HomeMy WebLinkAboutDSD-19-028 - Heritage Permit Applications HPA-2019-V-001, V-002, V-003 (242, 254, and 262 Queen St. S.)REPORT TO:Heritage Kitchener
DATE OF MEETING:February 5, 2019
SUBMITTED BY:Alain Pinard,Director of Planning,
519-741-2200 ext. 7319
PREPARED BY:Leon Bensason, Coordinator, Cultural Heritage Planning,
519-741-2200 ext. 7306
WARD (S) INVOLVED:9
DATE OF REPORT:January 17, 2019
REPORT NO.:DSD-19-028
SUBJECT:Heritage Permit Applications HPA-2019-V-001(242 Queen St. S.),
HPA-2019-V-002(254 Queen St. S.) and HPA-2019-V-003
(262 Queen St. S.)Proposed Alterations and New Construction
__________________________________________________________________________________________
RECOMMENDATIONS:
1.THAT pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA-
2019-V-001to permit the construction of a 10 storey multiple residential building on the
property currently municipally addressed as 242 Queen Street South be approved,subject to
the following conditions:
That constructionbe undertaken in accordance with the measures outlined in the Structural
Condition Assessment and Demolition Plan prepared by Strik Baldinelli Moniz Ltd. Civil and
Structural Engineers, dated December 21, 2018C-19-028;and
That the final building permit drawings be reviewed and heritage clearance provided by
Heritage Planning staff prior to issuance of a building permit.
2.THAT pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA-
2019-V-002to permit the removal of additions on an existing single detached dwelling and the
construction of a new 10 storey multiple residential building on the property currently
municipally addressed as 254Queen Street South beapproved,subject to the following
conditions:
That the immediate and short term conservation measures identified in Section 6.0 of the
Phase II Heritage Impact Assessment dated December 2018,prepared by MHBCPlanning
-19-028be undertaken, and that
Consultant inspect and submit certification that said conservation measures have been
completed in accordance with the Phase II HIA, to the satisfaction of Heritage Planningstaff;
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That photo documentation of the additions proposed for removal be completed to the
satisfaction of Heritage Planning staff prior to the issuance of a demolition permit;
That the removal of the additions be undertaken in accordance with the measures outlined in
the Structural Condition Assessment and Demolition Plan prepared by Strik Baldinelli Moniz
Ltd. Civil and Structural Engineers, dated December 21, 2018and attachedC
to DSD-19-028;
That the non-combustible cladding proposed for the rear wall and rear portion of the roof of
the building be of a colour that is the same or similar to, the existing colour the exterior walls
and roof of the building; and
That the final building permit drawings be reviewed and heritage clearance provided by
Heritage Planning staff prior to issuance of a building permit.
3.THAT pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA-
2019-V-003to permit the removal of additions on an existing single detached dwelling and the
construction of a new 10 storey multiple residential building on the property currently
municipally addressed as 262Queen Street South beapproved, subject to the following
conditions:
That the immediate and short term conservation measures identified in Section 6.0 of the
Phase II Heritage Impact Assessment dated December 2018,prepared by MHBCPlanning
-19-028be undertaken, and that
Consultant inspect and submit certification that said conservation measures have been
completed in accordance with the Phase II HIA, all to the satisfaction of Heritage Planning
staff;
That photo documentation of the additions proposed for removal be completed to the
satisfaction of Heritage Planning staff prior to the issuance of a demolitionpermit;
That the removalof the additions be undertaken in accordance with the measures outlined in
the Structural Condition Assessment and Demolition Plan prepared by Strik Baldinelli Moniz
Ltd. Civil and Structural Engineers, dated December 21, 2018C
to DSD-19-028;
That the non-combustible cladding proposed for the rear wall and rear portion of the roof of
the building be of acolour that is the same or similar to, the existing colour the exterior walls
and roof of the building; and
That the final building permit drawings be reviewed and heritage clearance provided by
Heritage Planning staff prior to issuance of a building permit.
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BACKGROUND:
The DevelopmentServices Department is in receipt of Heritage Permit ApplicationsHPA-2019-V-001
made for the property municipally addressed as 242 Queen Street South; HPA-2019-V-002made for the
property municipally addressed as254 Queen Street South; and HPA-2019-V-003made for the property
municipally addressed as 262 Queen Street South.All three applications to
this report)are seeking permission to build a 10 storey 124 unit multiple residential building,which is
proposed to be located on the three subject properties. Furthermore, HPA-2019-V-002and HPA-2019-
V-003are also seeking permission to remove the additions on the existing single detached dwellings
located at 254 and 262 Queen Street South, in order to facilitate their reuse as two unit residential
buildings, and to accommodate the construction of the proposed 10 storey multiple building.
The three subject properties are located on the west side of Queen Street South between Courtland
Avenue West and Joseph Street in the Victoria Park Area Heritage Conservation District (VPAHCD), and
are designated under Part V of the Ontario Heritage Act.
Location Map: 242, 254, 262Queen Street South
The properties municipally addressed as 242, 254 and 262 Queen Street South were the subject of
Heritage Permit Applications made in 2018,seeking Council approval to demolish all buildings in order
to construct an 8 storey multiple residential building. In September 2018, Council denied the request to
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demolish the existing 19century single detached dwellings located at 254 and 262 Queen Street South,
andgranted conditional approval to demolish the Roofyouth shelter and services building located
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at 242 Queen Street South, which was constructed in 2007.
the development proposal has been revised.
Discussion on the cultural heritage significance of 254 and 262 Queen Street Southand their merits for
retention and conservation isoutlined in Staff Report DSD-18-107,previously considered by Council and
attached as Appendix Dto this report. This report and the discussion which follows, considers the merits
of the revised development proposal, having regard to the policies of the Victoria Park Area Heritage
Conservation District Plan (VPAHCD Plan).
REPORT:
The applicant of the subject Heritage Permit Applications proposes to redevelop the subject properties
to a high density residentialdevelopment. The proposed development includes:
OneRoofshelter and services building at 242 Queen Street
South;
the retention of the two buildings at 254 and 262 Queen Street South and their reuse as twounit
residential buildings;
Alterations to the two retained buildings to remove the rear additions; and
Construction of a new 10 storey,124 unit multiple residential building.
262 Queen Street South (existing front elevation)
254 Queen Street South(existing front elevation)
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Rendering showing proposed 10 storey multiple residential building
andconserved single detached dwellings in foreground
The applicant has commissioned MHBC Planning consultants to complete a Phase II Heritage Impact
Assessment (HIA) dated December 2018. Excerpts from the Phase II HIA including Section 1.0
Description of Proposed Development
,as well as the
associated architectural design drawings,are attached as Appendix to this report. A complete copy of
the Phase II HIA in advance of the Heritage Kitchener
Committee meeting when this application is to be considered.
Proposed Alterations to 254 and 262 Queen Street South
The existing single detached dwellings located at 254 and 262 Queen Street South were constructed in
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the late 19Century, are of heritage valueand contribute to the historic Queen Street South streetscape.
The applicant proposes to retain both buildings in situ and construct a10 storey multiple residential
building in behind the two existing single detached dwellings. In order to accommodate the 10 storey
building on the properties, it is proposed that the additions on the existing single detached dwellingsbe
removed. While some of the structuresto be removed are later additions, they are located toward the
rear and not likely to have formed part of the original construction.The Phase II HIA concludes that the
overall impact of their removal will be minor.
Engineer reportsproviding a structural condition assessment and demolition plan for the rear additions
of each building,havebeen prepared and are included in the Phase II HIA. Copies areincluded in
Cto this report.The Engineer reportsadvise on the means and methods of proceeding with
the safe removal of the additions and avoiding structural damage to the original historic portions of the
buildings during construction of the proposed high rise building.
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As the 10 storey high rise building is proposed to be located approximately 2.0 metres from the rear of
the retained buildings(after the removal of the rear additions),the cladding of the rear wallsas well as
the portion of the roof closest to the new building, arerequired to be non-combustible. As a result, these
areas are proposed to be constructed of steel cladding and will feature no doors, windows or other
openings. This is not expected to have a negative impact on the integrity of the heritage district given this
elevation and area of the roof would not be visible fromQueen Street South.
Other than the removal of the rear additions and recladding of the rear walls and portions of the roof, no
other exterior alterations to 254 and 262 Queen Street South are proposed as part ofthe subject Heritage
Permit Applications. Should further exterior alterations be required as part of the conversion of the
buildings into 2-unit dwellings, the applicant advises that a new Heritage Permit Application will be made.
Proposed 10 Storey Multiple Residential Building
The design of the proposed 10 storey building is contemporary yet restrained, and features modern
materials and finishes including concrete panels, glass and steel. The 124 unit building wouldbe set back
from the street and located behind the existing buildings to be retained (254 and 262 Queen St. S.). The
building at 242 Queen Street South is proposed to be demolished (previously approved by Council), and
pedestrian access to the new high rise,as well as vehicular driveway to an underground parking garage,
would occur in this location.
The proposed high rise building would feature balconies on the Queen Street South facing façade.
Building material colours would be in the grey to darker tones (dark brown, charcoal and ivory). Anart
wall element is proposed to be located across the second storey level on the Queen Street South façade.
The art wall, which has been refined following the submission of the applications, would be constructed
of glass and metal materials in shades and textures that vary from opaque to transparent, and that
represent the theme of the four seasons.
Rendering showing rt wallelement across the façade
of the proposed high risebehind the existing heritage buildings
An assessment of potential impacts of the proposed development was undertaken as part of the
completion of the Phase II HIA. The assessment concludes that the proposed new high rise will result in
increased shadows being cast on an adjacent two storey building addressed as 226 Queen Street South.
New shadows would result in the late afternoon, mainly to the rear and side yards. While shadowingdoes
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occur in other time periods and locations, the HIA concludes that such shadows are a result of existing
surrounding high density developments.The HIA concludes that other impacts such as the removal of
the additions to the two historic buildings to accommodate the construction of the 10storey building, are
considered minor and acceptable, as they do not impact original building fabric or views of the heritage
resources from the public realm along Queen Street South.
Heritage Staff Comments
The Victoria Park Area Heritage Conservation District Plan contains New Buildingpolicies in establishing
how development should conform to conservation principles and contribute to the character of the
VPHCD. These include:
Public Realm:New buildings shall contribute to the public realm of Queen Street South, which is
perceived as an historic, gracious and tree-lined thoroughfare.
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.
Location:New building shall be located to create streetscape continuity and pedestrian scale.
Landscaping:Landscaping should enhance new building and the Queen Street South streetscape.
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 services areas, parking, open
storage and other unsightly areas where required. Landscaping should buffer high density buildings from
low density where required.
Design:Contemporary design of a high quality shallbe achieved that is complementary to the historic
character of the area in terms of massing, materials and scale.
Materials:Materials typical of the historic area such as brick, shall be used.
Colours:Coloursof paint and materials shall be complementary to the historic character of the area.
Density:Every effort shall be made to blend new high rise building with neighbouring low rise residences.
This could include varied building heights and elevations and the breaking up of the building mass.
Height:Design treatments to lessen the perception of height in the new high rise development shall be
considered, such as façade setbacks, mansard roofs, gables and varying building finishes and textures.
Roofs:Roofs shall be designed to create an attractive skyline and screen roof equipment.
Windows:The appearance, placement and proportion of windows shall be complementary to historic
windows in the area, if possible.
Verandahs:Verandahs shall be incorporated, wherever possible, to continue an historic tradition in the
area.
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Conservation: Where historic buildings are integrated into new building developments, the following
approaches are encouraged in order of preference:
Preservation/Conservation -maintaininghistoric buildings with little alteration;
Adaptive Re-Use -reusing historic buildings with restoration and/or rehabilitation; and
Incorporation adaptive reuse that typically requires significant alteration.
Demolition: Conservationand integrationof historic buildings into new development is encouraged.
Where removal of an historic building to accommodate higher density is contemplated, moving the
buildings onto a new site shall be considered. Where removal of an historic building is not feasible, the
careful salvage of the key historic fabric shall be undertaken so as to be used in the restoration of other
similar style buildings.
Merits of the Applications
In reviewing the subject applicationswith regard to compliance with the New Building policies of the
VPAHCD Plan, it is the opinion of Heritage staff that the development proposal is either in general
compliance with the New Building policies, or adequately addressesand mitigatesimpacts where certain
policies have not been fully met.
Public Realm,Pedestrian Scale, Location, Landscaping
The proposal to retain the original portions of 254 and 262 Queen Street South in situ, and locatethe 10
storey building in behind the existing historic buildings, will maintain the streetscape continuity and
pedestrian scale along the Queen Street South corridor. The public realm in front of the retained heritage
buildings will remain largely unchanged. A landscape plan will be required as part of the Site Plan
approval process, and will introduce landscape features to soften and screen proposed surface parking
areas from the streetscape.
Design, Materials, Colours
The design of the proposed high rise is contemporary andof high quality. While the massing, materials
and scale of the high rise is in contrast with historic low rise development in residential areas of the
heritage district, the block on which the subject propertiesare located is characterized by development
of varied scale and style,including an historic mid-rise building (York Apartments) and other
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contemporary (late 20C) high rise buildings.
The use of modern materials in the construction of the high rise (concrete, glass and steel rather than
brick) will contrast but not necessarily compete with the historic buildings being retained. The restrained
and simplified design of the high rise building and darker colours used in itsconstruction,providea
generallyneutral canvas or backdrop from which the existing historic buildingswill remain pronounced
along the Queen Street Southcorridor.
Density,Height
As notedin Staff Report DSD-18-D,the VPAHCD Study states
that redevelopment along the Queen Street South corridor to permitted higher densitiescan be expected,
and that innovative infill and backyard development can achieve higherdensities together with
conservation,resultingin a morevaried, interesting and attractive streetscape.
The Official Plan designation and zoning applied to the subject properties and surrounding area along
Queen Street South, anticipates adaptive re-use of existing buildings as well as redevelopment at a
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higher density than presently exists. Current zoning on the subject properties permits a range of
commercial, office and residential uses including (through an approved variance),a building height equal
to the 10 storeys proposed in the subject applications.
The density and height of the proposed high rise is permitted within the existing zoning and is not out of
character with the height and density of other existing high rise development onthe block. Though the
proposed high risebuilding does not feature specific design treatments to lessen the perception of height,
the presence of other high rise buildings, the restrained design of the building, and the setback of the 10
storey building in behind the existing historic buildings will assist in mitigating the impact of height on the
Queen Street South streetscape.
Roofs,Windows,Verandahs
The proposed high rise will feature a flat roof with mechanical equipment which will be screened from
view from the street. Windows on the high rise will be similar in appearance, placement and proportion
to other high rise buildings along the Queen Street South corridor. The verandahs on the existing historic
buildings are proposed to be retained.
Conservation,Demolition:
The development proposal has been revised to retain and integrate the two existing historic buildings into
the new development. Alterations will be limited to the removal of the rear additions, and the buildings
will be converted back to residential use (two residential units in each building).
Phase II HIA Conservation Measures & Conditions of Approval
The Phase II HIA identifies specific conservation measures thatare recommended to be implemented in the
immediate and short (during construction of the high rise building) term, to address maintenance and
monitoring measures related to the conservation of the two existing historic buildings located at 254 and 262
Queen Street South. These include measures such as maintaining an acceptable level of heat within each
building; conducting regular inspections during construction while the two heritage buildings are vacant; and
installing protective construction fencing around the two buildings. The full set of conservation measures are
to this report.
In addition to recommending that the immediate and short term conservation measures identified in Section
6.0 of the Phase II HIA be undertaken, the Phase II HIA provides the following additional recommendations
in regard to conditions which should be attached to any approvals granted to the subject applications for 254
and 262 Queen Street South. These include:
That photo documentation of the exterior parts of the buildings that are proposed for removal be
completed before demolition;
That the removals be undertaken consistent with the Structural Condition Assessment and
Demolition Plan prepared by Strik Baldinelli Moniz Ltd. Civil and Structural Engineers; and
That the non-combustible cladding proposed for the rear walls and rear portion of the roof on both
buildings be of colours that are the same, or similar to, the existing colours the theexterior walls and
roof of each building.
Heritage Planning staff agree with the recommendations made in the Phase II HIA,with the addition that
the Heritage Consultant inspect and certify that the immediate and short term conservation
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measures for 254 and 262 Queen Street South have been completed in accordance with the Phase II
HIA.
In accordance with the preceding comments, heritage planning staff are of the opinion that the alterations
and new building construction proposed in the subject Heritage Permit Applications are in general
compliance with the New Building policies of the VPAHCD Plan;will not impact the integrity of the Victoria
Park Area Heritage Conservation District orthe historic Queen Street South streetscape; and should be
granted approval consistent with the conditions outlined in the Phase II HIAdated December 2018 and
prepared by MHBC Planning.
The approval of an application under the Ontario Heritage Actshall not be a waiver of any of the
provisions of any by-law of the City of Kitchener or legislation, including, but not limited to, the
requirements of the Ontario Building Code and Zoning By-law.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
The recommendations
delivery of core service.
FINANCIAL IMPLICATIONS:
N/A
COMMUNITY ENGAGEMENT:
INFORM -advance of the Heritage
Kitchener committee meeting.
CONSULT -Heritage Kitchener has been consulted regarding the subject Heritage Permit Application.
ACKNOWLEDGED BY: Alain Pinard, Director of Planning
APPENDICES:
Appendix A:Heritage Permit Applications HPA-2019-V-001(242 Queen St. S.), HPA-2019-V-002
(254 Queen St. S.) and HPA-2019-V-003(262 Queen St. S.).
Excerpt from the Phase II Heritage Impact Assessment dated December 2018 and
prepared by MHBC Planning (includes Section Description of
Proposed Development
architectural design drawings).
Structural Condition Assessment and Demolition Plans for 254 and 262 Queen Street South
prepared by Strik Baldinelli Moniz Ltd. Civil and Structural Engineers, dated December 21,
2018.
Staff Report DSD-18-107 (previously considered by Councilon September 24, 2018).
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3 - 24
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3 - 27
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cvjmejoht!boe!uif!buusjcvuft!bsf!po!tfdpoebsz!gbdbeft-!tpnf!pg!xijdi!bsf!opu!wjfxbcmf!gspn!uif!
qvcmjd!sfbmn/!!
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dpmpvst!pg!uif!fyufsjps!xbmmt!boe!sppg!pg!fbdi!cvjmejoh/
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bwbjmbcmf!up!joufsftufe!qbsujft!cfgpsf!cfjoh!ejtdbsefe/
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Dpotfswbujpo!Ejtusjdu!
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uifcvjmejoh!boe!uif!ofjhicpvsippe/!Bt!opufe-!uif!dmbeejoh!up!uif!sfbs!fmfwbujpo!po!cpui!ipvtft!
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bhbjotu!uif!vtf!pg!nfubm!tjejoh-!uif!bqqmjdbujpo!pg!ju!jo!uijt!jotubodf!jt!mjnjufe!up!uif!sfbs!gbdbeft!
boe!jt!opu!fbtjmz!wjfxbcmf!gspn!uif!tusffu/!Gvsuifs-!fotvsjoh!uibu!uif!ofx!dmbeejoh!jt!uif!tbnf!
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jnqbdu/!
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5/5!Jnqbdut!pg!Ofx!Cvjmejoh!xjuijo!uif!Wjdupsjb!Qbsl!Bsfb!Ifsjubhf!Dpotfswbujpo
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efwfmpqnfou/!Nbkps!ofx!cvjmejoht!nbz!cf!fyqfdufe/!Uijt!qmbo!sfdphoj{ft!boe!tvqqpsut!uif!
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xjmm!sfnbjombshfmzvodibohfe-!boe!uifsfgpsf-!uif!ofx!cvjmejoh!xjmm!ibwf!op!jnqbdu!po!uif!qvcmjd!
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sfbmn!tjodf!uif!sfnpwbm!pg!uif!cvjmejoh!dpvme!mfbe!up!b!hbq!jo!uif!tusffutdbqf/!Uif!ofx!
efwfmpqnfou!qspqptft!up!beesftt!uijt!uispvhi!mboetdbqjoh!pg!uif!gspou!zbse!boe!b!xfmm!eftjhofe!
fousbodf!up!uif!ofx!cvjmejoh/!Uifsf!jt!bmtp!pqqpsuvojuz!up!cfuufs!dppsejobuf!uif!mboetdbqf!pg!uif!
tvckfdu!mboet!xjui!uif!bekbdfou!ijtupsjd!cvjmejoh!up!uif!opsui!)337!Rvffo!Tusffu!Tpvui*/!Uif!ofx!
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usjbo!Tdbmf!Ofx!cvjmejoh!tibmm!fnqibtj{f!b!ivnbo!tdbmf!uibu!dsfbuft!b!
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pg!uif!cvjmejoht!ifjhiu!po!uif!qvcmjd!sfbmn!boe!uif!IDE!jo!hfofsbm/!Xijmf!uifsf!jt!mjuumf
usbotjujpo!jo!ifjhiu!cfuxffo!uif!ofx!cvjmejoh!boe!uif!fyjtujoh!mpx!sjtf!cvjmejoh!bu!337
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3 - 39
cvjmejoh!cfijoe!uif!fyjtujoh!cvjmejoht!bu!365!boe!373!Rvffo!Tusffu!qspwjeft!gps!b!
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3 - 40
5DEC 10/18AIP REVISIONS4NOV 30/18AIP REVISIONS3NOV 6/18SUBMISSION FOR SPA2NOV 5/18SUBMISSION FOR CofA1NOV 1/18SUBMISSION FOR HERITAGE REVIEW
PROJECT DATE
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3 - 41
3 - 42
1Dec 28/18HIA Revisions
tvr.neeuQ 452_822181\\neeuQ242_86071\\oeN\\erdnA_0\\:C FILE PATH:MA 75:44:9 82-21-8102 PLOT DATE:
3 - 43
1Dec 28/18HIA Revisions
tvr.neeuQ 452_822181\\neeuQ242_86071\\oeN\\erdnA_0\\:C FILE PATH:MA 40:54:9 82-21-8102 PLOT DATE:
3 - 44
1Dec 28/18HIA Revisions
tvr.neeuQ 452_822181\\neeuQ242_86071\\oeN\\erdnA_0\\:C FILE PATH:MA 01:54:9 82-21-8102 PLOT DATE:
3 - 45
1Dec 28/18HIA Revisions
tvr.neeuQ 452_822181\\neeuQ242_86071\\oeN\\erdnA_0\\:C FILE PATH:MA 51:54:9 82-21-8102 PLOT DATE:
3 - 46
1Dec 28/18HIA Revisions
tvr.neeuQ 262_822181\\neeuQ242_86071\\oeN\\erdnA_0\\:C FILE PATH:MA 60:43:9 82-21-8102 PLOT DATE:
3 - 47
1Dec 28/18HIA Revisions
tvr.neeuQ 262_822181\\neeuQ242_86071\\oeN\\erdnA_0\\:C FILE PATH:MA 51:43:9 82-21-8102 PLOT DATE:
3 - 48
1Dec 28/18HIA Revisions
tvr.neeuQ 262_822181\\neeuQ242_86071\\oeN\\erdnA_0\\:C FILE PATH:MA 22:43:9 82-21-8102 PLOT DATE:
3 - 49
1Dec 28/18HIA Revisions
tvr.neeuQ 262_822181\\neeuQ242_86071\\oeN\\erdnA_0\\:C FILE PATH:MA 82:43:9 82-21-8102 PLOT DATE:
3 - 50
Keynote Legend
6DEC 27/18HIA REVISIONS5DEC 21/18FOUNDATION ONLY PERMIT4DEC 20/18SPA REVISIONS3DEC 10/18AIP REVISIONS2NOV 6/18SUBMISSION FOR SPA1NOV 1/18SUBMISSION FOR HERITAGE REVIEW
(BUILDING HEIGHT)
30465
253530653000300030003000300030003000340030003000
1
tvr.svelE_neeuQ242 860-71_72218
1\\snoisiveR_AIH_722181\\deussI segakcaP\\sgniwarD gnikroW_4\\242 neeuQ 860-71\\stcejorP retsaM_1\\:N FILE PATH:MA 44:34:7 72-21-8102 PLOT DATE:
3 - 51
Keynote Legend
6DEC 27/18HIA REVISIONS5DEC 21/18FOUNDATION ONLY PERMIT4DEC 20/18SPA REVISIONS3DEC 10/18AIP REVISIONS2NOV 6/18SUBMISSION FOR SPA1NOV 1/18SUBMISSION FOR HERITAGE REVIEW
30465
25353065300030003000300030003000300034003000
1
tvr.svelE_neeuQ242 860-71_72218
1\\snoisiveR_AIH_722181\\deussI segakcaP\\sgniwarD gnikroW_4\\242 neeuQ 860-71\\stcejorP retsaM_1\\:N FILE PATH:MA 80:44:7 72-21-8102 PLOT DATE:
3 - 52
Keynote Legend
6DEC 27/18HIA REVISIONS5DEC 21/18FOUNDATION ONLY PERMIT4DEC 20/18SPA REVISIONS3DEC 10/18AIP REVISIONS2NOV 6/18SUBMISSION FOR SPA1NOV 1/18SUBMISSION FOR HERITAGE REVIEW
25353065300030003000300030003000300034003000
1
tvr.svelE_neeuQ242 860-71_72218
1\\snoisiveR_AIH_722181\\deussI segakcaP\\sgniwarD gnikroW_4\\242 neeuQ 860-71\\stcejorP retsaM_1\\:N FILE PATH:MA 85:44:7 72-21-8102 PLOT DATE:
3 - 53
6DEC 27/18HIA REVISIONS5DEC 21/18FOUNDATION ONLY PERMIT4DEC 20/18SPA REVISIONS3DEC 10/18AIP REVISIONS2NOV 6/18SUBMISSION FOR SPA1NOV 1/18SUBMISSION FOR HERITAGE REVIEW
25353065300030003000300030003000300034003000
1
tvr.svelE_neeuQ242 860-71_72218
1\\snoisiveR_AIH_722181\\deussI segakcaP\\sgniwarD gnikroW_4\\242 neeuQ 860-71\\stcejorP retsaM_1\\:N FILE PATH:MA 23:54:7 72-21-8102 PLOT DATE:
3 - 54
December 21, 2018
SBM-18-0103
Vive Development Corporation
Attn:Mr. Stephen Litt
Re:Partial Removal of Existing Buildings
262 Queen Street S, Kitchener, ON
Stephen;
Strik Baldinelli Moniz (SBM) attended the site to review the existing construction in order to provide a structural condition
assessment and a demolition plan for the rear addition of thebuilding. As part of the development agreementfor the
proposed high-rise development at this address, the original construction for the subject building will remain in order to
retain its historic value.
This demolition plan is provided to advise on the meansand methods of demolition to avoid structural damage to the
original historic portions of the building during construction of the adjacent high-risebuilding.
At your request, Mr. Todd Wernham of SBM attended the site on the afternoon of December 18, 2018 to review the
features of the building that are to be partially demolished. The building was reviewed from the interior and exterior.
Some minor removal of finishes was completed at the time of review where the construction was not immediately visible.
Based on the results of our review, we are pleased to present the partial demolition plan herein.
1.0Supplementary Documentation
This demolition plan is to be read in conjunction with the following documents:
The structural drawings issued for foundation permit for the proposed development at 262 Queen Street by Strik
Baldinelli Moniz, dated December 21, 2018.
The site plan prepared by SBM for the proposed development at 262 Queen Street, dated November 5, 2018
2.0Building Description
The building was constructed inthe 1890’s as a two storey house with a full basementand accessible, unfinished attic.The
roof and floorframing isconventionally framed with rough sawn lumberroof raftersand floor joists supported on exterior
multi-wythe brick walls on rubble stone foundation walls. The framing is supported at the interior onrough sawn wood
stud walls on multi-wythe brick foundation wallsin the basement.It is reported that shortly after construction, an
additionwas constructed at the back of the building with a veranda and covered basement walkout. The original exterior
rear walls weremostly removed to provide access to the addition. The construction of the addition is similar to the
original building.As stated in the condition assessment report, the building appears to be in fair condition, commensurate
with its age and in comparable standing other buildings in the area. Based on the visual review during the structural
condition assessment, the additionisnot bracing or reinforcing the original construction.
Strik, Baldinelli,Moniz,Ltd.
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www.sbmltd.ca SBM-18-0103
3.0Health & Safety
The demolition site must be restricted from public access by way of hoarding and barricades. The area around the building
must be maintained in good condition until the demolition work has been completed. All demolition work shall be carried
out in a manner that protects the public and workers in conformance with:
CSA S350-M “Code of Practice for Safety in Demolition of Structures”
The National Building Code, Part 8 –Safety Measures at construction & Demolition Sites
The Ontario Building Code, latest edition
The Ontario Fire Code, Part 8 –Demolition
The Occupational Health and Safety Act for Construction Projects O.Reg 213/91
Local standards and by-laws.
4.0Extent of Work
The original rear exterior wall is rough sawn wood studs with plaster on each side. There are several openings in this wall
to permit access to the addition. This existing construction is not sufficient to provide load sharing for out-of-plane loads
or provide the in-plane lateral shear resistance. Prior to demolishing theaddition, the existing rear exterior wall must be
reinforced. See section 7.0 “demolition procedure” for wall reinforcement details.
The rear veranda, covered basement walkout, and rear two storey additionare to be demolished. Refer to the
photographs in the appendix to see the extent of demolition. To transition the addition roof to the original building, there
is some conventional over framing on the original roof. This over framing is also to be removed. New roofing will be
required on match the existing.
In accordance with theNational Building Code of Canada Commentary, construction of the new high-rise building will
create approximately 3.4m of additional snow drift loads on the existing roof framing. This portion of the roof framing will
have to be reinforced or replaced prior to the first winter after the height of the high-rise construction exceeds the height
of the subject building.New roof framing is to match the slopes and elevations of the existing roof.
The building materials are to be disposed or reclaimed. The existing brick and rubble stone may be saved and reused to
make the original exterior walls weather tight, if needed.
5.0Access and Haulage Routes
The property can be accessed by the driveway off Queen Street or the drive lane through the parking lot off David Street.
The contractor may only use the driveway off Queen Street to access the building or haul materials.There are no
restrictions on the haulage routes.
6.0Daily Inspections and Cleanup
At the beginning of each day, the contractor shall review any fencing, guards, and scaffolding required for demolition to
ensure safety of all workers and public. Replace any found to be deficient.
At the beginning of each day, the contractor shallreview all equipment and tools, including any equipment utilized in a fall
arrest system and replace anyitems found to be deficient.
At the endof the day, the contractor shall clean up all surplus materials and debris, leaving the site neat and tidy. Leave all
work in a safe and stable condition.
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www.sbmltd.ca SBM-18-0103
7.0Demolition Procedure
1.Obtain all necessary demolition and construction permitsfrom the City. Display all permits on site.
2.The contractor shall examine the existing property to determine the nature and extent of materials being
demolished and removed.The contractor shall examine the adjacent properties to determine the extent of
protections required.
3.Locate all property lines.
4.Conduct a pre-safety meeting to identify all possible hazards, emergency exits, nearest hospital, safety policy,
safety precautions, etc. with the owner and engineer in attendance.
5.Arrange for and verifythat all utilities including electrical, water, and gas service havebeen disconnected to the
addition. Also verify all telephone lines have been disconnected from the addition. Post warning signs on
electrical lines, and equipment which must remain energized to serve other properties during period of
demolition.
6.Construct all fencing, guards, covered walkways, and temporary barricades required to maintain public safety and
maintain public access to sidewalks on Queen Street. Demolition is not to interfere with public access to these
sidewalks during period of demolition.
7.Close and lock all doors and windows into the building which are not fenced offfrom the public. Post signs
stating access tothe building interior is not permitted to the public. If the contractor completes any work from
the interior of the building, he shall ensure the front door is locked or otherwise protected from access to the
public.
8.Provide temporary support for existingfloors and roof structure each side of the original rear wall.
9.Remove the existing wood framed portion of the original rear wall.
10.Remove the existing two-wythe masonry foundation wall supporting wood wall above.
11.Remove heating apparatus, piping, lamps, plaster, stairs and other similar materials in the rear addition.
12.Demolish the addition, demolition to proceed in a top down manner to prevent portions of building from falling.
Begin demolition at the North Westend of the building and travel South East. NoExplosives are to be used in
demolition. The procedurefor demolition is as follows:
a.Cut existing roof sheathing, and shingles between the original building and the addition. Remove the
roof shingles, sheathing and roof rafters. The existing overframing on the back of the original building is
to be removed by hand to avoid damaging the existing structure.
b.Neatly saw cut multi-wythe brick walls at location where walls will be removed.
c.Removethe gable end masonry at the attic.
d.Remove the attic floor framing.
e.Remove the second floor masonry wallsat the rear addition.
f.Shear second floor addition floor joists at the original rear exterior wall. Remove second floor framing.
g.Remove the main floor masonry walls at the rear addition.
h.Shear main floor addition floor joists at the original rear exterior wall.Remove main floor framing.
i.Remove existing rubble foundation wall at the additionand double-wythe brick foundation wall.
13.Provide appropriate dust suppressants to prevent excessive dust or debris from arising during demolition.
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www.sbmltd.ca SBM-18-0103
14.The debris will be broken and crushed into manageable pieces and hauled off site with exceptions ofmasonry
materials (if any) being reused to make the original exterior walls weather tight.All applicable demolished
material areto be hauled away and properly disposed of by the contractor. No selling, burning, or burying of
materials on site is permitted.
15.Where unknown services are encountered, immediately notify the owner and confirm the findings in writing.
16.Provide a new 9”concrete foundation wall and 20”x6” strip footing in accordance with Part 9 of the Ontario
Building Code or a new rubble stone foundation wall to match the existing rubble stone foundation wall in other
areas of the building (min. 20” thick).
17.Providenew 2x6 @ 16” o.c. wall framing to replace the existing wood framing at the original rear wall. Wall
framing to be installed at each floor and at the attic. Wall framing to be complete with a double top plate and
3/8” sheathing fastened as per Part 9 of the Ontario Building Code. Install wall framing tight to the underside of
existing floor joists.
18.Provide an air barrierand vapour barrier in accordance withthe Ontario Building Code. Provide insulation and
exterior wall claddingper architectural plans.
19.All excavations are to be graded level to the existing adjacent grade.
20.Separate from general waster stream each of the materials listed below. Stockpile materials in neat and orderly
fashion prior to removing from site in location and as directed by engineer for alternate disposal. Stockpile
materials in accordance with applicable fire and safety regulations
a.Wood
b.Metal
c.Garbage
d.Recycling
21.Remove all covered walkways, silt fences and temporary barricades that are not required for construction of the
new building.
8.0Protection During Construction
The following measures are to be taken to protect the subject buildingduring the construction of the proposed adjacent
high-rise building:
1.Engage a third party consultant to provide a pre-construction surveyofthe existing building. Keep a copy of the
report on site at all times. At the beginningof each day the contractor shall inspect the existing building to ensure no
damage is occurringto the building. The site engineer shall be provided access to the building to monitor the
condition of existing building. The contractor shall arrange for inspections by the engineer when activities which
cause excessivevibration will be completed.
2.Engage a third partyconsultant to install avibration monitorwithinthe building. Consult with the vibration
consultant to determine the optimal location for the monitor. The vibration data shall be monitored and downloaded
on a weekly basis at a minimum. The contractor shall monitor the vibration and condition of the building during
construction activity which is knownto provide excessive vibration, such as driving piles for temporary shoring (if
required) or compacting soil adjacentto the building. The contractor shall stop construction immediately if vibration
exceeds allowable levels and determine alternate methods of construction to avoid damaging the structure.
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www.sbmltd.ca SBM-18-0103
3.Install barriers or fencingaround the perimeter of the building. Construction vehicles may not use the existing
driveway to this building. Provide alternate access and haulage routes to the site so that heavy trucks and
construction vehicles are minimum 2.4m from the building, unless temporary shoring is provided which is designed to
protect the building from heavy construction surcharge loads.
4.At the beginning of each day, the contractor shall review any fencing and guards.Replace any found to be deficient.
5.Provide temporary shoring along the north and east side of the buildings. The shoring design shall be obtained by the
contractor and completed and sealed by a Professional Engineer licensed in Ontario. The engineer must be in good
standing with the Professional Engineers of Ontario and have a minimum of 5 years of experience in the design of
temporary shoring. The shoring shall be designed to protect the building from all anticipated construction loads.
Shoring design shall be completed in consultation with the vibration consultant to ensure the installation process is
completed in a manner to minimize anticipated vibrations.
6.Access to the subject building shall be restrictedsuch that the building shall not be used for storage of materialsfor
the adjacent high-rise building and shall not be used as a site trailer, construction office, break room, etc. for the
workers. Access to the subject building shall only be permitted for uses directly relating to the structural stability of
the subject building.
7.No overhead cranes required to construct the building are permitted to travel directly over the subject structure.
8.Replace or reinforce the roof framing affected by new snow driftloads prior to the first winter where the construction
of the adjacent high-rise exceeds the heightof the subject building.
9.0Limitations
This report is intended exclusively for the Client(s) named in this report. This demolition plan has been prepared in light of
the information reviewed on site. Despite our best efforts, construction may vary from what is described. If construction
varies from what is described orif any additional demolition work is required beyond what is mentioned in the plan, the
work must be reviewed and accepted by the engineer prior to commencing demolition work.
We trust this letter meets your satisfaction, if you need further clarification please do not hesitate to contact us.
Regards,
Strik Baldinelli Moniz Ltd.
Civil and Structural Engineers
Darryl Cowan, P.Eng
Associate
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www.sbmltd.ca SBM-18-0103
APPENDIX –PHOTOGRAPHS
Photo 1: Extent of rear addition to be demolished.
Photo 2: Extent of rear addition to be demolished.
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December 21, 2018
SBM-18-0103
Vive Development Corporation
Attn:Mr. Stephen Litt
Re:Partial Removal of Existing Buildings
254 Queen Street S, Kitchener, ON
Stephen;
Strik Baldinelli Moniz (SBM) attended the site to review the existing construction in order to provide a structural condition
assessment and a demolition plan for the rear addition of thebuilding. As part of the development agreementfor the
proposed high-rise development at this address, the original construction for the subject building will remain in order to
retain its historic value.
This demolition plan is provided to advise on the meansand methods of demolition to avoid structural damage to the
original historic portions of the building during construction of the adjacent high-risebuilding.
At your request, Mr. Todd Wernham of SBM attended the site on the afternoon of December 18, 2018 to review the
features of the building that are to be partially demolished. The building was reviewed from the interior and exterior.
Some minor removal of finishes was completed at the time of review where the construction was not immediately visible.
Based on the results of our review, we are pleased to present the partial demolition plan herein.
1.0Supplementary Documentation
This demolition plan is to be read in conjunction with the following documents:
The structural drawings issued for foundation permit for the proposed development at 262 Queen Street by Strik
Baldinelli Moniz, dated December 21, 2018.
The site plan prepared by SBM for the proposed development at 262 Queen Street, dated November 5, 2018
2.0Building Description
The building was constructed inthe 1880’s as a two storey house with a full basementand an inaccessible attic. The roof
and floor framing isconventionally framed withrough sawn lumber roof rafters and floor joistssupported on exterior
multi-wythe brick walls on rubble stone foundation walls. The framing is supported at the interior onrough sawn wood
stud walls on multi-wythe brick foundation wallsin the basement.It is reported that shortly after construction, an
additionwas constructed at the back of the building. The original exterior rear walls werepartiallyremoved to provide
accessto the addition. The construction of the addition is similar to the original building. As stated in the condition
assessment report, the building appears to be in fair condition, commensurate with itsage and in comparablestanding
other buildings in the area. Based on the visual review during the structural condition assessment, the additionis not
bracing or reinforcing the original construction.
Strik, Baldinelli,Moniz,Ltd.
3 - 61
www.sbmltd.ca SBM-18-0103
3.0Health & Safety
The demolition site must be restricted from public access by way of hoarding and barricades. The area around the building
must be maintained in good condition until the demolition work has been completed. All demolition work shall be carried
out in a manner that protects the public and workers in conformance with:
CSA S350-M “Code of Practice for Safety in Demolition of Structures”
The National Building Code, Part 8 –Safety Measures at construction & Demolition Sites
The Ontario Building Code, latest edition
The Ontario Fire Code, Part 8 –Demolition
The Occupational Health and Safety Act for Construction Projects O.Reg 213/91
Local standards and by-laws.
4.0Extent of Work
The original rear exterior wall is multi-wythe masonry. There are several openings in this wall to permit access to the
addition. This existing construction is sufficient to provide load sharing for out-of-plane loads andprovide the in-plane
lateral shear resistance.
Therear two storey addition plus the rear 1 storey vestibule is tobe demolished. Refer to the photographs in the
appendix to see the extent of demolition.
In accordance with theNational Building Code of Canada Commentary, construction of the new high-rise building will
create approximately 3.4m of additional snow drift loads on the existing roof framing. This portion of the roof framing will
have to be reinforced or replaced prior to thefirst winter after the height of the high-rise construction exceeds the height
of the subject building.New roof framing is to match the slopes and elevations of the existing roof.
The building materials are to be disposed or reclaimed. The existing brick and rubble stone may be saved and reused to
make the original exterior walls weather tight, if needed.
5.0Access and Haulage Routes
The property can be accessed by the driveway off Queen Street or the drive lane through the parking lot off David Street.
The contractor may only use the driveway off Queen Street to access the building or haul materials.There are no
restrictions on the haulage routes.
6.0Daily Inspections and Cleanup
At the beginning of each day, the contractor shall review any fencing, guards, and scaffolding required for demolition to
ensure safety of all workers and public. Replace any found to be deficient.
At the beginning of each day, the contractor shallreview all equipment and tools, including any equipment utilized in a fall
arrest system and replace anyitems found to be deficient.
At the endof the day, the contractor shall clean up all surplus materials and debris, leaving the site neat and tidy. Leave all
work in a safe and stable condition.
7.0Demolition Procedure
1.Obtain all necessary demolition and construction permits from the City. Display all permits on site.
2
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www.sbmltd.ca SBM-18-0103
2.The contractor shall examine the existing property to determine the nature and extent of materials being
demolished and removed.The contractor shall examine the adjacent properties to determine the extent of
protections required.
3.Locate all property lines.
4.Conduct a pre-safety meeting to identify all possible hazards, emergency exits, nearest hospital, safety policy,
safety precautions, etc. with the owner and engineer in attendance.
5.Arrange for and verify that all utilities including electrical, water, and gas service havebeen disconnected to the
addition. Also verify all telephone lines have been disconnected from the addition. Post warning signs on
electrical lines, and equipment which must remain energized to serve other properties during period of
demolition.
6.Construct all fencing, guards, covered walkways, and temporary barricades required to maintain public safety and
maintain publicaccess to sidewalks on Queen Street. Demolition is not to interfere with public access to these
sidewalks during period of demolition.
7.Close and lock all doors and windows into the building which are not fenced offfrom the public. Post signs
stating access to the building interior is not permitted to the public. If the contractor completes any work from
the interior of the building, he shall ensure the front door is locked or otherwise protected from access to the
public.
8.Remove heating apparatus, piping, lamps, plaster, stairs and other similar materials in the rear addition.
9.Demolish the addition, demolition to proceed in a top down manner to prevent portions of building from falling.
Begin demolition at the North Westend of the building and travel South East. NoExplosives are to be used in
demolition. The procedurefor demolition is as follows:
a.Cut existing roof sheathing, and shingles between the original building and the addition. Remove the
roof shingles, sheathing and roof joists.
b.Neatly saw cut multi-wythe brick walls at location where walls will be removed.
c.Remove the second floor masonry and wallsat the rear addition.
d.Shear second floor addition floor joists at the original rear exterior wall. Remove second floor framing.
e.Remove the main floor masonry walls at the rear addition.
f.Shear main floor addition floor joists at the original rear exterior wall.Remove main floor framing.
g.Remove existing rubble foundation wall at the addition.
10.Provide appropriate dust suppressants to prevent excessive dust or debris from arising during demolition.
11.The debris will be broken and crushed into manageable pieces and hauled off site with exceptions ofmasonry
materials (if any) being reused to make the original exterior walls weather tight.All applicable demolished
material areto be hauled away and properly disposed of by the contractor. No selling, burning, or burying of
materials on site is permitted.
12.Where unknown services are encountered, immediately notify the owner and confirm the findings in writing.
13.Infill existing openings with reclaimed masonry materials to make the building weather tight.
14.Provide air barrier and vapour barrier in accordance withthe Ontario Building Code. Provide insulation and
exterior wall claddingper architectural plans.
15.All excavations are to be graded level to the existing adjacent grade.
3
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16.Separate from general waster stream each of the materials listed below. Stockpile materials in neat and orderly
fashion prior to removing from site in location and as directed by engineer for alternate disposal. Stockpile
materials in accordance with applicable fire and safety regulations
a.Wood
b.Metal
c.Garbage
d.Recycling
17.Remove all covered walkways, silt fences and temporary barricades that are not required for construction of the
new building.
8.0Protection During Construction
The following measures are to be taken to protect the subject buildingduring the construction of the proposedadjacent
high-rise building:
1.Engage a third party consultant to provide a pre-construction surveyof the existing building. Keep a copy of the
report on site at all times. At the beginningof each day the contractor shall inspect the existing building to ensure no
damage is occurringto the building. The site engineer shall be provided access to the building to monitor the
condition of existing building. The contractor shall arrange for inspections by the engineer when activities which
cause excessivevibration will be completed.
2.Engage a third partyconsultant to install avibration monitorwithinthe building. Consult with the vibration
consultant to determine the optimal location for the monitor. The vibration data shall be monitored and downloaded
on a weekly basis at a minimum. The contractor shall monitor the vibration and condition of the building during
construction activity which is knownto provide excessive vibration, such as driving piles for temporary shoring (if
required) or compacting soil adjacentto the building. The contractor shall stop construction immediately if vibration
exceeds allowable levels and determine alternate methods of construction to avoid damaging the structure.
3.Install barriers or fencingaround the perimeter of the building. Construction vehicles may not use the existing
driveway to this building. Provide alternate access and haulage routes to the site so that heavy trucks and
construction vehicles areminimum 2.4m from the building, unless temporary shoring is provided which is designed to
protect the building from heavy construction surcharge loads.
4.At the beginning of each day, the contractor shall review any fencing and guards.Replace any found to be deficient.
5.Provide temporary shoring along the north side of the building. The shoring design shall be obtained by the
contractor and completed and sealed by a Professional Engineer licensed in Ontario. The engineer must be in good
standing with the Professional Engineers of Ontario and have a minimum of 5 years of experience in the design of
temporary shoring. The shoring shall be designed to protect the building from all anticipated construction loads.
Shoring design shall be completed in consultation with the vibration consultant to ensure the installation process is
completed in a manner to minimize anticipated vibrations.
6.Access to the subject building shall be restrictedsuch that the building shall not be used for storage of materialsfor
the adjacent high-rise building and shall not be used as a site trailer, construction office, break room, etc. for the
workers. Access to the subject building shall only be permitted for uses directly relating to the structural stability of
the subject building.
7.No overhead cranes required to construct the building are permitted to travel directly over the subject structure.
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www.sbmltd.ca SBM-18-0103
8.Replace or reinforce the roof framing affected by new snow driftloads prior to the first winter where the construction
of the adjacent high-rise exceeds the heightof the subject building.
9.0Limitations
This report is intended exclusively for the Client(s) named in this report. This demolition plan has been prepared in light of
the information reviewed on site. Despite our best efforts, construction may vary from what is described. If construction
varies from what is described orif any additional demolition work is required beyond what is mentioned in the plan, the
work must be reviewed and accepted by the engineer prior to commencing demolition work.
We trust this letter meets your satisfaction, if you need further clarification please do not hesitate to contact us.
Regards,
Strik Baldinelli Moniz Ltd.
Civil and Structural Engineers
Darryl Cowan, P.Eng
Associate
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www.sbmltd.ca SBM-18-0103
APPENDIX –PHOTOGRAPHS
Photo 1: Extent of rear addition to be demolished.
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REPORT TO:Heritage Kitchener
DATE OF MEETING:September 4, 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:9
DATE OF REPORT:August 20, 2018
REPORT NO.:DSD-18-107
SUBJECT:Heritage Permit Applications HPA-2018-V-018 (242 Queen St. S.),
HPA-2018-V-019 (254 Queen St. S.) and HPA-2018-V-020
(262 Queen St. S.)Proposed Demolition
___________________________________________________________________________
RECOMMENDATIONS:
1.THAT pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA-
2018-V-018 to permit the demolition of the building located on the property municipally
addressed as 242 Queen Street South be approved,subject to the following condition:
That the owner obtain heritage approval under the Ontario Heritage Act and a Building Permit
under the Building Code for a replacement building, prior to the issuance of a demolition permit.
2.THAT pursuant to Section 42 of the Ontario Heritage Act,Heritage Permit Application HPA-
2018-V-019 to permit the demolition of building located on the property municipally addressed
as 254 Queen Street South be refused.
3.THAT pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA-
2018-V-020 to permit the demolition of the building located on the property municipally
addressed as 262 Queen Street South be refused.
BACKGROUND:
The DevelopmentServices Department is in receipt of Heritage Permit ApplicationsHPA-2018-V-018,
HPA-2018-V-019 and HPA-2018-V-020requesting permission to demolish the youth shelter andservices
building located at 242 Queen Street South, and twoformer single detached dwellings (now converted
to office use) on properties municipally addressed as 254and 262Queen Street Southrespectively.
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Conestoga Towers
Location Map: 242, 254, 262Queen Street South
The three subject properties are located on the west side of Queen Street South between Courtland
Avenue West and Joseph Street in the Victoria Park Area Heritage Conservation District (VPAHCD), and
are designated under Part V of the Ontario Heritage Act. The properties form one of two areas of low-
rise development located north of Courtland Avenue in the vicinity of the Conestoga Towers high-rise
building.
242 Queen Street South (Front Elevation)
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The property municipally addressed 242 Queen Street South (see image on previous page) is occupied
with a purpose built youth shelter and services building. The 2½ storey structure was constructed in 2007
and features architectural detailing characteristic of traditional residential properties within the heritage
district (e.g. full width front porch). The design of the building was approved by City Council through
issuance of a heritage permit. The building replaced a previously converted single detached dwelling
destroyed by fire in 2005.
The properties municipally addressed as 254 and 262 Queen Street South are former single detached
dwellings built in the 1880s. Both buildings were converted to office use before the establishment of the
VPAHCD in 1996.
254 Queen Street South (Front Elevation)
262 Queen Street South (Front Elevation)
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All three properties are currently occupied. A building condition assessment undertaken on behalf of the
applicant advises that the buildings are structurally sound and that 254 Queen Street South is in fair
condition and 262 Queen Street South is in good to fair condition. The condition of both buildings is
considered commensurate with their age and in comparable standing with other buildings of similar age
in the area.
The Official Plan designation and zoning applied to the subject properties and surrounding area along
Queen Street South, anticipates adaptive re-use of the existing buildings as well as redevelopment at a
higher density than currently exists on the subject properties. The Medium Intensity Mixed Use Corridor
(MU-2) zoning in place permits a range of commercial, office and residential uses. The applicant is
proposing to demolishall the buildings on the subject properties in order to construct an eight storey
multiple residential building. The consent of City Council is required to demolish buildings and structures
located on property designated under Part V of the Ontario Heritage Act.
This report and the discussion which follows, considers the merits of the subject applications from a
cultural heritage planning perspective.
REPORT:
VPAHCD Study & Plan
In August 1995, a heritage consultant was retained by the City to complete the two phases of work
involved in establishing a heritage conservation district in the Victoria Park area. The first phase involved
preparation of the VPAHCD Study, which analysed the physical, social and economic fabric of the study
area in confirming cultural significance, defining boundaries, and establishing conservation goals and
objectives. The second phase of work which was completed in 1996, involved preparation of the VPAHCD
Planwhich provides policy direction and strategies aimed at conserving and enhancing the historic
character of the District.
A primary goal of the VPAHCD is to conserve buildings and structures that contribute to establishing the
historic character of the area.
Demolition is addressed in the VPAHCD Plan under policies for Building Demolitionand under policies
for New Building. While there is a strong presumption against demolition within the heritage district;in
the Queen Street South corridor, demolition is acknowledged as a possibility where zoning permits
significantly higher density than presently exists. The VPAHCD Study encourages pursuing innovative
infill and the conservation and integration of historic buildings into new development rather than
demolition and removal. Where removal is contemplated, moving buildings onto a new site is to be
considered. Where relocation is not feasible, the policies state that the salvage of historic fabric shall be
undertaken and the inclusion of architectural features into new building is encouraged.
Heritage Impact Assessment
A Heritage Impact Assessment (HIA) has been prepared by MHBC Planning on behalf of the applicant,
and has been submitted in support of the Heritage Permit applications for demolition and a Site Plan
application for redevelopment. The HIAmakes the following observations and conclusions.
In conducting its evaluation of the subject properties, the HIA appliedthe criteria in Ontario Regulation
9/06 which was developed by the Province for the purposes of identifying and evaluating the cultural
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heritage value or interest of a property for protection through individual designation under the Ontario
Heritage Act. The HIA concludes that while all threeproperties have modest contextual value due to their
location within the VPAHCD, only 254 and 262 Queen Street South demonstrate cultural heritage value
as authentic heritage resources. 254 Queen Street South satisfies the criteria under the category of
design / physical value, as the building is a representative example of the Italianate architectural style.
262 Queen Street South also satisfies the criteria under design / physical value, as a building
representative of the Queen Anne architectural style,though the HIA adds that the building has been the
subject of considerable alterations resultingin the loss of significant heritage attributes onthe front
elevation. The HIA establishes that 262 Queen Street South also meets the criteria under historical /
associative value given the property has direct associations with C.A. Ahrens (both father and son of the
same name),who were prominent businesspersons and who made significant contributions to the
community.
Alternative development scenarios are reviewed withinthe HIA, including a Do Nothing scenario;
development scenarios ranging in density and that would see portions of 254 and 262 Queen Street
South being retained and integrated into a new building; and finally a scenario addressing relocating the
subject buildings.
The HIA concludes that pursuing a Do Nothing approach and retaining all three buildings would leave
little opportunity to intensify the site in accordance with the existing zoning. The HIA establishes that
development scenarios integrating 254 and 262 Queen Street South would either exceed the height and
density permitted in the zoning if yielding the same number of units proposed by the applicant (124 units);
be in non-compliance with certain zoning regulations if constructingto the maximum allowable building
height of 8 stories; or yield only half the number of units proposed by the applicant, if designed to be in
compliance with the zoning. In regard to relocating the buildings to another site, the HIA advises that an
appropriate lot for relocation has not been identified and that nostructural assessment has been
undertaken to confirm feasibility in regards to relocation.The HIA states that relocation would result in
adverse impacts, including the loss of their frontage and location insituon Queen Street South as part
of the VPNHCD.
Final recommendations are made under two scenarios. Under the scenario where all buildings are to be
demolished, the HIA recommends that a cultural heritage documentation and salvage report be prepared
for the existing buildings located at 254 and 262 Queen Street South. Under the scenario where 254 and
262 Queen Street South are to be partially retained and integrated into the development, the HIA
recommends that a Conservation Plan be preparedto further examine the conservation and retention of
the two historic buildings.
The HIA concludes that the demolition of all three subject buildings will only have a minor adverse impact
on the VPAHCD, and is an acceptable outcome given the buildings are:
located in the Queen Street South corridor,
isolated from the low density residential neighbourhood that forms the majority of the Heritage
Conservation District, and
are of an architectural style and age that is well represented in the HCD.
Heritage Staff Comments
Heritage Planning staff are not in agreement with the conclusion made in the HIA that the demolition of
all three buildings will only have a minor adverse impact on the VPAHCD.
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Importance of Queen St. S. and value of subject heritage properties cited in the VPAHCD Study
Heritage staff are of the opinion that the importance of the Queen Street South corridor and value of 254
and 262 Queen Street South are well documented in the VPAHCD Study. In describing areas of existing
development within the heritage district study area, the VPAHCD Study makes the following observations
specific to the two pockets of low-rise development located opposite and south of the Conestoga Towers
high rise building, which include the subject properties (boldfont added by author of this report for
emphasis):
These two areas contain a number of fine Queen Anne style residences, most of which have been
converted into offices and businesses. Their historical authenticity and structural condition varies. All,
however, can be restored practically and economically to create a distinctive historic group. A significant
detraction is their context, being located between high-rise buildings. Municipal land use planning permits
high density commercial residential development, similar to the 18-storey Conestoga Towers. Although
this suggests redevelopment of the sites to the permitted higher density, this need not inevitably
result in the removal of the historic buildings. Innovative infill and backyard development can
achieve high densities together with conservation. This would result in a more varied, interesting
and attractive streetscape.
(VPAHCD Study, p.59-60)
The VPHCD Study also references the challenge that lies ahead for this area of the heritage district in
the following passage:
building density and height north of Courtland Avenue, and moderate intensification to the south. This
threatens a number of fine Queen Anne style residences north or and opposite Conestoga Towers on
Queen Street South and destabilizes the historic character of the streetscape south of Courtland Avenue.
Without careful planning, visual evidence that this is one of the earliest andmost historic streets
in the city could decline.Practical and effective conservation guidelines can avoid this and ensure a
(VPAHCD Study, p.17).
thth
In the 22 years since the approval of the VPAHCD in 1996, a number of late 19and early 20century
buildings have been demolished on Queen Street South due to fire, structural instability given long term
neglect, or redevelopment. There is fewer physical evidence that Queen Street South is one of the earliest
and most historic streets in the City, than when the HCD was established.
The HIA suggests that 262 Queen Street South no longer makes an important contribution to the historic
character of the Victoria Park Area due tounsympathetic additions made to the front (south) elevation of
the building. This does not align with statements made in the VPAHCD Study. The alterations made to
262 Queen St. S. including enclosure of the front porch, were already complete by the time the VPAHCD
Study was underway, yet the Study speaks positively to the contribution both254 and 262 Queen Street
South make to the character of the area.
The VPAHCD Study describes 254 Queen Street South as a 2 storey buff brick hipped roof Italianate style
residence, circa 1890, with single storey side wing and front verandah. Attractively landscaped and
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The VPAHCD Study describes 262Queen Street South as a 2½ storey painted brick multi-gabled and
dormered circa 1890 Queen Annestyle residence in near original condition but with modified closed-in front
The Study goes so far as to include images of both 254 and 262 Queen St. S. in the Study document as
examples of adaptive re-use and good conservation practice.
Historic / Associative Value of 262 Queen St. S. characteristic of a local Berlintradition
In addition to identifying 262 Queen St S as being of design/physical value, the property also has
significant historic/associative value, having been the residence of C.A. Ahrens Senior and Junior. Both
father and son built factories in close proximity oftheir place of residence on Queen Street South. C.A.
Ahrens Senior built the Ahrens Shoe Company building at 45 Queen St. S. (now the Working Centre
building); and C.A. Ahrens Junior built a factory within the VPAHCD on the corner of Linden and Michael
Streets (now 5 Michael Street). The subject property at 262 Queen Street South contributes to a greater
understanding of the local Berlin industrial era tradition of industrialists, workers and factories being in
close proximity to each other.
VPAHCD Study & Plan encouraging integration rather than demolitionon Queen St. S.
As previously noted, the VPAHCD Study states that redevelopment along Queen Street South to
permitted higher densitiesneed not inevitably result in the removal of historic buildings. The Study cites
that innovative infill and backyard development can achieve high densities together with conservation,
andresult in a more varied, interesting and attractive streetscape.The Study references the mid-rise
building addition to the former Vogelsang Button Factory (now Bread & Roses Cooperative Homes) at
307 Queen Street South as a good example. Indeed, the retention of historic buildings along the street
frontage with new development in the rear has been successfully undertaken on Queen Street South
since the approval of the HCD, most notably at the Sandhills Retirement complex which preserved the
former Schmalz house at the corner of Queen and St. George streets.
Image showing Sandhills Retirement Complex at corner of Queen and St. George Streets
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While the VPAHCD Plan acknowledges that demolition is a possibility along the Queen Street South
corridor where zoning permits higher densities, the policies state that the conservation of historic buildings
is a primary goal, and further, that property owners are encouraged to work with existing buildings, altering,
adding to and integrating them into new development rather than demolishing.
Current Medium Intensity Mixed Use Corridor (MU-2) zoning applied to the subject properties permit
development having a building height of between 6m (2 storeys) and 24m (8 storeys), and a Floor Space
Ratio (FSR) for new development of between 1.0 times lot coverage to a maximum 4.0 times lot coverage.
current zoning.
In guiding efforts to mitigate impact on cultural heritage resources, the Province ofOntario establishes
that alternative development approaches and reducing both density and height are appropriate measures
to be applied in the context of addressing the Provincial Policy Statement, which states that built heritage
resources shall be conserved.
Development options presented in the HIA illustrate that redevelopment of the subject properties at higher
densities while retaining both 254 and 262 Queen Street South is possible. Development Option 2
trates that redevelopment at a height of 8 storeys and FSR of
4.0 with both 254 and 262 Queen Street South retained, would require relief of certain MU-2 zoning
regulations, most notably requirements related to parking. Option 1 would result in a form of development
that is in compliance with the zoning but at a height of 19.5m and FSR of 2.6 (slightly more than the
position that redevelopment that retains both historic buildings while permitting a form of development
well within the expected building height and density anticipated in the current zoning, is both feasible and
reasonable.
Review of Applications
In reviewing the applications for demolition,Heritage Planning staff note the following:
The subject properties are designated under Part V of the Ontario Heritage Act.
242 Queen Street South (youth shelter and services building) was constructedin 2007 and does not
have the same cultural heritage value or significance as the other subject properties.
Both 254 and 262 Queen Street South are structurally sound. 254 Queen Street South is in fair
condition and 262 Queen Street South is in good to fair condition. The condition of both properties is
considered commensurate with their age and in comparable standing with other buildings of
similar age in the area.
Both254 and 262 Queen Street South have design / physical value in accordance with the criteria
in Ontario Reg. 9/06.
262 Queen Street South has historic / associative value in accordance with the criteria in Ontario
Reg. 9/06 and is representative of Berlin industrial era traditions.
The VPAHCD Study identifies the Queen Street South corridor as the earliest settlement area within
the HCD and both 254 and 262 Queen Street South as good examples of adaptive re-use with
features that contribute to the character of the HCD.
The VPAHCD Study specifically identifies that fine examples of historic buildings on Queen Street
South are under possible threat as a result of anticipated redevelopment to higher densities, and that
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without careful planning visual evidence that this is one of the earliest and most historic streets in
the city could decline.
Since 1996 when the VPAHCD was established, most historic building loss within the HCD has
been along the Queen Street South corridor. 254 and 262 Queen Street South are two surviving
th
examples of a declining number of late 19century buildings located on Queen Street South
within the VPAHCD.
The VPAHCD Study establishes that redevelopment to higher densities along Queen Street South
need not result in demolition of historic buildings and can be achieved with innovative infill that retains
and integrates historic buildings.
The VPAHCD Plan policies for demolition state that the conservation of historic buildings in the Area
is a primary goal. Further, that property owners are encouraged to work with existing buildings,
altering, adding to and integrating them into new development rather than demolishing.
The HIA prepared in support of the subject applications for demolition includes development options
illustrating that redevelopment to higher densities in compliance with the existing zoning while
retaining the significant portions of 254 and 262 Queen Street South is possible.
Approval of the demolitions of 254 and 262 Queen Street Southmay set a precedent for further
demolitionsalong the Queen Street South corridor in the VPAHCD.
In accordance with the preceding comments, heritage planning staff do not support the applications to
demolish 254 and 262 Queen Street South, but are in conditional support of the application to demolish 242
Queen Street South, subject to the owner obtaining heritage approval under the Ontario Heritage Act and a
Building Permit under the Building Code for a replacement building, prior to the issuance of a demolition
permit.
Heritage staff are of the opinion that a balance of heritage and development interests can be achieved
on the subject properties, and that redevelopment to a built form having a higher density can result in a
manner that conserves and retains significant portions of 254 and 262 Queen Street South. Staff are
prepared to work cooperatively with the applicant at further examining conservation options, including
alternative development approaches that may necessitate making adjustments to the proposed built form,
as well as give consideration to providing relief to certain zoning regulations. Staff are in agreement with
the VPAHCD Study that such innovative approach would result in a more varied, interesting and attractive
streetscape,that conserves rather than demolishes the historic fabric of the VPAHCD.
Should Heritage Kitchener or Council wish to approve the demolition of either or both of 254 and 262 Queen
Street South in addition to 242 Queen Street South, then Heritage Planning staff suggest that the
applicationsbe approved with the following condition, consistent with the recommendation made in the HIA:
That a cultural heritage documentation and salvage report be prepared for the existing buildings
located at 254 and 262 Queen Street South which includes:
o Photograph documentation of the interior and exterior of the buildings;
o Measured architectural drawings of the exterior of the buildings at all elevations; and
o Recommendations for identifying and salvaging heritage fabric as opposed tobeing
discarded as landfill;
This includes recommendations regarding materials which may beconsidered for salvage and
incorporation with the proposed building, andmaterials which may be made available to the public
in order to supportthe conservation of other local heritage resources.
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The approval of an application under the Ontario Heritage Actshall not be a waiver of any of the provisions
of any by-law of the City of Kitchener or legislation, including, but not limited to, the requirements of the
Ontario Building Code and Kitche-law. Redevelopment of the subject properties will require
the consent of Council under the Ontario Heritage Act, in accordance with the policies for New Building in
the VPAHCD Plan.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
The recommendations
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 Heritage Permit Application.
ACKNOWLEDGED BY: Alain Pinard, Director of Planning
APPENDICES:
Appendix A:Heritage Permit Applications HPA-2018-V-018 (242 Queen St. S.), HPA-2018-V-019
(254 Queen St. S.) and HPA-2018-V-020 (262 Queen St. S.)
Excerpt from Heritage Impact Assessment dated August 2018 prepared by MHBC
(includes Executive Summary, Section 8.0: Alternative Development Approaches,
Section 10: Conclusions and Recommendations; and Development Options Illustration
prepared by NEO Architecture).
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