoria Park Area Heritage Conservation
District and are surrounded by a mix of medium and high rise development. This includes the
Drewlo development located at 310 Queen Street South, the Victoria Place residential building
located at 290 Queen Street South, and the York Apartment buildings located at 214 Queen
Street South (See Figure 1).
Figure 1: Aerial view showing content of subject lands. (Source: Google Earth 2018)
The subject lands have been altered to remove landscaped open space in the rear yards prior to
1997 as per a review of aerial photos available from the City of Kitchener. The existing lots include
small landscaped open space to the east fronting Queen Street South. The side and rear yards
have been altered to include paved laneways and parking to support the adaptive re -use of the
October2018 M H BC 16
Heritage Impact Assessment Report, Phase 11
242-262 Queen Street South, City of Kitchener
buildings. The only features of cultural heritage value or interest located on the subject lands are
the two (2) single -detached buildings located at 254 and 262 Queen Street South.
Figures 2 & 3: (left) View of Queen Street South looking north from east side of Queen Street South (right) View of
Queen Street South looking south from east side of Queen Street South (Source: MHBC October, 2017)
Figures 4 & 5: (left) View of Bread and Roses Co -Op homers looking south-east from west side of Queen Street South
(right) View of single detached buildings on the west side of Queen Street South (north of the subject lands, south of
Joseph Street), looking north-west (Source: MHBC October, 2017)
Figures 6 & 7: (left) View of York Apartment building looking north-west from west side of Queen Street South,
(right) View of Victoria Place residential building looking north-west from east side of Queen Street South, (Source:
MHBC October, 2017)
October2018 MHBC 1 7
Heritage Impact Assessment Report, Phase 11
242-262 Queen Street South, City of Kitchener
2.2 Description of Built Features
The following provides a description of the buildings of cultural heritage value or interest located
at 254 and 262 Queen Street South. As the building located at 242 Queen Street South was
constructed in 2007 and is not of cultural heritage value or interest and has been approved for
demolition, it is not described in this section of the report. A more detailed description of the
history of the subject lands and the evaluation of heritage value is provided in the Phase I HIA.
2.2.1 254 Queen Street South
The building located at 254 Queen Street South was constructed c.1884 in the Italianate
architectural style. The building is 2 storeys with a hipped roof, constructed in yellow brick. The
building displays features common to the Italianate architectural style such as arched window
openings, wood brackets, and brick quoins. All elevations include a deep overhang cornice with
wood dentils.
The building located at 254 Queen Street South is comprised of different components or
'sections', described in this report as Sections 'A' through V. Each section of the building was
constructed at different periods of time for different purposes. The original portion of the building
constructed c.1884 is described in this report as Section 'A' and includes original features of the
building indicative of the Italianate architectural style. This includes yellow brick quoins at the
corners of the building, a hipped roof with wide overhang, wood cornice with fascia with dentils
and wood brackets with finials. The foundation is constructed of stone.
Section 'B' of the building can be described as two separate rear yellow brick additions (B 'i' and B
'ii'), both of which are visible on the 1908 revised 1925 Fire Insurance Plans. Section 'B i' is directly
adjacent to the west elevation of the original building and is 1 1/2 storeys. Section 'B ii' is a single
storey brick addition to the west. Both additions are noted on Fire Insurance Plans are being part
of the dwelling.
Sections 'C' and 'D' are described as single storey brick additions constructed after 1947 (as they
are not depicted on available Fire Insurance Plans). While both of these additions were
constructed of yellow brick, the patina, texture and composition of brick is different than that of
original bricks, providing additional confirmation that these sections of the building were later
additions.
Section 'E' can be described as a verandah/porch constructed post 1947 as it is not visible on
available Fire Insurance Plans. This portion of the building includes a wood -frame deck with
hipped roof supported by four yellow half -brick pillars with Doric order columns. Section 'F' of the
building can be described as a wood frame accessibility ramp which appears to have been added
October2018 M H BC 18
Heritage Impact Assessment Report, Phase 11
242-262 Queen Street South, City of Kitchener
in recent years (post 1997) as it is not visible on the 1997 aerial photograph of the property
available on the City of Kitchener Interactive Map web application.
4
Figure 8: Aerial Photo of 254 Queen Street South noting different Sections of the building (Sections W through T)
(Source: City of Kitchener, 2017)
Identifier:
Date Range:
Notes:
A
c. 1884
Original Building
Footprint
B (i and ii)
1892-1925
Rear Additions
C
Post 1947
South Addition
D
Post 1947
S/W Corner addition
E
Post 1947
PorticoNeranda
F
Post 1997
Accessibility Ramp
October2018 M H BC 19
Heritage Impact Assessment Report, Phase 11
242-262 Queen Street South, City of Kitchener
2.2.2 Design/Physical Value
The property located at 254 Queen Street South has design/physical value as a representative
example of a building constructed in the Italianate architectural style c.1884. The building is
comprised of different sections (described in this report as Sections 'A' through 'F'). Section 'A' is
the original portion of the building constructed c. 1884 in the Italianate architectural style. The
building is not considered early, rare or unique. The building was constructed in the latter half of
the 18th century, where 15% of the building stock in the VPNHCD constructed during this period.
The construction date is not considered early for the City of Kitchener or the province of Ontario.
While the Italianate architectural style is not considered rare in the context of the City of Kitchener
of the province of Ontario, the VPNHCD Study indicates that 4% of the 377 buildings in the
District are of the Italianate architectural style. The building does not demonstrate significant
value related to scientific achievement, craftsmanship or artistic merit.
Sections 'B (i) and (ii)' have modest design/physical value. While they are not part of the original
building footprint, they were likely constructed in the late 19th century and are compatible with
the original portion of the building. These two rear additions were not constructed with the same
level of detailing indicative of the Italianate architectural style. These additions do not offer
significant information which contributes to the site and therefore, their removal would be
considered a minor adverse impact. The remainder of the additions to the building (described as
Sections 'C', 'D', 'E' and 'F') were constructed in the latter half of the 20th century and are not of
design/physical value.
2.2.3 Historical/Associative Value
The building located at 254 Queen Street South has modest historical/associative value. The
building is associated with C. Knipfel (widow) who likely had the building constructed for her after
she received a grant from Emil Vogelsang in 1884. C. Knipfel resided at the house until the turn -of -
the -century with various boarders. No information in the historic record is available to
demonstrate that she was significant to the local community.
The property is associated with members of the Hallman family, who purchased the lands in 1903.
The 1921 census confirms Orlando Hallman resided on the subject lands and was occupied as a
reverend. There is no information in the historic record to demonstrate that members of this
branch of the Hallman family were significant members of the local community. It is important to
note that the subject property is not associated with Lyle S. Hallman (philanthropist) b. 1922, d.
2003.
October2018 MHBC 110
Heritage Impact Assessment Report, Phase 11
242-262 Queen Street South, City of Kitchener
2.2.4 Contextual Value
The property located at 254 Queen Street South has modest contextual value for its location
within the Victoria Park Area HCD. The building helps to frame the street and contributes to the
overall Victoria Park Area Heritage Conservation District and maintains its prominent location on
Queen Street South, which was formerly known as 'Schneider Road', one of the earliest roads in
Waterloo Region. However, the context of the Queen Street South corridor is variable, having a
range of building types and forms. Queen Street South is no longer a residential streetscape and
has evolved to include higher density mixed use. Contextual values are primarily related to the
location of buildings close to the street, forming a relatively consistent street edge. The building is
not functionally related to its surroundings and is not part of a significant grouping.
2.2.5 List of Identified Heritage Attributes
The following provides a list of identified heritage attributes for the property located at 254
Queen Street South:
Section 'A':
• Overall 2 1/2 storey yellow brick massing with overhang hipped roof, brick quoins and
wood cornice, fascia with dentils;
• East and south elevation brick bay window projections with window openings;
• All original window and door openings visible from the street including brick voussoirs;
• Remaining yellow brick chimneys;
• Wood brackets with finials;
• Frontage, orientation, and relatively shallow building setback from Queen Street South.
Sections '13 (i and ii):
• 1 1/2 and single storey massing yellow brick construction;
• Original window openings including the north elevation round window and raised brick
details of Section' B (i)'.
October2018 MHBC 111
Heritage Impact Assessment Report, Phase 11
242-262 Queen Street South, City of Kitchener
Figures 9 & 10: (left) View of east (front) elevation looking west from west side of Queen Street South, (right) Front
yard sign identifying Bullas Travel Agency (Source: MHBC October, 2017)
Figures 11 & 12: (left) View of east (front) elevation verandah from west side of Queen Street South, (right) Detailed
view of roofline, cornice and wood brackets (Source: MHBC October, 2017)
Figures 13 & 14: (left) View of existing covered verandah looking north towards Queen Street South, (right) View of
existing accessibility ramp looking south towards east (front) elevation,(Source: MHBC October, 2018)
October2018 MHBC 112
Heritage Impact Assessment Report, Phase 11
242-262 Queen Street South, City of Kitchener
Figures 15 & 16: (left) View of north elevation from west side of Queen Street South detailing brick exterior, (right)
Detailed view of chimney, roofline, cornice, and wood brackets (Source: MHBC October, 2017)
Figures 17 & 18: (left) View of north elevation looking east towards Queen Street South, (right) Detailed view of
north elevation of Section 'B ii' noting bricked -over door opening (Source: MHBC October, 2018)
Figures 19 & 20: (left) View of south elevation from west side of Queen Street South detailing brick exterior and
single storey addition (right) Detail view of second storey addition (Source: MHBC, 2018
October2018 MHBC 113
Heritage Impact Assessment Report, Phase 11
242-262 Queen Street South, City of Kitchener
Figures 21 & 22: (left) Detail view of south elevation of Section 'C' noting graffiti, (right) Detail view of Section 'D'
looking north-west noting bay window and foliage. (Source: MHBC, 2018)
Figures 23 & 24: (left) View of south and west (rear) elevations, looking north-east towards Queen Street South,
(right) Detail view of west (rear) elevation (Sections 'B (i)' and 'B (ii)'(Source: MHBC, 2018)
October2018 MHBC 114
Heritage Impact Assessment Report, Phase 11
242-262 Queen Street South, City of Kitchener
L=7
Figure 25: View of west (rear) elevation looking east towards Queen Street South and Sections 'A', 'C', and 'B' (i and
ii). (Source: MHBC, 2018)
2.2.6 262 Queen Street South
The building located at 262 Queen Street South can be described as a 2 1/2 storey building
constructed in the Queen Anne architectural style. The existing building includes different
components or sections which were constructed for different purpose at different periods of
time. These sections of the building are described in this report as'A','B','C', and U.
The original portion of the building constructed c. 1891 (Section 'A') includes features which are
indicative of the Queen Anne architectural style including gabled roofs, large parlour windows,
and ornamental brackets.
Section 'B' of the building can be described as a 2 storey brick addition to the original portion of
the building constructed between 1891 and 1925. The building includes a front-end gabled roof
oriented east -west. A wood -frame verandah and balcony was added to the north elevation of
Section 'B' between 1891 and 1925.
The original building footprint included an ornate wood -frame verandah at the east and north
elevations. This portion of the building has been removed and is indicated on Figure 26 with a
dotted red line. In the early 20th century, a new verandah was added which spanned the majority
of the east (front) and north elevations. This verandah included stone half -pillars and columns.
October2018 MHBC 115
Heritage Impact Assessment Report, Phase 11
242-262 Queen Street South, City of Kitchener
Portions of this alteration remain and can be described as part of Section 'C', of the building. In
more recent years, this verandah has been enclosed.
The building has been adaptively re -used as a business and has lost a number of its original
heritage features through the alterations described above.
4
Figure 26: Aerial Photo of 262 Queen Street South noting different Sections of the building (Sections'A'
through 'D') (Source: City of Kitchener, 2017)
Identifier:
Date Range:
Notes:
A
C. 1891
Original Building
Footprint
B
1891-1925
Rear Addition
C
Early 2011 century,
Altered in later half of
20th century
Veranda (later
enclosed)
D
1891-1925
Verandah and Balcony
October2018 MHBC 116
Heritage Impact Assessment Report, Phase 11
242-262 Queen Street South, City of Kitchener
2.2.7 Design/Physical Value
The property located at 262 Queen Street South has design/physical value as it includes a
representative example of a building constructed in the Queen Anne architectural style. This
includes the original portion of the building (described in this report as Section 'A'). Section 'A'
includes features indicative of the Queen Anne architectural style including low and moderately
pitched gables, large parlour windows, and ornamental brackets. The building is not considered
early, rare or unique. The building was constructed in the latter half of the 18th century, where 15%
of the building stock in the VPNHCD constructed during this period. According to the VPNHCD
Study, Queen Anne buildings make-up 19% of the 377 buildings present within the District. This
architectural style is not considered rare or unique in the context of the City of Kitchener or the
province of Ontario. The building does not demonstrate significant value related to scientific
achievement, craftsmanship or artistic merit.
The remaining sections of the building are described in this report as Sections '13' through 'D' and
have modest design/physical value as they were previously complementary to the building, but
have been subject to a number of unsympathetic alterations. Section 'B' does not include details
and ornamental features which are similar to that of the original portion of the building, but is
complementary to its overall construction, scale and massing.
October2018 MHBC 117
Heritage Impact Assessment Report, Phase 11
242-262 Queen Street South, City of Kitchener
L—
RFSIidb:\1 F: OF C. A. AUIRENS, AIL
Figure 27: Photograph of 262 Queen Street South (formerly 118 Queen Street South) (no date - likely late
19`h century) (Source: Busy Berlin, 1897)
October2018 MHBC 118
Heritage Impact Assessment Report, Phase 11
242-262 Queen Street South, City of Kitchener
Figure 28: Photograph of 262 Queen Street South (formerly 118 Queen Street South), east elevation (no date — likely
early 20' century) (Source: OurOntario.ca)
2.2.8 Historical/Associative Value
The property located at 262 Queen Street South has historical/associative value for its associations
with C. A. Ahrens (senior) who purchased the property from C. Knipfel in 1891 and likely
constructed the existing building. C. A. Ahrens was a prominent businessman and shoe
manufacturer. His son, Charles August Ahrens (junior) has been inducted into the Region of
Waterloo Hall of Fame. He is described as serving as an apprentice at the Henry Roth harness
making shop in Berlin, Ontario. He later joined his father in the shoe manufacturing business
(located at what is now 45 Queen Street South) and later on Linden Street. C. A. Ahrens (junior) is
noted as being highly respected as a'business man and leading citizen'. C.A. Ahrens (senior) died
in 1903 and left his estate to his son, C. A. Ahrens (junior), who died in 1937.
October2018 MHBC 119
Heritage Impact Assessment Report, Phase 11
242-262 Queen Street South, City of Kitchener
Figure 29: Photograph of C. A. Ahrens & Co. Shoe Factory (Source: Ancestry.ca) (now 45 Queen Street South)
Figure 30: Photograph of C. A. Ahrens (junior) (Source: Waterloo Region Hall of Fame)
October2018 MHBC 120
Heritage Impact Assessment Report, Phase 11
242-262 Queen Street South, City of Kitchener
2.2.9 Contextual Value
The property located at 262 Queen Street South has modest contextual value for its location
within the Victoria Park Area Heritage Conservation District. The building helps to frame the street
and contributes to the overall Victoria Park Area Heritage Conservation District. The building
maintains its prominent location on Queen Street South, which was formerly known as'Schneider
Road', one of the earliest roads in Waterloo Region. The context of the Queen Street South
corridor is variable, having a range of building types and forms. Queen Street South is no longer a
residential streetscape and has evolved to include higher density mixed use. Contextual values
are primarily related to the location of buildings close to the street, forming a relatively consistent
street edge. The building is not functionally related to its surroundings and is not part of a
significant grouping.
2.2.10 List of Identified Heritage Attributes
The following provides a list of identified heritage attributes for the property located at 262
Queen Street South:
Section 'A':
• Overall 2 1/2 storey brick massing with gables and bay windows;
• All original window and door openings visible from the street;
• Paired wood brackets at the corner -ends of projecting bay windows;
• Wood scalloped and trellis cladding within attic gables; and
• Frontage, orientation, and relatively shallow building setback from Queen Street South.
Section 'B':
• Overall brick construction and 2 1/2 storey massing with front-end gable;
• Original window and door openings;
Section 'C":
• Remaining stone half -pillars and features of the early 20th century alterations to the east
elevation verandah, where existing.
Section 'D':
• Overall 2 storey wood frame verandah and balcony including original wood detailing,
where existing;
October2018 MHBC 121
Heritage Impact Assessment Report, Phase 11
242-262 Queen Street South, City of Kitchener
Figures 31 & 32: (left) View of east (front) elevation, looking west from east side of Queen Street South (front) View
of east and south elevations, looking north-west from west side of Queen Street South (Source: MHBC, 2018)
Figures 33 & 34: (left) Detailed view of east (front) elevation showing gable roof and window facing Queen Street
South, (right) Detailed view of second storey bay window and wood brackets (Source: MHBC October, 2017)
Figures 35 & 36: (left) Detailed view of east (front) elevation showing the east elevation addition with stone columns,
(right) View of east elevation showing building addition and remaining bay window at the first storey (Source: MHBC
October, 2017)
October2018 MHBC 122
Heritage Impact Assessment Report, Phase 11
242-262 Queen Street South, City of Kitchener
Figures 37 & 38: (left) View of north elevation showing gable roof and window, (right) View of north elevation noting
: MHBC 2018)
Figures 39 & 40: (left) View of west and north elevations looking east noting first storey of Section 'D' (right) View of
west and north elevations noting second storey of wood frame balcony (Section 'D') (Source: MHBC October, 2018)
Figures 41 & 42: (left) Detail view of north elevation of Section 'D' (second storey balcony), (right) Detail view of
north elevation of Section 'D' (first storey verandah) (Source: MHBC October, 2017)
October2018 MHBC 123
Heritage Impact Assessment Report, Phase 11
242-262 Queen Street South, City of Kitchener
Figures 43 & 44: (left) View of south elevation of Section 'A' noting gable roof and windows, (right) View from south
elevation noting stone foundation and brick exterior (Source: MHBC October, 2017)
Figures 45 & 46: (left) Detail view of two window openings at the first and second storey of Section '13', (right) Detail
view of contemporary window at the south elevation of Section 'A' (Source: MHBC, 2018)
Figure 47: (left) Detail view of tall stone foundation at south elevation of Sections 'A' and 'B' (Source: MHBC, 2018)
October2018 MHBC 124
Heritage Impact Assessment Report, Phase 11
242-262 Queen Street South, City of Kitchener
Figures 48 & 49: (left) View of south and west (rear) elevations, looking north-east towards Queen Street South ,
(right) View of west (rear) elevation looking east noting Sections'B' and 'D' (Source: MHBC 2018)
Figures 50 & 51: (left) Detail view of second storey of Section 'B' noting location of window openings and chimney,
(right), Detail view of main floor window opening and window/access to basement in Section 'B', (Source: MHBC
October, 2018)
October2018 MHBC 125
Heritage Impoct Assessment Report, Phase II
242-262 Queen Street South, City of Kitchener
3,,0 Description of Proposed Development
The proposed development of the lands consists of a 10 storey multiple residential building with
124 units. The building will have a total of 124 parking spaces that are proposed to be located in
an underground and above ground parking structure. The existing buildings at 254 and 262
Queen Street South are proposed to be retained and converted to 2 unit residential buildings.
The building at 242 Queen Street will be demolished.
The design of the building has been revised since the Phase 1 HIA. The revised design is
approximately 10 storeys compared to the previous design which was 8 storeys in height. The
building also has a smaller footprint since there is less buildable area on the lot due to the
retention of the two existing buildings.
The materials are primarily concrete panels, glass and steel.
The proposed site plan and building elevations are provided in Appendix A.
Figure 52: Rendering of proposed new building (Neo Architecture Inc., 2018)
October2018 MHBC 126
Heritage Impact Assessment Report, Phase 11
242-262 Queen Street South, City of Kitchener
4.o Impact Analysis
4.1 Introduction
The purpose of this Phase II Heritage Impact Assessment is to assess the impacts to identified
cultural heritage resources which are anticipated as a result of the proposed redevelopment.
Specifically, this report assesses the impact of the proposed alterations to the buildings at 254 and
262 Queen Street South (i.e. removal of the rear additions) and the impact of the proposed new
10 storey multiple residential building.
4.2 Classifications of Impacts
There are three classifications of impacts that the effects of a proposed development may have
on an identified cultural heritage resource: beneficial, neutral or adverse. Beneficial impacts may
include retaining a resource of cultural heritage value, protecting it from loss or removal,
restoring/repairing heritage attributes, or making sympathetic additions or alterations that allow
for the continued long-term use of a heritage resource. Neutral effects have neither a markedly
positive or negative impact on a cultural heritage resource. Adverse effects may include the loss
or removal of a cultural heritage resource, unsympathetic alterations or additions which remove
or obstruct heritage attributes. The isolation of a cultural heritage resource from its setting or
context, or the addition of other elements which are unsympathetic to the character or heritage
attributes of a cultural heritage resource are also considered adverse impacts. These adverse
impacts may require strategies to mitigate their impact on cultural heritage resources.
The impacts of a proposed development or change to a cultural heritage resource may occur
over a short or long term duration, and may occur during a pre -construction phase, construction
phase or post -construction phase. Impacts to a cultural heritage resource may also be site specific
or widespread, and may have low, moderate or high levels of physical impact.
The following analysis of impacts of the proposed new development on adjacent properties is
also guided by the Heritage Toolkit of the Ministry of Tourism, Culture and Sport. Here, the Toolkit
outlines potential sources of adverse impacts as follows:
• Destruction: of any, or part of any significant heritage attributes or features;
• Alteration: that is not sympathetic, or is incompatible, with the historic fabric and
appearance:
October2018 MHBC 127
Heritage Impact Assessment Report, Phase 11
242-262 Queen Street South, City of Kitchener
• Shadows: created that alter the appearance of a heritage attribute or change the viability
of a natural feature or plantings, such as a garden;
• Isolation: of a heritage attribute from its surrounding environment, context or a significant
relationship;
• Direct or Indirect Obstruction: of significant views or vistas within, from, or of built and
natural features;
• A change in land use: such as rezoning a battlefield from open space to residential use,
allowing new development or site alteration to fill in the formerly open spaces;
• Land disturbances: such as a change in grade that alters soils, and drainage patterns that
adversely affect an archaeological resource.
The following will provide a detailed analysis of the impacts anticipated as a result of the
proposed development related to a) the alteration of the buildings located on the subject lands,
and b) whether or not the proposed development conforms to the policies of the Victoria Park
Area Heritage Conservation District Plan.
4.3 Impacts of the Proposed Removals of the Rear Additions.
The removal of the additions on each of the existing buildings on site will have minor negative
impacts. While in both cases the portions to be removed are later additions, they do have some
heritage value. The portions of the building at 254 Queen Street that are proposed to be removed
are identified as Sections B(i), B(ii), C, and D on Figure 8, page 9. The Phase 1 Heritage Impact
Assessment identified that these additions do not include the same architectural detail and
ornamentation as the main dwelling, however the additions are complementary and the scale
and massing and the original windows are identified as heritage attributes. The portions of the
building at 262 Queen Street that are proposed to be removed are identified as Sections B and D
on Figure 26 on page 16. The Phase I HIA identified that these rear portions of the building at 262
Queen Street have less architectural detail than the main building, however the scale, massing,
original window openings and the 2 storey wood frame verandah are identified as heritage
attributes.
Given that the proposed removals result in the removal of heritage attributes, there is some
adverse impact. The impact is considered minor since the removals are to rear parts of the
buildings and the attributes are on secondary facades, some of which are not viewable from the
public realm.
Consistent with heritage conservation best practices the following measures are recommended:
• That photo documentation of the exterior parts of the buildings that are proposed for
removal be completed before demolition;
October2018 MHBC 128
Heritage Impact Assessment Report, Phase 11
242-262 Queen Street South, City of Kitchener
• That an engineer report demonstrating that the addition can be removed safely be
submitted to the City;
• That bricks from the removal be salvaged for reuse in cladding any resulting exposed
openings in the walls of the retained buildings;
• That any windows and/or doors in the newly exposed wall be of a size and shape
complementary to the rest of the building;
• That any salvageable material (e.g. the wooden verandah on 262 Queen Street South) be
made available to interested parties before being discarded.
4.4 Impacts of New Building within the Victoria Park Area Heritage Conservation
District and the Queen Street South Mixed Use Corridor
4.4.1 Conformity to the VPAHCD Policies regarding New Building
According to the policies for new buildings provided in the VPAHCD Plan, new high rise buildings
are anticipated within the Queen Street South corridor due to the permitted densities in the
Zoning By-law and Official Plan.
In the Queen Street South corridor, zoning permits and encourages new high rise, high density
development. Major new buildings may be expected. This plan recognizes and supports the
rights and privileges of property owners to redevelop in compliance with the Municipal Plan.
This is not necessarily considered contrary to heritage conservation. (VPAHCD Plan, pg 67).
The policies that govern new buildings within the VPAHCD are listed on pages 67-68 of the
VPAHCD. The following provides a review of the proposed development with regard to the
applicable policies for new buildings.
Public Realm New building shall contribute to the public realm of Queen Street
South, which is perceived as an historic, gracious and tree -lined
thoroughfare.
The proposed new building will be set back from the street and behind the existing buildings
that will be retained. The public realm in front of the retained houses (254 and 262 Queen Street)
will remain largely unchanged, and therefore, the new building will have no impact on the public
realm on this portion of the site.
The building at 242 Queen is proposed to be removed and vehicular driveway and pedestrian
access to the new building will occur in this location. There is potential for impact to the public
October2018 MHBC 129
Heritage Impact Assessment Report, Phase 11
242-262 Queen Street South, City of Kitchener
realm since the removal of the building could lead to a 'gap' in the streetscape. The new
development proposes to address this through landscaping of the front yard and a well designed
entrance to the new building. There is also opportunity to better coordinate the landscape of the
subject lands with the adjacent historic building to the north (226 Queen Street South). The new
development is subject to Site Plan approval and provided that the landscape treatment of the
front yard results in continuous landscape that integrates with the adjacent historic building, the
new development will not negatively impact the public realm.
Pedestrian Scale New building shall emphasize a human scale that creates a
comfortable, safe and livable streetscape. Ground floor uses which can
animate and enliven the public street are encouraged.
The new building will be located behind the existing buildings and set back from the street. Given
the location of the building and its setback from the street and the retention of the two existing
buildings, the pedestrian scale of the streetscape will not be negatively impacted.
Design Contemporary design of a high quality shall be achieved that is
complementary to the historic character of the Area in terms of
massing, materials and scale.
The new building is of contemporary design and is similar to the other high rise buildings in the
Queen Street South corridor in terms of massing and scale. The historic character of the Queen
Street corridor is a mix of high density residential buildings and low density formerly single
detached houses. There are a range of building scales and architectural styles within this part of
the HCD. The design of the new building is complementary to the character of the Queen Street
South corridor.
Location New building shall be located to create streetscape continuity and
pedestrian scale.
The building is setback from the street and located behind the existing buildings which limit
impacts on the streetscape. As noted above, provided the landscape design results in an
integrated continuous landscape with the adjacent building, the location of the new building will
not impact the pedestrian scale of Queen Street
October2018 MHBC 130
Heritage Impact Assessment Report, Phase 11
242-262 Queen Street South, City of Kitchener
Density Every effort shall be made to blend new high rise building with
neighboring low rise residences. This could include varied building
heights and elevations and the breaking up of the building mass.
The proposed new building has a density of 4.0 FSR which is consistent with the maximum
density permitted by the current zoning. The building does not include building stepbacks or
other variations in height. The site is not adjacent to the low rise residential area part of the
VPAHCD that is outside the Queen Street corridor and therefore the density of the site does not
have an impact on the low rise residential part of the district.
Over time, the three adjacent existing low rise buildings (254 and 262 Queen Street and the
adjacent building at 226 Queen Street) have been converted to commercial uses and multiple
residential uses. The design of the new building does not provide for a transition in height to
these existing buildings. However the existing surrounding context is primarily high density, high
rise residential buildings with little transition between tall and low height buildings.
Height Design treatments to lessen the perception of height in new high rise
development shall be considered, such as facade setbacks, mansard
roofs, gables and varying building finishes and textures.
The subject lands are zoned MU -2 and the maximum height as per the Zoning by-law is 24.0
metres. The height of the proposed new building is 30.7 metres. There are a number of existing
high rise buildings surrounding the subject lands that range in height from 5 to 18 storeys. The
proposed development is isolated from the low rise residential part of the heritage district by
other high rise multiple unit residential buildings and the shadow study shows that there will be
no significant impact of increased shadows on Victoria Park or the low rise residential part of the
District as a result of the new building.
The impact of the height of the building on the public realm is minimized by the location of the
building behind the existing two storey buildings. The existing buildings act as a transition
between the new 10 storey building and the street.
Materials Materials typical of the historic Area, such as brick, shall be used.
A range of materials including concrete panels, steel and glass are proposed. While the concrete
panels, steel and glass are not consistent with the low density residential part of the district, these
October2018 MHBC 131
Heritage Impact Assessment Report, Phase 11
242-262 Queen Street South, City of Kitchener
materials are consistent with the surrounding high rise buildings along the Queen Street South
corridor.
Roofs Roofs shall be designed to create an attractive skyline and screen roof
equipment.
A flat roof is proposed and mechanical equipment is screened from view from the street.
Windows The appearance, placement and proportion of windows shall be
complementary to historic windows in the Area, ifpossible.
The proposed new building is of contemporary design. The windows are similar in their
appearance, placement and proportions as the other high rise developments in the Queen Street
South corridor.
Verandahs Verandahs shall be incorporated, wherever possible, to continue a
historic tradition in the Area.
The verandahs on the existing buildings are proposed to remain. The verandah on 262 Queen
Street was closed in at some point in the past. Should any alterations to the verandah be
considered in the future, it is recommended that the original open verandah be reinstated using
historic photographs as a guide. The new building includes balconies on the Queen Street facing
fa4ade, which is consistent with the intent of the HCD policies for outdoor private amenity area
facing the street which allows for public view and "eyes on the street".
Colours Colours of paint and materials shall be complementary to the historic
character of the Area.
The colour of the existing buildings is proposed to remain as they are today. The new building will
is proposed to be dark brown and charcoal colours. The building colours in the Queen Street
corridor tend to be lighter browns, beiges and neutral colours. However, there are some darker
coloured buildings, such as the high rise building on the opposite side of the street at 221 Queen
Street. While a lighter colour would be more consistent with the colour of existing buildings, the
dark brown and charcoal colours are not incompatible with the character of the Queen Street
South corridor.
October2018 MHBC 132
Heritage Impact Assessment Report, Phase 11
242-262 Queen Street South, City of Kitchener
Conservation Where historic buildings are integrated into new building
developments, the following approaches are encouraged in order of
preference:
Preservation/Conservation - maintaining historic buildings with little
alteration.
Adaptive Re -use - reusing historic buildings with restoration and/or
rehabilitation
Incorporation - adaptive reuse that typically requires significant
alteration.
The existing historic buildings at 254 and 262 Queen Street South are proposed to be retained
and conserved. The alteration of these buildings is limited to the removal of the later rear
additions (see section 4.3 for discussion the impacts of these alterations)
Landscaping Landscaping should enhance new building and the Queen Street South
landscape. Landscaping should create continuity in the streetscape
between adjacent properties, where possible. Plant material, where
appropriate, should be used to soften building size, mass and edges to
maintain a human scale for pedestrians. Landscaping should screen
and buffer service areas, parking, open storage and other unsightly
areas where required. Landscaping should buffer high density buildings
from low density where required.
There is opportunity through landscaping to create continuity along the streetscape and improve
the connection between the adjacent historic house and the two houses on the subject lands.
The details of the landscape plan will be resolved through the site plan approval process. Six
parking spaces are proposed in front of the new building. The parking spaces are approximately
8.0 metres from the street line and slightly ahead of the front building line of the retained
buildings. The yard in front of this parking area should be appropriately landscaped to soften and
screen the parking from the streetscape. Provided the concept of continuity is achieved to the
satisfaction of the City through the site plan approval process, the proposed development would
comply with the policies of the HCD plan.
Demolition Conservation and integration of historic buildings into new
development is encouraged. Where removal of an historic building to
accommodate higher density is contemplated, moving the buildings
October2018 MHBC 133
Heritage Impact Assessment Report, Phase 11
242-262 Queen Street South, City of Kitchener
onto a new site shall be considered. Where removal of historic building
is not feasible, the careful salvage of the key historic building fabric shall
be undertaken so as to be used in the restoration of other similar style
buildings. Application for demolition or removal shall be to the LACAC.
The existing historic buildings at 254 and 262 Queen Street South are proposed to be retained
and conserved. The building at 242 Queen Street does not have significant heritage value and has
been approved for demolition by Council.
4.4.2 Impacts of New Building on Adjacent Properties
Assessment of impacts of the proposed new development on adjacent properties is also guided
by the Heritage Toolkit of the Ministry of Tourism, Culture and Sport. The Toolkit outlines potential
sources of adverse impacts as destruction or alteration of a heritage resource, impacts related to
shadows, obstruction of significant views, isolation, change in land use, and impacts related to
land disturbance.
The proposed new building will not result in destruction or alteration of any adjacent heritage
resources. The heritage resources on the subject lands are proposed to be retained. The impacts
of alterations to these buildings are discussed in section 4.3 of this HIA.
The proposed new building will result in increased shadows on the adjacent building at 226
Queen Street. The shadow study indicates that the new building will cast shadows in the late
afternoon time period (4:00 pm). Shadowing occurs at the other time periods as well, but is a
result of existing buildings. The shadows from the new building occur mainly to the rear and side
yards. Shadowing of the front of the building and the front yard at 226 Queen Street does not
increase significantly as a result of the new building.
The new building is located at the rear of the subject lands and will not result in obstruction of
significant views of adjacent or on site heritage resources. Nor will it result in the isolation of
heritage resources. No change in land use is proposed.
The excavation of the site to construct the underground parking may require the removal of a
mature tree located in the front yard of the adjacent property to the north. If this occurs it would
result in a negative impact. The impact could be reduced by replanting of a new tree as a
condition of site plan approval.
October2018 MHBC 134
Heritage Impact Assessment Report, Phase 11
242-262 Queen Street South, City of Kitchener
5.0 Alternative Development Approaches
5. 1 Alternative Development Approaches
Alternative development options are described in the Phase I report. The revised development
proposal that is subject of this Phase 11 HIA represents one of the alternative development
approaches described in the Phase I report.
October2018 MHBC 135
Heritage Impact Assessment Report, Phase 11
242-262 Queen Street South, City of Kitchener
6.o Conclusions and Recommendations
The owner of the subject lands proposes to redevelop the site by retaining the existing buildings
and intensifying the site by constructing a new 10 storey multiple residential building. The
subject lands are within the Victoria Park Area Heritage Conservation District and more specifically
within the Queen Street South Corridor.
The property located at 254 Queen Street South has design/physical value as it includes a
building representative of the Italianate architectural style. The property has modest contextual
value as part of the Victoria Park Area HCD.
The property located at 262 Queen Street South has design/physical value as a representative
example of a building constructed in the Queen Anne architectural style. The property has
historical/associative value for its associations with C. A. Ahrens (senior and junior). The property
demonstrates modest contextual value as part of the overall Victoria Park Area HCD.
The property located at 242 Queen Street South includes a building which was constructed in
2007 and does not demonstrate significant cultural heritage value. The demolition of this building
has been approved by Council.
The VPAHCD Plan notes that the Queen Street South Corridor will continue to evolve and that
some new building is expected in this part of the Heritage Conservation District. As such the Plan
sets out policies to manage and guide new development. The proposed development is
consistent with policies for increasing density along the Queen Street South Mixed Use corridor in
the City of Kitchener Official Plan and generally consistent with the Zoning By-law — variances are
required for increased building height, reduced parking and reduced yard setbacks.
The development plan for the property has been revised since the completion of the Phase I HIA.
The revised plan proposes to retain the existing buildings at 254 and 262 Queen Street South. The
buildings are proposed to be converted to two unit residential buildings. The rear portions of
each of the buildings are proposed to be removed. The applicant is proposing the removals in
order to construct the proposed multiple residential building. An addition on the south side of
254 Queen Street is also proposed to be removed to facilitate parking.
This Phase II HIA evaluates the impact of the alteration (i.e. the removal of the additions) to the
two buildings and evaluates the proposed new multiple residential building and its compliance
with the policies and guidelines of the VPAHCD Plan. The conclusions are as follows:
October2018 MHBC 136
Heritage Impact Assessment Report, Phase 11
242-262 Queen Street South, City of Kitchener
• The removal of the additions will have a minor adverse impact. While the portions of the
building that will be removed are understood to be later additions and not part of the
original construction, these parts do have some heritage attributes. However, given that
the removals are at the rear and the side of the house, and that the main portion of both
buildings are to be retained, the overall impact of the removals minor. It is recommended
that the alterations be subject to the following measures:
• That photo documentation of the exterior parts of the buildings that are proposed
for removal be completed before demolition;
• That an engineer report demonstrating that the addition can be removed safely be
submitted to the City.
• That bricks from the removal be salvaged for reuse in cladding any resulting
exposed openings in the walls of the retained buildings.
• That any windows and/or doors in the newly exposed walls be of a size and shape
complementary to the rest of the building.
• That any salvageable material (e.g. the wooden verandah) be made available to
interested parties before being discarded.
• The proposed new 10 storey multiple residential building complies with most of the
policies of the VPAHCD Plan for new construction within the Queen Street South corridor.
The Queen Street South corridor is characterized by a mix of buildings of varying heights,
densities and architectural styles. The location of the new building at the back of the lot
and behind the existing houses minimizes the impact of the building's height on the
public realm. There is little transition in height between the new building and the existing
low rise building at 226 Queen Street. However, the lack of transition is not unique; most
of the tall buildings in the area provide no transition in height to their low density
neighbours. There is opportunity to improve the continuity of the landscape along the
street. However, consideration should be given to screening and softening the parking
that is proposed in front of the new building. The following measures are recommended
to be considered and addressed through the site plan approval process:
• That design of the landscape provide for a continuity of landscape treatment that
unifies the streetscape of the existing buildings at 226, 254 and 262 Queen Street.
• That the landscape design soften and screen the front yard parking from view
from the public realm.
• That should the mature tree on the adjacent property at 226 Queen Street require
removal, that a new replacement tree be planted.
October2018 MHBC 137
Heritage Impact Assessment Report, Phase 11
242-262 Queen Street South, City of Kitchener
Appendix A: Floor Plans and Elevations (nextpage)
October2018 MHBC 138
v�D
b
o�
c
-
s
o
g i�= W EY Q
L l CD
>o
v�D
C.. A` _ CO
�L_ ' o E r Q
i4
�g
}
b
b
m�D
,r, -
CO 0
N
a
_-0
_-0
mmmmmmmm
mmmmmmmm
ummmmmmm
ammmmmmm
Mimi
moo, Mm mmi Em 0 No
mi ml mi mi ml ml ml
Will W F --,EM
IN. IN.IN
��
1 1
. Ell Ell
■IN Ml m
� 1 1 ■I ■�j ■I ■M ■
m Milw
Em OMEN 0
IN MIN 0 00
IN MEN MEN
MEN 11 11 Mloffl III III!
m0mEN.
1 1.m �1.m1.o ■
M�1 1 ��1 1 1 0!N
---
m •f•■
EM EM Ek Em ok Ek EM ok
ON W ON ON ON ON ON NO
WE W W V V W V �k
0k NO NO No Mk WE ME ON
OEM ml m2_ ml ml m2_ ml NO
WE Mk ME M_2 M2_ M2_ ME M2
0 ON ON No NO 0 -
ON OR W �k NO
Mk 0k
"i
mimmloll
ml WIN
IM - - - - - - IN
IM - - - - - - IN
mosommol-
Heritage Impact Assessment Report, Phase 11
242-262 Queen Street South, City of Kitchener
Appendix 6: Shadow Study
October2018 MHBC 139
m�
0
` w
/ o
a
T
CL
I�D
0-1
>o
>
a
N
a
CL
w
EM
I�D
0-1
>o
>
a
M
a
CL
w
ME
0w
>o
>
Heritage Impoct Assessment Report, Phase II
242-262 Queen Street South, City of Kitchener
Appendix C: Curriculum Vitae
October2018 MHBC 140
EDUCATION
2006
Masters of Arts (Planning)
University of Waterloo
1998
Bachelor of Environmental Studies
University of Waterloo
1998
Bachelor of Arts (Art History)
University of Saskatchewan
CONTACT
540 Bingemans Centre Drive,
Suite 200
Kitchener, ON N2B 3X9
T 519 576 3650 x 744
F 519 576 0121
dcurrie@mhbcplan.com
www.mhbcplan.com
CURRICULUMVITAE
Dan Currie, BA, BES, MA, MCIP, RPP, CAHP
Dan Currie, a Partner with MHBC, joined MHBC Planning in 2009, after having
worked in various positions in the public sector since 1997 including the Director
of Policy Planning for the City of Cambridge and Senior Policy Planner for the City
of Waterloo.
Dan provides a variety of planning services for public and private sector clients
including a wide range of policy and development work. Dan has experience in a
number of areas including strategic planning, growth plan policy, secondary
plans, watershed plans, housing studies and downtown revitalization plans. Dan
specializes in long range planning and has experience in growth plans, settlement
area expansions and urban growth studies.
Dan holds a Masters degree in Planning from the University of Waterloo, a
Bachelors degree (Honours) in Planning from the University of Waterloo and a
Bachelor of Arts degree from the University of Saskatchewan. He is a registered
Professional Planner and a Member of the Canadian Institute of Planners and a
Professional Member of the Canadian Association of Heritage Professionals.
PROFESSIONAL ASSOCIATIONS
Full Member, Canadian Institute of Planners
Full Member, Ontario Professional Planners Institute
Professional Member, Canadian Association of Heritage Professionals
Past Board Member, Town and Gown Association of Ontario
PROFESSIONAL HISTORY
2013 — Present Partner,
MacNaughton Hermsen Britton Clarkson Planning Limited
2009-2013 Associate
MacNaughton Hermsen Britton Clarkson Planning Limited
2007-2009 Director, Policy Planning, City of Cambridge
2000-2007 Senior Planner, City of Waterloo
CONTACT
540 Bingemans Centre Drive,
Suite 200
Kitchener, ON N2B 3X9
T 519 576 3650 x 744
F 519 576 0121
dcurrie@mhbcplan.com
www.mhbcplan.com
CURRICULUMVITAE
Dan Currie, BA, BES, MA, MCIP, RPP, CAHP
1999-2000 Planner, City of Waterloo
1997-1998 Research Planner, City of Kitchener
SELECTED PROJECT EXPERIENCE
MASTER PLANS, GROWTH MANAGEMENT STRATEGIES AND POLICY STUDIES
Township of West Lincoln, Smithville Northwest Quadrant Secondary Plan
Township of Tiny Growth Management Strategy and Urban Expansion Analysis
Niagara -on -the -Lake Mary Street Streetscape Study
Richmond Hill, Bond Crescent Intensification Strategy
City of Cambridge Climate Change Adaptation Policy
Ministry of Infrastructure Pilot Test of Growth Plan Indicators Study
Cambridge West Master Environmental Servicing Plan
Township of Tiny Residential Land Use Study
Township of West Lincoln Settlement Area Expansion Analysis
Port Severn Settlement Area Boundary Review
City of Cambridge Green Building Policy
Township of West Lincoln Intensification Study & Employment Land Strategy
Ministry of the Environment Review of the D -Series Land Use Guidelines
Meadowlands Conservation Area Management Plan
City of Cambridge Trails Master Plan
City of Kawartha Lakes Growth Management Strategy
City of Cambridge Growth Management Strategy
Cambridge GO Train Feasibility Study
City of Waterloo Height and Density Policy
City of Waterloo Student Accommodation Study
Uptown Waterloo Residential Market Study
City of Waterloo Land Supply Study
City of Kitchener Inner City Housing Study
CONTACT
540 Bingemans Centre Drive,
Suite 200
Kitchener, ON N2B 3X9
T 519 576 3650 x 744
F 519 576 0121
dcurrie@mhbcplan.com
www.mhbcplan.com
CURRICULUMVITAE
Dan Currie, BA, BES, MA, MCIP, RPP, CAHP
HERITAGE PLANNING
Town of Cobourg Heritage Master Plan
Municipality of Chatham -Kent Rondeau Heritage Conservation District Plan
City of Markham Victoria Square Heritage Conservation District Study
City of Kingston Barriefield Heritage Conservation District Plan
Burlington Heights Heritage Lands Management Plan
Township of Muskoka Lakes, Bala Heritage Conservation District Study and Plan
Municipality of Meaford, Downtown Meaford Heritage Conservation District Plan
City of Guelph Brooklyn and College Hill Heritage Conservation District Plan
Niagara Peninsula Conservation Authority St John's Master Plan
City of Toronto Garden District Heritage Conservation District Study and Plan
City of London Western Counties Cultural Heritage Plan
City of Cambridge Heritage Master Plan
City of Waterloo Mary -Allen Neighbourhood Heritage District Study
City of Waterloo Rummelhardt School Heritage Designation
Other heritage consulting services including:
• Heritage Impact Assessments
• Requests for Designations
• Alterations or new developments within Heritage Conservation Districts
DEVELOPMENT PLANNING
Provide consulting services and prepare planning applications for private sector
clients for:
• Draft plans of subdivision
• Consent
• Official Plan Amendment
• Zoning By-law Amendment
• Minor Variance
• Site Plan
140111[4 �_i Col
2016
Master of Arts in Planning,
specializing in Heritage
Planning
University of Waterloo,
School of Planning
2010
Bachelor of Arts (Honours) in
Historical/Industrial
Archaeology
Wilfrid Laurier University
CONTACT
540 Bingemans Centre Drive,
Suite 200
Kitchener, ON N2B 3X9
T 519 576 3650 x 728
F 519 576 0121
vhicks@mhbcplan.com
www.mhbcplan.com
CURRICULUMVITAE
Vanessa Hicks, M.A., c.A.H.P.
Vanessa Hicks is a Heritage Planner with MHBC and joined the firm after
having gained experience as a Manager of Heritage Planning in the public
realm where she was responsible for working with Heritage Advisory
Committees in managing heritage resources, Heritage Conservation Districts,
designations, special events and heritage projects (such as the Architectural
Salvage Program).
Vanessa is a member of the Canadian Association of Heritage Professionals
and graduated from the University of Waterloo with a Masters Degree in
Planning, specializing in heritage planning and conservation. Vanessa
provides a variety of research and report writing services for public and
private sector clients. She has experience in historical research, inventory
work, evaluation and analysis on a variety of projects, including Heritage
Conservation Districts (HCDs), Heritage Impact Assessments (HIAs), Cultural
Heritage Evaluation Reports (CHERs), Conservation Plans (CPS),
Documentation and Salvage Reports, and Commemoration Projects (i.e.
plaques). Vanessa is also able to comment provide comments regarding
Stages 1-4 Archaeological Assessments due to her experience as a practicing
field archaeologist and experience writing archaeological reports submitted
to the Ministry of Tourism, Culture and sport.
Ialate] I0.1611I ]IFE0W1».]IaI[aI
June 2016 - Cultural Heritage Specialist/ Heritage Planner
Present MacNaughton Hermsen Britton Clarkson Planning Ltd.
2012- Program Manager, Heritage Planning
2016 Town of Aurora
May 2012 - Heritage Planning Assistant
October 2012 Town of Grimsby
2007- Archaeologist
2010 Archaeological Research Associates Ltd.
1
CONTACT
540 Bingemans Centre Drive,
Suite 200
Kitchener, ON N2B 3X9
T 519 576 3650 x 728
F 519 576 0121
vhicks@mhbcplan.com
www.mhbcplan.com
CU RRICU LU MVITAE
Vanessa Hicks, M.A., C.A.H.P.
SELECT PROJECT EXPERIENCE
HERITAGE IMPACT ASSESSMENTS (HIAs) 2016-2018
Heritage Impact Assessment
-'Southworks', 64 Grand Avenue South, City of
Cambridge
Heritage Impact Assessment
- 47 Spring Street Waterloo, Albert/MacGregor
Neighbourhood HCD
Heritage Impact Assessment
- 107 Concession Street, City of Cambridge
Heritage Impact Assessment
— 33 Laird Drive, City of Toronto
Heritage Impact Assessment
— Badley Bridge, part of a Municipal EA Class
Assessment, Township of Centre Wellington
Heritage Impact Assessment
— 362 Dodge Drive, City of Kitchener
Heritage Impact Assessment
— 255 Ruhl Drive, Town of Milton
Heritage Impact Assessment
— 34 Erb Street East, City of Waterloo
Heritage Impact Assessment
— 474 and 484 Queen Street South (and
Schneider Haus National Historic Site), City of Kitchener
Heritage Impact Assessment
— 883 Doon Village Road, City of Kitchener
Heritage Impact Assessment
— 57 Lakeport Road, City of St. Catharines
Heritage Impact Assessment
— 8331 Heritage Road, City of Brampton
Heritage Impact Assessment
— 55 Fallbrook Lane, City of Cambridge
Heritage Impact Assessment
— Langmaids Island, Lake of Bays
Heritage Impact Assessment
— 28 Burgetz Avenue, City of Kitchener
Heritage Impact Assessment
— 1679 Blair Road, City of Cambridge
Heritage Impact Assessment—
13373 Guelph Line, Milton
Heritage Impact Assessment
- 64 Margaret Avenue, City of Kitchener
Heritage Impact Assessment
— 51 David Street, City of Kitchener
CULTURAL HERITAGE EVALUATION REPORTS (CHERs) 2016-2018
Cultural Heritage Evaluation Report - Dunlop Street West and Bradford Street,
Barrie - Prince of Wales School and Barrie Central Collegiate Institute
Cultural Heritage Evaluation Report - Lakeshore Drive, Town of Oakville
Cultural Heritage Evaluation Report - 317 Mill Street, 28/30 Elizabeth Street
South, 16 Elizabeth Street South, Town of Richmond Hill
CONTACT
540 Bingemans Centre Drive,
Suite 200
Kitchener, ON N2B 3X9
T 519 576 3650 x 728
F 519 576 0121
vhicks@mhbcplan.com
www.mhbcplan.com
CURRICULUMVITAE
Vanessa Hicks, M.A., c.A.H.P.
Cultural Heritage Evaluation Report — Queen Victoria Park Cultural Heritage
Landscape
Cultural Heritage Evaluation Report — 28 Burgetz Avenue, City of Kitchener
Cultural Heritage Evaluation Report — 13373 Guelph Line, Milton
HERITAGE CONSERVATION DISTRICTS (HCDs)
Heritage Conservation District Study — Southeast Old Aurora (Town of Aurora)
CONSERVATION PLANS
Strategic Conservation Plan — Queen Victoria Park Cultural Heritage
Landscape
Conservation Plan — 28 Burgetz Avenue, City of Kitchener
DOCUMENTATION AND SALVAGE REPORTS
Documentation and Salvage Report — Main Street Properties, Township of
Whitchurch-Stouffville
Documentation and Salvage Report & Commemoration Plan — 474 and 484
Queen Street South, City of Kitchener
Documentation Report — 64 Grand Avenue South, City of Cambridge
Documentation and Salvage Report — 487424 30 Side Road, Town of Mono
SPECIAL PROJECTS
Artifact Display Case -Three Brewers Restaurant(275 Yonge St., Toronto)