HomeMy WebLinkAboutHK - 2019-08-06 - Item 1 - Heritage Impact Assessment (HIA) Full Version - 30-40 Margaret AvenueHERITAGE IMPACT
ASSESSMENT REPO
REVISED
30-40 Margaret Avenue,
City Cit of Kitchener, ON
Date:
June 26, 2019
Prepared for:
Activa Holdings Inc.
Prepared by:
MacNaughton Hermsen Britton Clarkson Planning Limited (MHBC)
200-540 Bingemans Centre Drive
Kitchener, ON N2B 3X9
T: 519 576 3650
F: 519 576 0121
Our File:'8784-BI'
Heritage Impact Assessmen t
30-40 Margaret Avenue, City of Kitchener, Ontario
Table of Contents
Project Personnel .................
Glossary of Abbreviations
Acknowledgements...........
1.0 Executive Summary....
1.1 Background ................
1.2 Report Summary............................................................................................................................................................................................4
2.0 Methodology and Approach.......................................................................................................................................................................6
2.1 Methodology...................................................................................................................................................................................................6
2.2 Approach............................................................................................................................................................................................................6
3.0 Introduction to Development Site and Current Conditions....................................................................................................8
3.1 Description of Subject Land...................................................................................................................................................................8
3.1.1 Heritage Status of Subject Lands...................................................................................................................................11
3.1.2. Brief History of Margaret Avenue (formerly Margaret Street) and Current Site Conditions ..... 11
3.2 Description and Heritage Status of Adjacent Properties...................................................................................................18
3.2.1 History of the Church of the Good Shepherd the Heritage Attributes of the Church of the
GoodShepherd....................................................................................................................................................................................20
3.3 Description of the Surrounding Area.............................................................................................................................................22
3.4 Description and Key Heritage Attributes of the Civic Centre Neighbourhood Heritage Conservation
District.......................................................................................................................................................................................................................23
4.0 Description of Proposed Development
4.1 Description of Development ................
4.2 Landscape Alterations
25
25
27
5.0 Civic Centre Neighbourhood Heritage Conservation Policy Analysis.............................................................................29
5.1 Civic Centre Neighbourhood Heritage Conservation District Plan (2007)..............................................................29
5.2 Site Specific Guidelines: Margaret Avenue.................................................................................................................................29
5.3 Land Use Designations and Zoning Guidelines for Margaret Avenue......................................................................32
5.4 Site/ Area Specific Design Guidelines: Margaret Avenue..................................................................................................32
5.5 Guidelines for Part IV Designations within CCNHCD...........................................................................................................34
5.6 Guidelines for New Residential Buildings....................................................................................................................................35
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5.7 Other Applicable Guidelines for the Public Realm within CCNHCD..........................................................................37
5.8 Compatibility with the Civic Centre Neighbourhood Heritage Conservation District Plan (2007)
PreferredExamples of Infill...........................................................................................................................................................................41
6.0 Impacts of Proposed Development.....................................................................................................................................................42
6.1 Classifications of Impacts.......................................................................................................................................................................42
6.2 Assessment of Beneficial and Neutral Impacts.................................................................................................................43
6.3 Assessment of Adverse Impacts of the Proposed Development on the Overall Civic Centre
Neighbourhood Heritage Conservation District (Designation under Part V of the OHA) Including
Wrought Iron Fence of 116 Queen Street (Designation under Part IV of the OHA).................................................44
6.3.1 Impact of Direct or Indirect Obstruction of Significant Views.....................................................................45
6.3.2 Impact of Land Disturbances...........................................................................................................................................51
6.4 Assessment of Adverse Impacts Specific to Adjacent 54 Margaret Avenue.........................................................53
7.0 Consideration of Development Alternatives and Mitigation Measures.........................................................................56
7.1 Alternative Development Approaches.........................................................................................................................................56
7.2 Mitigation Measures for Adjacent Properties............................................................................................................................56
8.0 Conclusions and Recommendations.................................................................................................................................................58
9.0 Bibliography........................................................................................................................................................................................................59
AppendixA -Map of Subject Lands...........................................................................................................................................................62
AppendixB -Site Plan...........................................................................................................................................................................................63
Appendix C -Building Elevations & Renderings..............................................................................................................................64
AppendixD- Angular Plane Study............................................................................................................................................................65
AppendixE- Shadow Study............................................................................................................................................................................66
Appendix F- 30-40 Margaret Avenue Streetscape Design.....................................................................................................67
Appendix G- CCNHCD District Secondary Plan Map 9..............................................................................................................68
AppendixH- Heritage Listings.....................................................................................................................................................................69
Appendix I- Designation By-law Church of the Good Shepherd......................................................................................70
AppendixJ- Tree Preservation Plan.........................................................................................................................................................71
Appendix K- Preferred Examples for CCNHCD................................................................................................................................72
Appendix L- 2013 Scoped HIA by The Land Plan Collaborative Inc...............................................................................73
AppendixM- Terms of Reference..............................................................................................................................................................74
AppendixN- Curricula Vitae..........................................................................................................................................................................75
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Project Personnel
Dan Currie, MA, MCIP, RPP, CAHP Managing Director of Cultural Senior Review
Heritage
Rachel Redshaw, MA, H.E. Dipl. Heritage Planner Research, Author
Glossary of Abbreviations
CCNHCD
Civic Centre Neighbourhood Heritage Conservation
District
CHIV
Cultural Heritage Interest or Value
CHL
Cultural Heritage Landscape
HCD
Heritage Conservation District
H IA
Heritage Impact Assessment
MHBC
MacNaughton Hermsen Britton Clarkson Planning
Limited
MTCS
Ministry of Tourism Culture and Sport
OHA
Ontario Heritage Act
0 -REG 9/06
Ontario Regulation 9/06 for determining cultural
heritage significance
PPS 2014
Provincial Policy Statement(2074)
SOS
Statement ofSignificance
Acknowledgements
This report acknowledges the assistance provided by City of Kitchener Planning Staff, the Waterloo
Historical Society, the Grace Schmidt Room in the Kitchener Public Library and the Waterloo Region
Museum.
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1.0 Executive Summary
1.1 Background
MHBC was retained in January 2019 by Activa Holdings Inc. to undertake a scoped Heritage Impact
Assessment (HIA) for the proposed development located at 30-40 Margaret Avenue within the City of
Kitchener hereafter referred to as the'subject lands' (see Appendix A).
The subject lands are located within the Civic Centre Neighbourhood, adjacent to the downtown core of
the City of Kitchener. In November 2006, a heritage conservation district study was completed on the Civic
Centre Neighbourhood and the following year, in August 2007, the Civic Centre Neighbourhood Heritage
Conservation District Plan was established to regulate the designated district. The subject lands are located
within Civic Centre Heritage Conservation District (CCHCD) and therefore, designated under Part V of the
Ontario Heritage Act (OHA). The subject lands are currently vacant; formerly there were seven (7) dwellings
on the subject lands, however, all dwellings were demolished in the late 1980s and early 1990s. As such,
there is no protected property on the subject lands as defined by the OHA and PPS2014.
The purpose of this HIA is to evaluate the proposed development in terms of potential impacts to cultural
heritage resources located adjacent to the property and to the overall CCHCD. There are 17 adjacent
properties to the subject lands including: 12, 54 & 64 Margaret Avenue, 116 Queen Street North and 15, 17,
21, 25, 29, 31, 33, 35, 37, 39, 41, 43 & 45 Ellen Street West.
The adjacent, contiguous property located at 12 Margaret Avenue/ 116 Queen Street North (Church of the
Good Shepherd) is designated under Part IV and is a protected property under the OHA and the PPS 2014.
The other properties are located in the CCNHCD, however, are not listed under 'Group A' in the District,
meaning that they are not considered to have high cultural heritage value.
This report has been prepared as input to the planning application and development proposal which
proposes a six storey apartment complex with a total of 234 units. The apartment complex will be
comprised of two towers adjoined by a centre atrium. The majority of the parking is proposed in a two
level underground parking garage with some visitor surface parking at the rear of the building.
This report evaluates the proposal in the context of the City's policy framework and Provincial policy. It also
uses previous HIAs including the HIA (2008) and Scoped HIA completed by The Land Plan Collaborative
Inc. (2013).
1.2 Report Summary
In conclusion, this Heritage Impact Assessment has determined that the proposed development on the
subject lands conforms to the policies and guidelines within the CCNHCD Plan (2007) and has limited
adverse impacts on-site and to adjacent buildings. Limited adverse impacts are in the form of the removal
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of 67 trees on-site (only approximately ten (10) of which are part of the tree boulevard along the front
property line of the subject lands) and potential land disturbances to 54 Margaret Avenue and the Coach
House of 12 Margaret Avenue.
Suggested mitigative measures for the removal of trees include tree replacement and replanting for the
landscaped area between the buildings and edge of the property that abuts adjacent properties with
indigenous trees. Frontage of the property should be reinstated with a tree boulevard similar to the treed
boulevard along the south side of Margaret Avenue, Queen Street North and Ellen Street West. Trees to be
planted along the adjacent property lines should be of a type that would provide maximum screening
potential for adjacent properties, in particular the properties to the rear on Ellen Street West; this will also
reduce visibility of the development from the Ellen Street West streetscape.
There is potential for impacts related to vibrations emitted during construction. Care should be taken to
ensure vibrations are minimized. The following is recommended:
a) A Cultural Heritage Conservation Plan be required which would include:
1. The requirement to undertake an inspection of 54 and 12 Margaret Avenue (Coach
House) prior and post construction;
2. The requirement to install construction fencing;
3. A monitoring plan for vibration;
4. A certification by an engineer of the footings and foundation relative to 12 Margaret
Avenue (Coach House).
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2.OMethodology and Approach
2.1 Methodology
The methodology of this report is based on the Terms of Reference provided by the City of Kitchener for
the Scoped HIA for development on the subject lands (see Appendix M). The City of Kitchener's Heritage
Planner requires the following content for this scoped HIA:
• Present owner information;
• A written description of the subject lands and surrounding context; and, documentation of the
subject lands including current photographs including site plan, current floor plans, historical
photos, drawings or other relevant archival material;
• An outline of proposed development;
• Policy analysis of proposed development within the framework of Civic Centre Neighbourhood
Heritage Conservation District (CCNHCD) Plan (2007);
• Evaluation of impacts to cultural heritage resources and overall CCNHCD; Address the influence
and potential impact of the development on the setting and character of the HCD, including
impacts on views or sight lines;
• Mitigation measures and conservation strategy;
• Summary Statement and recommendations;
• Bibliography;
• Qualifications of the report's author(s) (Appendix N)
2.2 Approach
A site visit was conducted by MHBC Staff on March 4, 2019 to document the current state of the subject
lands. It should be noted that this report does use photos from Google Maps as this report was completed
in the winter and it was intended that the report include vegetation within the overall analysis and in
particular the analysis of views and viewscapes.
This Report reviews the following documents:
• HIA by The Land Plan Collaborative Inc. (2008);
• Scoped HIA by The Land Plan Collaborative Inc. (2013);
• City of Kitchener's Official Plan: A Complete and Healthy Kitchener (2014);
• Civic Centre Neighbourhood Heritage Conservation District Study (2006);
• Civic Centre Neighbourhood Heritage Conservation District Plan (2007);
• The Planning Act;
• Provincial Policy Statement (2014);
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• The Ontario Heritage Act;
• The Ontario Heritage Tool Kit which includes Eight Guiding Principles in the Conservation of Built
Heritage Properties (Ministry of Tourism, Culture and Sport);
• Standards and Guidelines for the Conservation of Historic Places in Canada (Second Edition)
• Region of Waterloo Practical Conservation Guide for Heritage Properties
This HIA assesses the proposed development in terms of its compliance with these policies, guidelines and
recommendations and assesses any impacts of the development on cultural heritage value and attributes
of adjacent resources.
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3,01ntroduction to Development Site and
Current Conditions
3.1 Description of Subject Land
The subject lands are located central to the Civic Centre Neighbourhood Heritage Conservation District
which is adjacent to the downtown core of the City of Kitchener. The land is currently vacant aside for
some mature trees planted in the 201h century including Silver, Sugar, Norway, Manitoba Maple, White
Mulberry, Black Walnut, Norway Spruce and Basswood (see Appendix J). The subject lands are zoned R8
and designated as 'Medium -Density Multiple Residential' in the Secondary Plan for the Civic Centre
Neighbourhood (Map 9 of the City of Kitchener's Official Plan (2014), see Figure 2 and Appendix G). The
overall parcel area is approximately 3.01 acres (12, 198 sqm).
y-�
Figure 1: Map of subject lands and surrounding areas; subject lands are identified by the red line; green line indicates
the CCNHCD boundaries (Source: MHBC, 2019)
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Figure 2: Civic Centre Neighbourhood Plan Land Use, Secondary Plan Map 9 identifying the subject lands as medium
density multiple residential within the CCNHCD boundaries (see Appendix'G'); red arrow identifies subject lands
(Source: CCNHCD Plan, 2007)
Figure 3: Zoning map of the subject lands; red arrow identifies subject lands (Source: Kitchener Interactive Map,
2019)
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Figure 4: Map of subject lands and surrounding areas; subject lands are identified by the red dotted line (Source: City
of Kitchener Interactive Map, 2019)
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3.1.1 Heritage Status of Subject Lands
The subject lands are currently vacant and there are no identified cultural heritage resources on site,
however it is located within the CCNHCD and therefore, designated under Part V of the OHA.
3.1.2. Brief History of Margaret Avenue (formerly Margaret Street) and Current Site Conditions
Margaret Avenue is part of one of the oldest areas of the City of Kitchener, formerly Berlin. The street was
named after Margaret Wagner Bean ( Biehn) (nee Hailer) sister-in-law of Philip Louis Beithaupt who
launched a tannery business in Berlin in 1858 (HIA 2013, p 4). The subject lands originally consisted of
eight (8) lots.
Figure 5: Map of Berlin, 1853 showing settled land. Source: University of Waterloo Geospatial Centre Approximate
location of subject property denoted by arrow. Map shows buildings on Lot 198 and Lot 212.
Margaret Avenue (formerly Margaret Street) is within one of the oldest parts of the City of Kitchener. By the
1880s and 1890s, settlement rapidly grew with the growth of industrial industries. The subject lands were
developed during this time primarily by wealthier citizens that held businesses within the downtown core
of the City.
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Figure 6: Bird's eye view of initial 1875 of Berlin (Source: Our Ontario, 2018)
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Figure 7: View of subject lands from 1879 Map of Berlin (Source: University of Waterloo Geospatial Centre, 2018)
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14
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Figure 8: View of subject lands on Margaret Avenue (formerly Street) from 1879 Map of Berlin, C. M Hopkins
(Source: University of Waterloo Geospatial Centre, 2018)
In 1879, the subject lands included three (3) buildings; two (2) frame stables and one (1) 'L' shaped frame
house owned by Mrs. William Young (Margaret McIntosh) (Waterloo Generations).
Figure 9: Bird's Eye View 1891 Town of Berlin (Courtesy of Waterloo Public Library)
By 1891, there appears to be four (4) houses on the subject lands. A tree boulevard is not apparent in
front of the houses, however, a treed boulevard does extend after Maynard Street towards Victoria
Street.
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Figure 10: View of Margaret Avenue on Fire Insurance Map Plan February 1908 revised March 1925; red indicates
the subject lands.
In the 1908 revised 1925 fire insurance map, there were seven, brick dwelling units on the subject lands
none of which appear to be from the original Mrs. W. Young's homestead on the 1879 Map of Berlin.
By 1925, most of the houses had detached garages to the rear of the property. The current 12 Margaret
Avenue/116 Queen Street (Church of the Good Shepherd) had a brick coach house to the rear of the
property which remains today. The brick "mansions" on the large lots to the east of this section of the
street were built in the early 201h century and were an important part of the streetscape.
Figure 11: View of Margaret Avenue on Fire Insurance Map Plan February 1908 revised in 1947.
By 1947, very little had changed to the original homes with the exception of a few additions and small
accessory buildings. There were three mansions originally on the subject lands that would house
notable members of the community including the D. S. Bowlby (lawyer), Dr. Cornell (surgeon dentist),
Albert Augustine (trunk factory manufacturer) and the Kaufman family. Two of the houses that were
'mansions' architecturally designed by Milton Ratz Kaufman (Waterloo Region Record, Oct 12, 2013).
Figures 14 and 15 are historical photographs of some of the original houses.
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Residence of Mr. E. P. Cornell.
Figure 12: View of Dr. Cornell's Residence at 32 Margaret Avenue, Kitchener, ON; he was as a surgeon dentist in
the Germania Block on King Street (Source: Berlin Today 1806-1906)
Figure 13: One of two of the mansions on Margaret Avenue built by Milton Ratz Kaufman demolished in 1988
(Source: Waterloo Region Record, October 12, 2013).
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I
Figure 14: Former 66 (now 64) Margaret Avenue, Residence of W.H. Breithaupt (Source: mills, 2002)
Figure 15: Aerial photograph of subject lands of 1955. KMZ Files. Courtesy of the University of Waterloo
Geospatial Centre.
Margaret Avenue's streetscape changed significantly when six homes, including two Kaufman
mansions, were demolished in the 1980s and early 1990s (CCNHCD Plan, 2007, 3.10).
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Current Condition of 30-40 Margaret Avenue
As of 2019, the site is vacant (see Figure 16). The former buildings have since been removed with the
exception of the brick coach house of 16 Margaret Avenue (see Figure 18). Mature trees remain forming
a treed boulevard. A portion of the former foundation wall of one of the mansions also remains (see
Figure 17).
Figures 16& 17: (Upper) View of the subject lands facing westwards towards Victoria Street North (Lower)
Remaining portion of foundation wall of one of the former mansions (Source: MHBC, 2019).
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Figure 18: Remaining brick coach house from the former homestead of 16 Margaret Avenue now an accessory
building to the Church of the Good Shepherd (Source: MHBC, 2019).
3.2 Description and Heritage Status of Adjacent Properties
Adjacent lands are defined by the Provincial Policy Statement (2014) Policy 2.6.1 and 2.6.3 meaning "those
lands contiguous to a protected heritage property or as otherwise defined in the municipal official plan."
The CCNHCD Study (2006) outlines four (4) groups which were used to categorize properties within the
CCNHCD. They are as follows:
Group A or B: Group A or B properties if any one or combination of the following were true:
• The property has been previously designated under the OHA;
• The property was a particularly fine example of an architectural style, whether well restored, aged and
weary, or partially concealed by reversible alterations;
• The property exhibited unique qualities or details that made it a landmark;
• The property was a particularly well-maintained example of modest architectural style;
• The age of the building contributed to its heritage value, but was not the principal determinant;
• There was a significant and known historic event or person associated with the house;
• The property contributed to the streetscape because it was part of an unusual sequence or grouping, or
was in a unique location.
Group C: Group C properties ifanyone or combination of the following were true:
• The form and massing of the building revealed that it belonged to the historic family of buildings, but
may have been largely concealed by reversible alterations;
• The building was a good example of a modest design repeated in many locations and representing the
area.
Group D: Group D properties ifanyone or combination of the following were true:
• Original heritage qualities had been irreversibly lost or covered;
• The original design, new or old, was lacking architectural character to contribute to the area.
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The following description of adjacent properties to the subject lands is from the Kitchener Civic Centre
Heritage Conservation District Study Inventory Summary of 2007 (see Appendix H for listings). Listed implies
that they were formerly listed properties of cultural heritage value or interest prior to the establishment of
the HCD. Properties included in the inventory where also assigned "groups" to indicate their cultural
heritage value. All the adjacent buildings, with the exception of 54 Margaret Street and 41 Ellen Street
West, were identified as Group 'C.' Group 'C' buildings are defined as exhibiting standard construction and
in a condition of repair and potential restoration.
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Description
Heritage Status
54 Margaret Street
"A flamboyant large house with decorative
Listed; Designated under Part
half-timber Tudor details and grand
V(Group A); Identified as "Unique
circular turret and conical roof exposed
Building" in Section 3.4.3 of the
currently on three sides. Built in c. 1904 for
CCNHCD Study (2006)
Herbert J. Bowman, County Clerk, later
occupied by Charles J. Baetz, President of
Baetz Brothers, Speciality Manufacturers,
makers of floors and table lamps."
64 Margaret Street
(Formerly 66 Margaret Avenue) Presently a
Designated under Part V
vacant lot with the exception of a one
storey accessory building.
William H. Breithaupt who constructed a
house at 64 Margaret Street (now Margaret
Avenue). The house was demolished in
2003.
116 Queen Street/ 12
Three-storey Gothic Church of the Good
Designated under Part IV and Part V
Margaret Street
Shepherd Swedenborgian church with
clock tower, fence and adjoining coach
house (12 Queen Street) originated with
the William Roos Estate, c.1885; Roos was a
wholesale grocer.
15 Ellen Street West
Two-storey brick house built in c 1920.
Listed; Designated under Part V(
Group C)
17 Ellen Street West
Two-storey vernacular brick house built in
Listed; Designated under Part V
c.1910.
(Group C)
21 Ellen Street West
Two-storey stucco house built in c.1905
Listed; Designated under Part V
(Group B)
25 Ellen Street West
Two-storey vernacular brick house built in
Listed; Designated under Part V
c. 1905.
(Group C)
29 Ellen Street West
Two-storey brick house built in c. 1910
Designated under Part V (Group C)
31 Ellen Street West
Two and half storey, brick, Queen Anne
Designated under Part V (Group C)
house built in c. 1910 with shingled gable.
33 Ellen Street West
Two storey, brick and stucco, Tudor house
Designated under Part V (Group C)
built in c. 1925.
35 Ellen Street West
Two storey, brick, Tudor house built in c.
Designated under Part V (Group C)
1925.
37 Ellen Street West
Two and half storey, brick, Vernacular
Designated under Part V (Group C)
house built in c. 1910
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39 Ellen Street West
Two and half storey, brick, Vernacular
Designated under Part V (Group C)
house built in c. 1910
41 Ellen Street West
Two storey, brick, Vernacular house built in
Listed; Designated under Part V
c. 1900
(Group B)
43 Ellen Street West
Two and half storey, brick, Vernacular
Listed; Designated under Part V
house built in c. 1900
(Group C)
45 Ellen Street West
Two and half storey, brick, Vernacular
Listed; Designated under Part V
house built in c. 1910
(Group C)
3.2.1 History of the Church of the Good Shepherd the Heritage Attributes of the Church of the
Good Shepherd
The adjacent property located at 12 Margaret Avenue/ 116 Queen Street North (Church of the Good
Shepherd) is designated under Part IV and is a protected property under the OHA and the PPS 2014. At the
end of WWI, after three previous churches, the Swedenborgian church community decided to build
another church; the site was at the intersection of Queen North and Margaret Avenue (The Church of the
Good Shepherd, 2018). In 1935, the church was completed and some aspects of the former homestead of
the Roos family, who had built a mansion on the property, were retained including the Ross' coach house
and the wrought iron railing which was erected by Mr. Roos in 1888. In the 1950s, the present day parking
lot adjacent to the church was developed. In 2008, the church celebrated its 175th anniversary (The Church
of the Good Shepherd, 2018).
Figures 19, 20, 21 & 22: (Upper Left) Photograph of the Church of the Good Shepherd c.1935 (Source: Intaglio
Gravure Limited, Toronto & Montreal); (Upper Right) Photograph of the Church of the Good Shepherd c. 1955
(Source: Church of the Good Shepherd); (Lower Left) Photograph of Church of the Good Shepherd c. 1965-1970
(Courtesy of the Kitchener Public Library); (Lower Right) Photograph of the Church of the Good Shepherd 2019
(Source: MHBC, 2019).
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On July 15, 1985, By-law 85-129 was passed pursuant to Section 29 of the OHA to designate under Part IV
of the OHA the property located at 12 Margaret Avenue/ 116 Queen Street, "The Church of the Good
Shepherd" (see Appendix I). This by-law outlines the designating features as follows:
[This property] is designated as being of historical and architectural value that part of the aforesaid real
property known as 116 Queen Street North being comprised of the portions of the wrought iron fence
stretching from the drive beside the Church along Margaret Avenue to Queen Street and the section
along Queen Street stretching to the Church property.
Therefore, the designated heritage attribute of this adjacent property is limited to the wrought iron fence
long Margaret Avenue and Queen Street. This fence was originally part of the Roos Family homestead,
The cast iron fence that encircles the grounds at the Church of the Good Shepherd is an excellent
example of period fencing. Originally, the fence enclosed the grounds of the home of William Roos, a
prominent industrialist in the city. The Church now maintains the fence as an important link to its past,
and serves as an excellent example ofstewardship."(CCNHCD Plan, 2007,4.7 8).
Figures 23, 24, 25, & 26: (Upper Left) View of church from Margaret Avenue looking towards Queen Street, (Upper
right) View of iron fence along Queen Street looking north; (Lower Left) View offence along Queen Street looking south;
(Lower Right) View of iron fence gate en tryon Queen Street, (Source: MH BC, 2019)
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3.3 Description of the Surrounding Area
The subject lands are located in the Civic Centre Neighbourhood, adjacent to the downtown core of the
City of Kitchener. To the north of the subject lands are two storeys, residential dwellings along Ellen Street
West. To the east is the Church of the Good Shepherd. Further to the east is the contemporary building of
the Centre in the Square. To the west of the property is the heritage home at 54 Margaret Avenue, which is
the last remaining house, aside from 70 Margaret Avenue, from the original row of houses on the north
side of Margaret Avenue in the early 20th century (see Figure 10).
Figure 27: View of the surrounding area (Source: Google Earth Pro and MHBC, 2019)
The properties to the south of the subject land in include both heritage homes as well as residential
apartment buildings. There is a four storey apartment building located at 43 Margaret Avenue and an 18
storey apartment building at 11 Margaret Avenue/ 100 Queen Street North, "The Queen Margaret
Apartments."
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Figure 28: View of the subject lands looking westward towards Victoria Street (Source: Google Maps, 2018)
Figure 29: View of the subject lands looks eastwardly towards Queen Street North (Source: Google Maps, 2018)
3A Description and Key Heritage Attributes of the Civic Centre Neighbourhood
Heritage Conservation District
Key heritage attributes of the CCNHCD are outlined in 2.6 (Section 2.4) of the CCNHCD Plan (2007). These
attributes are the defining factors of the heritage district. Key attributes are described in the physical
geography and configuration of similar original buildings and their direct relationship to surrounded
businesses and factories and original land development pattern of the City. It also describes the
progression of architecture and building technology exhibited by houses and other buildings, in particular
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the unique form of Queen Anne Style specific to the City of Kitchener dubbed "Berlin Vernacular". 'Fine'
examples of these are categorized by Group 'A' or 'B'; three quarters of the properties (147 properties) are
categorized as Group 'C' which exhibit the standard construction and are in a condition of repair and
potential restoration. The following is a list of the key attributes of the CCNHCD as defined by the District
Plan (2007) on 2.7
• Its association with important business and community leaders during a key era of development in
Kitchener;
• A wealth of well maintained, finely detailed buildings from the late 1800s and early 7 900s that are
largely intact;
• A number of unique buildings, including churches and commercial buildings, which provide distinctive
landmarks within and at the edges of the District;
• A significant range of recognizable architectural styles and features including attic gable roofs,
decorative trim, brick construction, porches and other details, associated with the era in which they were
developed;
• The presence of an attractive and consistent streetscape linked by mature trees, grassed boulevards and
laneways;
• Hibner Park, Kitchener's second oldest city park, as a green jewel in the centre of the District.
These attributes are important to the District and the City as a whole and deserve appropriate preservation and
management.
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4.0 Description of Proposed Development
4.1 Description of Development
The development proposes a six storey apartment complex with a building foot print of 3614m' (see
Appendix B for the site plan). The building is composed of a total of 234 units. The apartment complex will
be comprised of two buildings joined by a centred glass atrium. The majority of the parking is proposed in
a two level underground parking garage consisting of 250 parking spots with 16 surface parking spots at
the rear of the building.
Figure 30: Coloured site plan for proposed development (MHBC, June 2019)
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Figure 31: Rendering of proposed development (Source: Martin Simmons Architects, 2019)
The proposed development will primarily be composed of red -brown Norman brick (Endicott Medium
Ironspot 46) with white/lime Portland Cement grout; the lower first and second floor levels will be
composed of light Arriscraft limestone with a smooth regular pattern which will contrast with the light
Arriscraft lime stone with a variable coarse pattern used on the columns supporting the second and third
floor terraces. The wall flashing along the roofline of the fifth storey will be dark coloured which will
contrast with the lighter stone cap flashing along the second floor sections composed on limestone which
reflect the lighter colour used in the precast window and door sills. The roof will be composed of standing -
seam charcoal metal which will complement the dark charcoal window frames. Balcony railings will be
black wrought iron to sympathize with the adjacent designated fence of the Church of the Good
Shepherd; this will also be tied into the landscape wall along the frontage of the property.
The landscape wall will be constructed of light Arriscraft lime stone (rocked) similar to that used
throughout the building creating continuity between the building and the streetscape. The use of
wrought iron railing also establishes a sense of rhythm between adjacent 12 Margaret Avenue/ 116 Queen
Street and its associated wrought iron fence and the new development.
See Figure 32 on the following page for a visual of the proposed materials.
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Figure 32: Rendering of building section of front fa4ade detailing types of materials that will be used in the
construction of the proposed development (Source: Martin Simmons Architects, 2019)
4.2 Landscape Alterations
The development will remove some trees located on the subject lands determined by a tree preservation
plan (see Appendix J). There were 92 trees identified on site, including the following tree species:
• Cooper beech;
Black Walnut;
• Basswood;
White Cedar;
• Manitoba, Norway, Silver, Sugar Maple
Cherry,•
• Norway Spruce
Hackberry;
• White Mulberry,-
Horse Chestnut;
• Tree of Heaven;
• White Ash
• Larch;
• Black Locust
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Of the 92 trees identified on-site, 25 trees will remain. The trees to be removed include: 28 trees
determined to be dead/removed or in poor condition. The Tree Management Plan identifies that 37 trees
on-site will be removed for construction (two (2) City trees will also be removed for hydro). Therefore, a
total of 67 trees will be removed.
The landscape design below (Figure 33) was designed by The Planning Partnership and illustrates the
location of public seating and plantings based on the overall design of the new development. See
Appendix'F' for the full version of the 30-40 Margaret Avenue streetscape design.
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Figure 33: Landscape design (Source: The Planning Partnership, 2019)
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5.00ivic Centre Neighbourhood Heritage
Conservation Policy Analysis
5.1 Civic Centre Neighbourhood Heritage Conservation District Plan (2007)
A Heritage Conservation District Study was submitted in November of 2006 by Stantec Limited Consulting,
Nexus Architects, Ecoplans Limited and Michael Baker; this study involved approximately 366 properties
and identified the defining factors of the CCNHCD. This study was followed by a Heritage Conservation
District Plan in 2007 by the same contributors; this plan provided guidelines for properties within the
defined boundary of the District.
The CCNHCD Plan contains specific policies and design guidelines for the subject lands. This area is
identified as one of four (4) site/ area specific policies in the Plan including: Margaret Avenue, Ellen Street,
Weber Street and Victoria Street. All new development should confirm to these policies and guidelines. An
analysis of the proposed development and the conformity with each policy is provided below.
See Appendix'B' and 'C' for site plan, floor plans and architectural renderings.
5.2 Site Specific Guidelines: Margaret Avenue
3.3.5 Site Specific Policies: Margaret Avenue
3.3.5.3 Margaret Avenue
A large parcel of land on the east side of Margaret Avenue is currently vacant, except for a number of
mature trees. This property was home to a number of significant mansions which were allowed by their
property owners to go into serious disrepair and eventually were demolished in the 7980s and 7990s. It
represents by for the single largest vacant property in the District where development is almost certain to
happen in the future. Site plan applications were submitted in the past, but to date, nothing has been
constructed. Because it is such a large site and is located on one of the more highly traveled streets in the
District, it has pronounced visibility with the potential to significantly enhance or detract from the overall
character of the neighbourhood depending on the ultimate appearance of development on the site. The
site is designated as Medium Density Multiple Residential and zoned R8, allowing for a full range of
residential uses up to 24 metres (approximately 8 storeys). The Municipal Plan contains several other
policies which are included below along with additional policies that are to apply to this site to ensure
that new development maintains the heritage character of the District.
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Pnliriec-
New development on the east side ofMargaretAvenue shall maintain the overall residential character
of the neighbourhood (Section 13.1.2.4 of Municipal Plan).
Response 1: The proposed development is located centrally on Margaret Avenue between
Victoria Street North and Queen Street North. A portion of the overall building is adjacent to the
parking lot of the Church of the Good Shepherd which is on the 'east side' of Margaret Avenue.
Architectural details such as stepbacks and landscape features have been intentionally designed
to maintain the overall residential character of the neighbourhood.
Underground parking is encouraged for all forms of redevelopment and is required for apartment
developments, with the exception of surface visitor parking (Section 13.1.2.4 of Municipal Plan).
Response 2: The majority of the parking is proposed in a two level underground parking garage
consisting of 250 parking spots. There are only 16 visitor surface parking spots which are situated
to the rear of the building.
Redevelopment should be of a height, siting and design which will prevent it from encroaching on
lower density dwellings located on Ellen and Ahrens Streets (Section 13.1.2.4 of Municipal Plan).
Response 3: The proposed building height is six (6) storeys with a facade height of 20.4 metres.
The third, fourth and fifth storeys are stepped back from the first and second; the sixth level is
within the mansard roof which minimizes the impact of the building's height (see Appendix C for
architectural elevations and renderings). An analysis of the viewscape of Ellen Street West and its
impact due to the proposed development is included Section 8.0 of this report. Also, a 45 degree
angular plane starting from the rear property line to the proposed development was created to
minimize visual impact on adjacent properties along Ellen Street West. Another angular plane was
also created to illustrate the angular plane from Margaret Avenue and in particular its impact on
54 Margaret Avenue (See Appendix D for Angular Studies).
Development proposals shall establish a strong, pedestrian oriented street edge that is consistent with
the residential character of the District, through the use of appropriate setbacks, height, architectural
features and building articulation.
Response 4: Architectural elements such as stepbacks as well as incorporated architectural
features have been used to establish a strong, pedestrian oriented street edge. Figure 34 on the
following page demonstrates the conceptual design of the front yard of the development to
ensure a gradual transition from the private to public realm.
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STREETSCAPE RELATIONSHIP
Figure 34: Streetscape relationship design (Source: The Planning Partnership, 2019)
Any buildings proposed over 5 storeys in height may be required to undertake shadow studies to
demonstrate that they will not unreasonably impact access to sunlight in rear yard amenity areas on
Ellen Street.
Response 5: A shadow study has been completed which demonstrates that the proposed
building will not unreasonably impact access to sunlight in rear yard amenity areas on Ellen Street
West (see Appendix E).
The retention and incorporation of existing trees is strongly encouraged as part of any development
proposal.
Response 6: A Tree Preservation Plan was prepared by MHBC Planning in March 2019 by a
licensed landscape architect and certified arborist (see Appendix J). Of the 92 trees identified on-
site, 25 trees will remain. The trees to be removed include: 28 trees determined to be
dead/removed or in poor condition. The Tree Management Plan identifies that 37 trees on-site will
be removed for construction (two (2) City trees will also be removed for hydro). The total of 111
trees is required for compensation. New trees are proposed to be placed in other parts of the site
to mitigate the removal of healthy trees and the existing mature, healthy trees will be
incorporated into the overall design of the site.
Traffic studies may be required to demonstrate that new development will not have a negative impact
on the existing heritage character of the area with respect to any potential road width / turning lane
requirements or access locations.
Response 7: A scoped Traffic Impact Study has been completed for this application by Paradigm
Transportation Solutions Limited.
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5.3 Land Use Designations and Zoning Guidelines for Margaret Avenue
4.2.1 Land Use Designations and Zoning: Medium Density Multiple Residential Designation — Margaret
Avenue
'The large vacant lot on Margaret Avenue is also currently designated Medium Density Multiple
Residential, which is intended to permit some integrated medium density development while
maintaining the overall character of the neighbourhood. Zoning for the large vacant parcel is R8, which
permits a floor space ratio of 2 and a maximum height of 24 metres (approximately 8 storeys) for
multiple dwellings. The majority of buildings beside, across from and backing onto the large vacant site
on Margaret are still the original detached dwellings, primarily to 2-1/2 storeys in height. One high rise
apartment is situated across from the east end of the site. While the zoning would allow for construction
of an 8 storey building, it would be more difficult for a building of this height to 'maintain the overall
character of the neighbourhood' Actual architectural and design elements, along with siting of
buildings would likely play an equally important role in whether new development was compatible with
the character of the neighbourhood.
With the permitted floor space ratio of 2, it would be very possible to achieve the maximum floor area.
within a building envelope of storeys or less as shown below. As a result, consideration should be given
to reducing the maximum permitted height in this area to approximately 16.5 metres to reduce
potential height impacts on the street and adjacent neighbours. Height impacts could also be addressed
through the addition of angular planes and/or step back requirements in the zoning by-law or
guidelines to minimize building heights nearest the street. In addition, a maximum front yard setback of
10 metres is recommended to establish a street edge similar to the opposite side of MargaretAvenue. It is
also recognized that there are quite a number of mature trees that are located on the property.
Opportunities to retain and/or design around these trees should be encouraged.
Response 7: The proposed facade building height is 20.4 metres which is six storeys. The sixth
storey appears as part of the angular roof and therefore, minimizes the appearance of it is as an
additional habitable level of the building. The floor space ratio (FSR) is 2.16. As mentioned in
Response 13, architectural and design elements have been used to minimize the height and mass
of the building to ensure its compatibility within the neighbourhood. Angular planes have also
been developed (see Appendix D) to address concerns of height impact on the residential homes
along Ellen Street West as well as its impact on Margaret Avenue and particular 54 Margaret
Avenue. The front yard setback is proposed to be 6.28 metres which is similar to the setbacks of
other properties along the street.
5.4 Site/ Area Specific Design Guidelines: Margaret Avenue
6.9 SITE/AREA SPECIFIC DESIGN GUIDELINES
There are several sites, as previously identified in the policies and implementation sections of this report,
that have a distinct character and/or some development expectation or potential over the long term. To
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ensure that future development, should it occur, is compatible with the District, the following guidelines
should be considered during the building and site design in these areas.
6.9.1 Margaret Avenue
New development on the vacant lot on Margaret Avenue should establish a strong relationship to the
street similar to that which exists on the south side of the street, by having a maximum front yard
setback of 10 metres.
Response 8: The front yard setback is 6.28 metres and therefore, is within the maximum setback
and similar to the rest of the street. Landscaping of a tree boulevard for the proposed
development will also address the relationship between the trees on the south side of the street
and those in front of the new building.
A minimum rear yard setback of 10 to 15 metres is encouraged to minimize the impact of new
development on existing residents on Ellen Street West, given that the topography slopes onwards
from Margaret Avenue to Ellen Street. This rear yard setback is also more consistent with that of
existing development on Ellen Street.
Response 9: The rear yard setback is 17.29 metres and the angular plane study has demonstrated
that this rear setback and the building are able to retain a 450 angular plane.
Building step backs are encouraged for any development greater than 3-4 storeys in height to
minimize the impact of new development on the pedestrian environment of the street. Step backs
should be a minimum oft metres to provide for useable outdoor terraces on the upper levels.
Response 10: The building has a centred three storey glass atrium which acts as a centred
transition between three main building portions to the east and west transitioned with two
alternate stepbacks. Architectural elements such as stepbacks and landscaping have also been
incorporated in order to demonstrate and enforce the pedestrian orientation of the building and
its relationship with Margaret Avenue. The stepbacks meet the minimum requirement of 2 metres
to provide useable terraces.
Street level architecture of any new development on Margaret Avenue should incorporate a high
degree of building articulation and architectural detail to provide interest and compatibility with
existing buildings across the street. Details could include cornices, pilasters, varied roof lines, pitched
roofs, gables and dormers, decorative door and window details, turrets, porches, bays and other
similar features.
Response 11: The proposed development includes black French balcony railings, projected
balconies/ terraces on the first and second floor which engages the building with the abutting
streetscape (see Appendix C for architectural elevations and renderings). Pre -cast concrete
columns support these terraces. Doorways on the sixth storey mimic mansard roof dormers.
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Create transitions in building width and massing by dividing the building visually into smaller units or
sections that are more representative of the predominantly single family nature of the neighbourhood.
Response 12: The building has a centred three storey glass atrium which acts as a centred
transition between three main building portions to the east and west divided with two alternate
stepback units. This architectural design of the building uses repetitive facade elements, such as
the mirrored rhythm of building sections on either side of the centred atrium. The transition of
building section with stepbacks also breaks up and creates a rhythm along the facade (see
Appendix C for architectural elevations and renderings).
The articulation of the front facade reflects width and spacing of the single detached dwellings on
the south of Margaret Avenue. There are five (5) entrances to the property from the street and in
addition, each ground floor terrace permits access from the terrace to the front yard. This has the
effect of creating individual front yards similar in character to the single detached dwellings on the
south side of Margaret Avenue.
The use of brick and/ or stone is strongly encouraged for the front fagade of any new development, to
establish consistency with other heritage buildings in proximity to the parcel of land;
Response 13: The CCNHCD Study (2006) identified that brick was used in 87.02% of the properties
in the district. The proposed developed intends to use brick and stone for the front facade in
order to be consistent with the heritage building materials in the district.
Parking for new development will not be permitted in the front yard. Underground parking is strongly
encouraged, or appropriately landscaped and screened surface parking at the rear or side of the
development.
Response 14: The majority of the parking is proposed within a two level underground parking
garage consisting of 250 parking spots. There are only 16 visitor surface parking spots which are
situated to the rear of the building.
Retention and incorporation of healthy trees currently located on the vacant land parcel is strongly
encouraged to provide the new development with an 'instant' amenity and to help it blend into the
heritage landscape that exists in the Civic Centre Neighbourhood. Design new buildings around the
existing trees to the extent possible. Where trees must be removed, they should be replaced with new
ones at appropriate locations in the landscape.
Response 15: See Response 6.
5.5 Guidelines for Part IV Designations within CCNHCD
3.3.7 Part IV Designations
A number of properties in the Civic Centre Neighbourhood are currently designated under Part IV of the
Ontario Heritage Act. When such properties are included in a Heritage Conservation District, the
requirements of Part V of the Act take precedence over Part IV. As a result, the specific heritage attributes
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that are protected under Part IV are to be identified and included in the Heritage District Conservation
Plan to ensure their continued protection. To address this situation, the following policies are established
for properties previously designated under Part IV.
Policies:
The policies and guidelines of this Conservation Plan are to apply to all properties previously
designated under Part W of the Ontario Heritage Act.
In addition to the policies and guidelines of this Plan, all interior and exterior features previously
designated under Part IV of the Ontario Heritage Act, that are or may be above and beyond those
features to be protected as a result of designation under Part V for the following properties are to
continue to be protected in the same manner as prior to their designation under Part V. This includes:
• 116 Queen Street North (fence) —Wrought iron fence
Response 16: The proposed development will not negatively impact the wrought iron fence
along the property of the Church of the Good Shepherd. This is analyzed in Sub -section 8.4 of this
report.
5.6 Guidelines for New Residential Buildings
6.6 NEW BUILDINGS - RESIDENTIAL
In addition to the large vacant tract of land on Margaret Avenue, there are a few locations in the residential core
area of the Civic Centre Neighbourhood Heritage Conservation District where new buildings are likely to be
constructed. New or replacement buildings may be constructed in some cases as a result of fire or structural
instability. In such situations, new buildings must be designed to be compatible with the heritage characteristics
of the Civic Centre Neighbourhood to help retain the overall visual context of the area.
Recommended Practices and Design Guidelines
Match setback, footprint, size and massing patterns of the neighbourhood, particularly to the
immediately adjacent neighbors.
Response 17: See Responses 3, 7, 12. The setback of the proposed development is similar to
properties along Margaret Avenue. The proposed building's footprint is 3,614 ml and is composed
of 6 storeys. There is a mid -rise and high-rise building adjacent (non-contiguous) on the south
side of subject lands along Margaret Avenue.
Setbacks of new development should be consistent with adjacent buildings. Where setbacks are not
generally uniform, the new building should be aligned with the building that is most similar to the
predominant setback on the street.
Response 18: See Responses 8 & 9.
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New buildings and entrances must be oriented to the street and are encouraged to have architectural
interest to contribute to the visual appeal of the neighbourhood.
Response 19: The proposed development will be oriented to the street and the new structural
glass entrance is oriented to Margaret Avenue. The entrance is also oriented so as to be centred on
the subject lands (see Appendix B for site plan).
Respond to unique conditions or location, such as corner properties, by providing architectural interest
and details on both street facing facades.
Response 20: Response 1 addresses the site specific conditions of the subject lands (see
Appendix C for architectural elevations and renderings).
Use roof shapes and major design elements that are complementary to surrounding buildings and
heritage patterns.
Response 21: See Response 3. Second Empire was one of the architectural styles identified in the
CCNHCD Study (2006). The roof shape chosen is a contemporary version of a mansard roof (French
or curb roof). The mansard roof is a four-sided gambrel -style hip roof with two slopes on either
side interrupted architecturally by dormer openings where doors replace what would historically
be windows. This type of roof provides more habitable space and reduces the overall height of the
roof for the amount of habitable storeys. The other advantage is that the upper slope of the roof is
often difficult to see from the street level when view from close proximity, reducing the
appearance in height of the building.
Size, shape, proportion, number and placement of windows and doors should reflect common building
patterns and styles of other buildings in the immediate area.
Response 22: The building has a centred three storey glass atrium which acts as a centred
transition between three main building portions to the east and west transitioned with two
alternate stepbacks. Building sections closest to the centred atrium have one and two storey
balcony across three windows of the fifth window width section. The three window sequence of
the balcony is mirrored by the three openings on the angular rooftop. These sections are
intermediated by a two window width stepbacks and followed by building sections of a one and
two storey balcony across two window widths of a four window width facade. Another stepback
intermediates the last section of the building on the property's outer boundaries and mimics the
architectural outline of the first building section.
Overall, the size, the shape, proportion, number and placement of windows and doors are
sympathetic to what would been seen architecturally in heritage buildings, in particular, those of
public use in the late 19th and early 20th century in the Region. See Appendix C for architectural
elevations and renderings for this section.
Use materials and colours that represent the texture and palette of the Civic Centre Neighbourhood.
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Response 23: The building proposes to use a charcoal standing seam roof with black brick reveals
around the windows at the roof level, red/ burgundy Norman brick for the third, fourth and fifth
storey and light coloured stone for the first and second storey. The central atrium will be made of
structural glass. These colours are representative of a neutral palette that is complementary to the
district.
Where appropriate, incorporate in a contemporary way some of the traditional details that are
standard elements in the principal facades of properties in the Civic Centre Neighbourhood. Such
details as transoms and sidelights at doors and windows, covered porches, divided light windows and
decorative details to articulate plain and flat surfaces, add character that complements the original
appearance of the neighbourhood and add value to the individual property.
Response 24: Details include the mansard roof and accompanying dormers, French doors that
lead to a balcony framed by a black French balcony railing. Black brick reveals around the roof top
dormer openings blend these balcony entrances into the overall rooftop. Each individual balcony
continues the ornamentation of this French style of black railing. The projected balconies/ terraces
on the first and second floor engage the building with the abutting streetscape. Windows are
simple and sympathetic to heritage elements of the building.
Front drive garages are strongly discouraged. Garages should be located in the rear yard whenever
possible and will be subject to the design guidelines of the HCD Plan.
Response 25: See Response 2.
New residential or office conversion uses shall generally be of a low rise residential form, with a
minimum height of 1-1/2 storeys. New buildings should not be any lower than the lowest residential
heritage building on the block or taller than the highest residential heritage building on the same
block.
Response 26: See Response 3, 4, 7 which Site specific policies have been created in Sub -section
3.3.5.3 and Sub -section 6.9.1 of the CCNHCD Plan (2007) to address height for Margaret Avenue.
5.7 Other Applicable Guidelines for the Public Realm within CCNHCD
There are other applicable guidelines within the CCNHCD Plan (2007) which are reviewed in this sub-
section which relate to the overall public realm and the effect on the district by the proposed
development.
Mature trees are to be protected and preserved to the extent possible. (CCNHCD Plan (2007), Public
Realm, 3.3.6 (a)))
Response 27: Response 16 addresses the concern of tree preservation for the overall site.
Landscaping that complements the existing landscapes of the district, screens parking areas and
contributes to the overall pedestrian quality is encouraged for all new development. Specific landscape
elements will be governed by Site Plan Approval. (CCNHCD Plan (2007), Public Realm, 3.3.6 (c))
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Response 28: Landscaped areas will screen the surface parking to the rear of the property.
Landscaping at the front of the building includes the signature Tree Boulevard and low-lying
plants (see Appendix C for renderings depicting landscaping).
Where construction and/ or construction activities on private property may impact publicly owned
trees, submissions for site plan approvals/ permits shall be accompanied by a tree preservation plan
clearly indicating measures to preserve the municipally owned tree and approved by Urban Forestry.
The tree preservation plan shall be prepared by a landscape architect, certified arborist or registered
professional forester (CCNHCD Plan (2007), Public Realm, Street Trees, Sub -section 7.3.1).
Response 29: There are two (2) city trees that will be removed. Two (2) Norway Maples will be
removed as they conflict with hydro; six (6) trees will be planted in compensation for these City
owned trees (see Appendix J).
All boulevards should be maintained as green space, serving as an important buffer between vehicular
and pedestrian space within the streetscape (Public Realm, Boulevards, Sub -section 7.3.2).
Response 30: The existing boulevard will be maintained as green space to serve as a buffer
between vehicular and pedestrian space within the streetscape.
Residents of the Civic Centre Neighbourhood are encouraged to consider the use of plant materials
that were typically employed in Ontario residential landscapes during the post -Confederation and
post -Victorian periods" (CCNHCD Plan (2007), Public Realm, Front Gardens, Sub -section 7.4.2).
Response 31: Landscaping includes alternating gardens in sequence with the sections of the
building; these gardens are composed of typical plant material selection for residential
landscaping indicated in Table 5.1 of the CCNHCD Plan (2007).
New fences should be consistent in design, materials, and scale with heritage fencing. Wood, and iron
fencing are recommended over vinyl, plastic, aluminium or other more modern materials. In the event
that a more decorative or ornate style of fencing can be identified as historically installed on the
property, it is desirable that the fencing should be replicated (CCNHCD Plan (2007), Public Realm, Front
Gardens, Sub -section 7.4.2).
Response 32: A new fence is proposed along the frontage of the property; the fence would be
composed of proportionately placed light stones, to synchronize with the stone first and second
storey, connected with the black iron wrought railings, which create a balance between the street
level and the French balcony railings across the facade of the overall building (see Figure 35). The
end of fence lines will be constructed of a column with a precast coping and rectangular sconce
fixture. The transparency of the iron wrought fence allows an interchange between the public and
private realm, engaging the development into the pedestrian experience of the streetscape. See
Appendix F for full architectural drawing of proposed fence.
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Figure 35: Architectural drawing of proposed fence for new development (Source: The Planning Partnership, 2019)
Where fences are proposed where they did not historically exist, uncomplicated heritage designs are
recommended over more modern styles. Unfinished pressure treated lumber fencing and chain link
fencing are discouraged in the study area, especially in the front and side yard areas where fencing
material can affect the streetscape character most (CCNHCD Plan (2007), Public Realm, Front Gardens,
Sub -section 7.4.2).
Response 33: The proposed fence, where one did not historically exist, draws its inspiration from
the designated iron wrought fence of the Church of the Good Shepherd, while remaining simple
and modern.
Size and scale of the fencing should be considered closely, and take into account distance to viewing
points, viewing heights and sight lines over fencing (CCNHCD Plan (2007), Public Realm, Front
Gardens, Sub -section 7.4.2).
Response 34: The fence is proposed to be five feet in height. The type of fence allows for visibility
into the private space and does not act as a distinct opaque wall; this engages the development
into the surrounding neighbourhood.
Ornamental furniture should be coordinated, and if possible sourced from the same supplier in order to
achieve the same economy of scale. A bench such as the MLB 310M bench available from Maglin Site
Furniture Inc., finished in black pilaster powder coat, made from solid cast aluminium. The ML WR 200-
32 trash receptacle and MBR200 bike rack are also available in the black powder coat finish, and
coordinate with the bench (CCNHCD Plan (2007), Public Realm, Street Furniture, Sub -section 7.3.6).
Response 35: The proposed development intends to use benches that are similar in colour,
material and design than what is suggested in sub -section 7.3.6 of the CCNHCD Plan (2007). The
suggested bench is the "Copenhagen Bench" by Forms + Surfaces.
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30-40 Margaret Avenue, City of Kitchener, Ontario
PUBLIC STREET FURNISHING
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Figure 36: Landscape architectural designs and rendering (Source: The Planning Partnership, 2019)
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Figure 37: Copenhagen Bench (Source: Forms + Surfaces, 2019)
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5.8 Compatibility with the Civic Centre Neighbourhood Heritage Conservation
District Plan (2007) Preferred Examples of Infill
The Ontario Heritage Tool Kit outlines acceptable infill designs within a cultural heritage landscape (see
Figure 38). According to the OHTK, infills in designated cultural heritage landscapes are to fit in the
immediate context, be of the same scale and similar setback, maintain proportions of windows and
entrances similar to other cultural heritage resources and be of similar colour and material. Section 4.0 of
this report completed an overall analysis of the policies in the CCNHCD Plan (2007). This analysis
concluded that the proposed development is compatible with the overall character of the CCNHCD.
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In addition to complying with the architectural design guideline policies in the CCNHCD Plan (2007), the
overall design of the proposed development also considered the preferred examples from case studies
outlined in 6.33 of the CCNHCD Plan (2007). The excerpt below explains how these preferred examples are
compatible for Margaret Avenue (all preferred examples can be viewed in Appendix K of this report).
'More Preferred'Examples
The photos below illustrate examples of development that would be considered reasonably compatible
in the Civic Centre neighbourhood, in areas such as Margaret Avenue, Ellen Street, Weber Street and
Victoria Street. These developments generally display good relationship to the street, sensitivity to scale,
massing and built form, appropriate interpretation of roof lines, and window placement. For the most
part, they also break up the buildings visually into smaller units through articulation of the front fa4ade
and variation in building materials (CCNHCD Plan (2007), Section 6.33).
Below is a comparison exemplifying how the overall design of the proposed development reflects
preferred examples outlined in the CCNHCD Plan (2007):
June 26, 2019 MHBC 1 41
Heritage ImpactAssessment
30-40 Margaret Avenue, City of Kitchener, Ontario
Figures 39,40,41: (Above) Rendering of proposed development (Source: Martin Simmons Architects, 2019); (Below
left) 'More preferred example of development from Section 6.33 of the CCNHCD Plan (2007); (Belowright) More
preferred example of development from Section 6.33 of the CCNHCD Plan (2007).
6.01mpacts of Proposed Development
6.1 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 addition of other elements which are
unsympathetic to the character or heritage attributes of a cultural heritage resource are also considered
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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. According to the Ontario Heritage Tool Kit, the
following constitutes negative impacts which may result from a proposed development:
• Demolition of any, or part of any, heritage attributes or features;
• Alteration that is not sympathetic, or is incompatible, with the historic fabric and appearance of a
building;
• Shadows created that obscure heritage attributes or change the viability of the associated cultural
heritage landscape;
• Isolation of a heritage resource or part thereof from its surrounding environment, context or a
significant relationship;
• Obstruction of significant identified views or vistas of, within, or from individual cultural heritage
resources;
• A change in land use where the change affects the property's cultural heritage value; and
• Land disturbances such as a change in grade that alters soils, and drainage patterns that adversely
affect a cultural heritage resource.
In addition, this Heritage Impact Assessment assesses the impact of the proposed development on the
overall Civic Centre Heritage Conservation District and assesses the compliance with the applicable
policies of the CCNHCD Plan (2007).
6.2 Assessment of Beneficial and Neutral Impacts
The subject lands, which historically were used for residential dwellings, are now vacant. The vacancy has
created a void along the Margaret Avenue streetscape which is within one of the City's oldest
neighbourhoods. Infill in this case is recommended as a form of conservation for the general rhythm of the
neighbourhood and in particular the streetscape of Margaret Avenue. A building of good quality and
architectural design can be beneficial for both the neighbourhood in terms of spatial organization and
overall historical land use patterns, as well as visually provide a scenic infill in what is currently an
unbalanced streetscape.
The subject lands are zoned and designated for medium density multiple residential land use. The building
proposes 234 units within the boundaries of its proposed land use providing additional housing near the
downtown core of the City which connects citizens with municipal resources and amenities.
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6.3 Assessment of Adverse Impacts of the Proposed Development on the Overall
Civic Centre Neighbourhood Heritage Conservation District (Designation under Part
V of the OHA) Including Wrought Iron Fence of 116 Queen Street (Designation
under Part IV of the OHA).
The following Table 1.0 analyzes the impact of proposed development to natural heritage on-site, the
designated (Part IV) wrought iron fence of 116 Queen Street, 'The Church of the Good Shepherd" and the
overall key characteristics of the landscape of the CCNHCD as well as the surrounding area.
Table 1.0 Imaacts to the Natural Heritaae On-site and Surroundina CCNHCD
Impact
Destruction or Alteration of
Heritage Attributes
Shadows
Isolation
Level of Impact ' Analysis
(Unknown,
Negligible, Minor,
Moderate or
Major)
Negligible. The proposed development will remove 39
trees for construction (including 2 City trees).
There will also be 28 trees removed as they
are dead/been removed or are in poor
condition. A total of 67 trees will be removed.
Only some of the trees have heritage value as
part of the treed boulevard (approximately 11
trees that will be removed are along the front
property line of the subject lands (see
Appendix J)). The absence of a treed
boulevard along the frontage of Margaret
Avenue will only be temporary until they are
reinstated by new trees as part of the overall
development.
No. The proposed development will not result in
shadows that negatively impact the CCNHCD
including landscape features (i.e. mature
trees). Spring and autumn shadows will cover
the rear of the lot of 54 Margaret Avenue
however, the resulting shadows will not
destroy or alter any of its associated heritage
attributes. See Appendix E for shadow study.
tan
Direct or Indirect Obstruction I No.
i of View
The proposed development will not isolate
adjacent heritage buildings or features.
The proposed development will not
negatively alter the view of the western
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6.3.1 Impact of Direct or Indirect Obstruction of Significant Views
The Standards and Guidelines of Historic Places (Second Edition) defines in Section 4.1.5 'Visual
Relationships" which is included as part of a character -defining element of a historic place and relates to an
observer and their relationship with a landscape or landscape feature (viewscape) or between the relative
dimensions of landscape features (scale). This policy adopts the following definition for viewscape:
Viewscape can include scenes, panoramas, vistas, visual axes and sight lines. In designed landscapes, a
viewscape may have been established following the rules of pictorial composition: elements are located in
the foreground, middle ground and background. A Viewscape may also be the chief organizing feature
when a succession of focal points is introduced to draw the pedestrian onward through a landscape.
The Ministry of Tourism Culture and Sport (Standards & Guidelines for Conservation of Provincial Heritage
Properties, 2014) has adopted the following definitions of a view and vista, respectively:
Vista means a distant visual setting that may be experienced from more than one vantage point, and
includes the components of the setting at various points in the depth of field.
The Ontario Heritage Toolkit acknowledges that views of a heritage attributes can be components of its
significant cultural heritage value. This can include relationships between settings, landforms, vegetation
patterns, buildings, landscapes, sidewalks, streets, and gardens, for example.
June 26, 2019 MHBC 145
elevation of the Church of the Good
Shepherd eastwardly along Margaret Avenue.
It will also not affect the scenic view of the
designated wrought iron fence along
Margaret Avenue and Queen Street. The
coach house was specifically constructed to
the rear and not intended as a building of
significant views. The proposed development
does not obstruct the view of the eastern
facade of 54 Margaret Avenue as this was not
intended to be the significant view Currently
it is obstructed from view by vegetation. The
proposed development will not obstruct the
view of rear elevations of adjacent properties
to the rear of the subject lands as they were
not intended to be viewed (see Sub -section
6.3.1).
A Change in Land Use
No
The land use on the subject lands will remain
for residential purposes.
Land Disturbances
Potential.
The proposed development is close to the
property line adjacent to 54 Margaret Avenue
(one of the originally homes) and the
remaining coach house at 16 Margaret
Avenue. See Sub -section 6.3.2.
6.3.1 Impact of Direct or Indirect Obstruction of Significant Views
The Standards and Guidelines of Historic Places (Second Edition) defines in Section 4.1.5 'Visual
Relationships" which is included as part of a character -defining element of a historic place and relates to an
observer and their relationship with a landscape or landscape feature (viewscape) or between the relative
dimensions of landscape features (scale). This policy adopts the following definition for viewscape:
Viewscape can include scenes, panoramas, vistas, visual axes and sight lines. In designed landscapes, a
viewscape may have been established following the rules of pictorial composition: elements are located in
the foreground, middle ground and background. A Viewscape may also be the chief organizing feature
when a succession of focal points is introduced to draw the pedestrian onward through a landscape.
The Ministry of Tourism Culture and Sport (Standards & Guidelines for Conservation of Provincial Heritage
Properties, 2014) has adopted the following definitions of a view and vista, respectively:
Vista means a distant visual setting that may be experienced from more than one vantage point, and
includes the components of the setting at various points in the depth of field.
The Ontario Heritage Toolkit acknowledges that views of a heritage attributes can be components of its
significant cultural heritage value. This can include relationships between settings, landforms, vegetation
patterns, buildings, landscapes, sidewalks, streets, and gardens, for example.
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View means a visual setting experienced from a single vantage point, and includes the components of
the setting at various points in the depth of field.
Views can be either static or kinetic. Static views are those which have a fixed vantage point and view
termination. Kinetic views are those related to a route (such as a road or walking trail) which includes a
series of views of an object or vista. The vantage point of a view is the place in which a person is standing.
The termination of the view includes the landscape or buildings which is the purpose of the view. The
space between the vantage point and the termination (or object(s) being viewed) includes a foreground,
middle -ground, and background. Views can also be'framed' by buildings or features.
While there may be many vantage points providing views and vistas of a property, landscape, building or
feature, these must be evaluated to determine whether or not they are significant. Significance is defined
by PPS 2014 as follows:
Significant: means e) in regard to cultural heritage and archaeology, resources that have been
determined to have cultural heritage value or interest for the important contribution they make to our
understanding of the history of place, an event, or a people.
Therefore, a significant view must be identified as having an important contribution to the understanding
of a place, event or people.
The CCNHCD Plan (2007) mentions the importance of views and overall effect of visibility of the proposed
development on the District,
Because it is such a large site and is located on one of the more highly traveled streets in the District, it
has pronounced visibility with the potential to significantly enhance or detract from the overall
character of the neighbourhood depending on the ultimate appearance of development on the site.
(Sub -section 3.3.5.3 Margaret Avenue, CCNHCD Plan, 2007).
Thus, it is important that the affect the proposed development has on significant views and viewscapes in
the district. The following diagram identifies views, both kinetic and stationary, as well as viewscapes that
may be affected by the proposed development.
The CCNHCD Study (2006) reviewed views and viewscapes within the boundary of the district. The study
states that, "-where street are consistent as along Ellen Street, Ahrens Street or Gordon Avenue, the views are
closed but long" (Section 4.3). Consistency as part of a view and viewscapes of the district will be evaluated
in this sub -section. See the following page for an analysis of potential impacted views and viewscapes.
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View/Viewscape
Description of View
View No.1
Kinetic view along Margaret Avenue
View No. 2
Kinetic view along Ellen Street West
View No .3
Kinetic view along Queen Street North
View No. 4
Stationary view of western elevation of the Church of the Good Shepherd
Viewscape No. 5
Viewscape (scene) of the Church of the Good Shepherd at the intersection of Queen
Street North and Margaret Avenue
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Analysis of Views and Viewscapes and Potential Impacts
View No.1- The CCNHCD Study of 2006, specifically identifies in Sub -section 4.4 that scale and character
does shift across Margaret Avenue. Margaret Avenue is currently composed of low, medium and high-rise
buildings. The scale and character of the Avenue is a mosaic of types of architecture. The kinetic view
along Margaret Avenue will change so as to fill in a space that historically was filled with residential
dwellings. The impact is neutral to this view and will not adversely affect the streetscape but rather it will
complete the streetscape while maintaining the overall view of the street.
Figure 42 & 43: (Above) Rendering of proposed development facing westward on Margaret Avenue; (Below)
Rendering of proposed development facing eastwardly along Margaret Avenue (Source: MHBC, 2019)
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View No.2- The kinetic view along Ellen Street West will not be negatively impacted. The proposed
development may be visible to the rear of the residential homes. However, existing trees in the rear yards
of these homes and the existing and proposed trees on subject lands will screen the building.
--------------
Figure 44, 45 & 46: (Above left) Rendering of proposed development facing south east along Ellen Street West;
(Above Right) Rendering of proposed development south along Ellen Street West; (Below) Rendering of proposed
development facing south west along Ellen Street West (Source: MHBC, 2019)
View No.3- Queen Street North is characterized by a variety of types of architecture; there are medium/
high rise buildings existing along this street. The addition of a mid -rise development will not impact the
kinetic view of Queen Street North.
View No. 4-. The view of the western facade of the Church of the Good Shepherd will not be negatively
impacted due to the development. Due to the parking lot on the church property and the side yard
setback of the proposed building, the view of the north facade will still be available.
Viewscape No. 5- The CCNHCD Plan (2007) defines churches as "distinctive landmarks within and at the
edges of the District" as one of the key attributes of the district .The viewscape in the form of a scene of the
Church of the Good Shepherd at the intersection of Queen Street North and Margaret Avenue is a
distinctive part of the district. The Gothic inspired church with by its wrought iron fence at the corner of
this intersection marks its presence on both streets. This scene is presented by the wrought iron fence in
the foreground, church structure in the middle ground with its three storey clock tower leading the viewer
to the heavens as a background.
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Figure 47 & 48: (Above) Photograph of the Church of the Good Shepherd c.1935 (Source: Intaglio Gravure Limited,
Toronto & Montreal); (Below) Rendering of proposed development facing north-west along Margaret Avenue
including the Church of the Good Shepherd and the intersection of Queen Street North and Margaret Avenue
(Source: MHBC, 2019)
The view of the wrought iron fence will be limited to the change in the background from the proposed
development. The foreground including the fence and the middle ground of the landscaping and church
will, however, remain the same. As demonstrated in the rendering, this scenic view will not be negatively
impacted and will retain its original visual intent.
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Figure 49: Aerial view of the Church of the Good Shepherd; Black dotted line outlines the perimeter of the
designate wrought iron fence line (Google Earth Pro, 2019)
6.3.2 Impact of Land Disturbances
The proposed development has an approximate building footprint of 3614mz and includes six floors and
two underground parking garages. There is a rear setback of 17.29 metres in addition to the rear setback
from properties along Ellen Street West. Side yard setbacks will be 10.27 metres in addition to the side
setback of adjacent properties to the east and west of the subject lands.
Ellen Street West:
The distance from the rear of the buildings on the adjacent properties on Ellen Street West to the subject
lands are generally the same as they were built in a similar rhythmic and geographical manner. It is not
anticipated that there will be any negative impacts in terms of land disturbances as major construction is
within a reasonable distance from these buildings.
116 Queen Street/ 12 Margaret Avenue "Church of the Good Shepherd":
The coach house remaining from the Roos Family Estate on the property is in relatively close proximity of
subject lands (approximately one metre). The construction would be therefore, approximately 11.27metres
from the proposed construction site (this includes the current side setback of the coach house to the
subject lands and the proposed side yard setback of 10.27metres). The closet portion of the Church of the
Good Shepherd is approximately 28 metres and therefore, approximately 38.27 metres from the proposed
construction site including the 10.27 metre rear setback. The church is separated from the subject lands by
a parking lot. It is not anticipated that there will be any land disturbances to the church.
The Coach House formerly part of the Roos Family Estate is the closest building on 12 Margaret Avenue to
the proposed development. The Coach House will be 1.82 metres from the property line of the subject
lands and 22.14 metres from the new building.
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Figure 50: Aerial view of subject lands and adjacent properties with approximate distances from their property line
and that of the subject lands( Source: Region of Waterloo GIS Locator, 2019)
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Figure 51: Detailed view of site plan as it relates to the location of the proposed development and coach house
at 12 Margaret Avenue ( Source: MHBC, 2019)
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6.4 Assessment of Adverse Impacts Specific to Adjacent 54 Margaret Avenue
Table 2.0 Impacts to the Natural
Heritage On-site and Surrounding CCNHCD
Impact
Level of Impact Analysis
(Unknown,
Negligible, Minor,
Moderate or
Ma'or)
Destruction or Alteration of
No. The proposed development will not destroy
Heritage Attributes
or alter heritage attributes.
No.
Spring and autumn shadows will cover the
Shadows
rear of the lot of 54 Margaret Avenue
however, the resulting shadows will not
destroy or alter any of its associated heritage
attributes. See Appendix E for shadow study.
Isolation
No.
There is proposed development on either
side of 54 Margaret Avenue. A separation of
approximately 15 metres has been created
between the development and the existing
building to reduce any impact on the
building. The 5.0 metre landscaped buffer
also purposes as a transition in scale and
mass.
Direct or Indirect Obstruction
No.
The proposed development does not
of View
obstruct the view of the front facade of 54
Margaret Avenue. This is the significant view
of the property from the street.
A Change in Land Use
No
The land use on the subject lands will remain
for residential purposes.
Land Disturbances
Potential.
The proposed development is currently
proposed as 13.2 metres from the property
line of 54 Margaret Avenue. This is sufficient
distance such that impacts on the
foundations, due to vibrations, are not
expected. However, monitoring during
construction is recommended.
The property located at 54 Margaret Avenue is located between development to the east on the subject
lands at 30-40 Margaret Avenue and north-west at 64 Margaret Avenue/ 221-229 Victoria Street North. The
existing house on the property at 54 Margaret Avenue is one of the original, remaining houses on the
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north side of Margaret Avenue. In acknowledgement, the final site plan has been revised to increase the
setback from the proposed development and the existing house at 54 Margret Avenue. The current
proposed internal side yard setback is 13.2 metres from the property line and approximately 15 metres in
total from the foundation of the heritage building.
In addition to the setback, the landscaped has been created as a buffer between the existing heritage
building and proposed development to minimize the transition in scale and mass and facilitating as a form
screening. This distance meets a 49° angular plane which allows for a reasonable distance as per best
planning practices.
Figure 52: Angular plane specific to 54 Margaret Avenue in relation to the proposed development (Source: MHBC,
2019)
The shadow study shows that there will be shadows approximately between 10:00am and 12:00pm
throughout the year (see Appendix E). The impact of shadows to a cultural heritage resource is specific to
how it may adversely impact a heritage attribute and/ or render the building or structure unviable. The
Ontario Heritage Tool Kit, Info Sheet #5, describes the impact of shadows as follows:
Shadows created that alter the appearance of a heritage attribute or change the viability of a natural
feature or plantings, such as a garden.
The shadowing between 10:00am and 12:00pm throughout the year is for a short duration and will not
impact the heritage attributes in so much that they are negated and/ or renders the building to be used
viably as a residential dwelling.
The proposed development will not impact views of the property of 54 Margaret Avenue as the significant
view is the front facade from the street. The proposed development does not obstruct this view nor does it
isolate the property such that this view is unavailable or negate the significant relationship that the
building at 54 Margaret Avenue has to the street or its overall orientation in the District.
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The new building is proposed to be 13.2 metres from the property line and approximately 15 metres from
building at 54 Margaret Avenue (see Figure 53 & 54). The amount of space between the construction of
the new building and the existing heritage home at 54 Margaret Avenue is reasonable such that no
anticipated land disturbances should arise.
Property Line
of 54
Margaret
Avenue
0s
wxw
15 metres from construction
I
MARGARET AVENUE
Figure 53: Proposed site plan aerial overlay (MHBC, 2019)
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Figure 54: Detailed view of site plan as it relates to the proposed development and its proximity to the property line
at 54 Margaret Avenue (MHBC, 2019)
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7.00onsideration of Development Alternatives
and Mitigation Measures
7.1 Alternative Development Approaches
The following have been identified as a range of development alternatives that may be considered as part
of the heritage planning process.
7.1.1 Do nothing
This option would result in no development on the site. This is not recommended as historically the
subject lands facilitated residential dwellings as part of the development of the City of Kitchener. The
limited impacts of the proposed development are not cause to deny development opportunities.
7.1.2 Develop the site as proposed
This option would result in the development of the site as designed in the attached site plan by MHBC
Planning (see Appendix B).
7.1.3 Develop the site with an alternate design
Alternative layouts and building orientation have been considered in the past with other proposed
developments. The current design reflects the 'more preferred examples' outlined in the CCNHCD Plan
(2007) in Section 6.9.5, architectural design guidelines; it also was developed based on previous proposals
to ensure that it meets the requirements of the municipality.
7.2 Mitigation Measures for Adjacent Properties
The adverse impacts have been identified as impacts related to the proposed development are:
7. Impact of the removal of 67 trees from the subject lands
Suggested mitigative measures are that tree replacement and replanting be considered for the
landscaped area between the buildings and edge of the property that abuts adjacent properties.
According to the Tree Preservation Plan, the required tree compensation is 111 trees. Approximately
60% of the subject lands have been designated for landscaping which can be used to incorporate new
trees, in particular the reinstating of the treed boulevard. Frontage of the property should reflect the
similar theme of a tree boulevard along the south side of Margaret Avenue, Queen Street North and
Ellen Street West.
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Any new trees should be indigenous to the area and of a type that would provide maximum screening
potential to clearly define and legitimize the boundary of the development and its separation from the
adjacent cultural heritage landscape.
2. Impact of land disturbances to 54 Margaret Avenue and Coach House at 12 Margaret Avenue
/116 Queen Street
There is potential for impacts related to vibrations emitted during construction. Care should be taken
to ensure vibrations are minimized. The following is recommended:
b) A Cultural Heritage Conservation Plan be required which would include:
a. The requirement to undertake an inspection of 54 and 12 Margaret Avenue (Coach
House) prior and post construction;
b. The requirement to install construction fencing;
c. A monitoring plan for vibration;
d. A certification by an engineer of the footings and foundation relative to 12 Margaret
Avenue (Coach House).
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8.00onclusions and Recommendations
The City of Kitchener requested a Heritage Impact Assessment for the proposed development on the
subject lands located at 30-40 Margaret Avenue. It has been concluded that the City should accept this
Report as a recommendation to proceed with current plan of development on-site as the scale and type of
development is consistent with the Civic Centre Neighbourhood Heritage Conservation District Plan
(2007), the City of Kitchener's Official Plan (2014) and the Practical Conservation Guide for Heritage
Properties for Infill by the Region of Waterloo.
In conclusion, this Heritage Impact Assessment has determined that the proposed development on the
subject lands conforms to the policies and guidelines within the CCNHCD Plan (2007) and has limited
adverse impacts on-site and to adjacent buildings. Limited adverse impacts are in the form of the removal
of 67 trees on-site (only approximately ten (10) of which are part of the tree boulevard along the front
property line of the subject lands) and potential land disturbances.
Suggested mitigative measures for the removal of trees include tree replacement and replanting for the
landscaped area between the buildings and edge of the property that abuts adjacent properties with
indigenous trees. Frontage of the property should be reinstated with a tree boulevard similar to the treed
boulevard along the south side of Margaret Avenue, Queen Street North and Ellen Street West. Trees to be
planted along the adjacent property lines should be of a type that would provide maximum screening
potential for adjacent properties, in particular the properties to the rear on Ellen Street West; this will also
reduce visibility of the development from the Ellen Street West streetscape.
There is potential for impacts related to vibrations emitted during construction and care should be taken
to ensure vibrations are minimized. The following is recommended:
a) A Cultural Heritage Conservation Plan be required which would include:
a. The requirement to undertake an inspection of 54 and 12 Margaret Avenue (Coach
House) prior and post construction;
b. The requirement to install construction fencing;
c. A monitoring plan for vibration;
d. A certification by an engineer of the footings and foundation relative to 12 Margaret
Avenue (Coach House).
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30-40 Margaret Avenue, City of Kitchener, Ontario
9.0 Bibliography
Blumenson, John. "Ontario Architecture: A Guide to Styles and Building Terms 1784 to the present".
Fitzhenry and Whiteside, 1990.
Blumenson, John. Ontario Architecture: A Guide to Styles and Building Terms 1874 to the Present. Fitzhenry and
Whiteside, 1990.
City of Kitchener. Civic Centre Neighbourhood Heritage Conservation District Study, 2006.
City of Kitchener. Civic Centre Neighbourhood Heritage Conservation District Plan, 2007.
City of Kitchener Official Plan: A Complete and Healthy Kitchener (2014).
City of Kitchener , By-law No. 85-129. To designate the property at 116 Queen Street (The Church of the
Good Shepherd) as being of cultural heritage value or interest (15 July, 1985).
Eby, Ezra. A Biographical History of Early Settlers and their Descendants in Waterloo Township. Kitchener, ON:
Eldon D. Weber, 1971.
English, John and Kennedth McLaughlin. Kitchener. -An Illustrated History. Robin Brass Studio, 1996.
Glaeser, Adolph, Mayor George Gruestzner, John Klein, Ezra Kraft, Ludovika Isabella Lang, Jacob Mohr,
Joseph Mueller, Revered Andrew Spetz, Albert Tuerk. Berlin Today 1806-1906 Official Souvenir. Courtesy of
the Kitchener Public Library, 51420.
Google Maps & Google Earth Pro, 2018.
Government of Canada. Parks Canada. Standards and Guidelines for the Conservation of Historic Places in
Canada. 2010.
Hayes, Geoffrey. Waterloo County: An Illustrated History. Waterloo Historical Society, 1997. Heritage
Resources Centre. Ontario Architectural Style Guide. University of Waterloo, 2009.
Intaglio Gravure Limited, Toronto & Montreal. Church of the Good Shepherd. Photograph. C. 1935.
Martin Simmons Architects. Site Plan & Rendering, 2018.
MHBC Planning, Urban Design & Landscape Architecture. Tree Preservation Plan, February, 2019.
MHBC Planning, Urban Design & Landscape Architecture. Shadow Study, March, 2019.
June 26, 2019 MHBC 159
Heritage Impact Assessmen t
30-40 Margaret Avenue, City of Kitchener, Ontario
MHBC Planning, Urban Design & Landscape Architecture. Renderings, March, 2019.
mills, rych. Kitchener (Berlin) 1880-1960. Arcadia Publishing, 2002.
Ministry of Tourism, Culture and Sport. Ontario Heritage Tool Kit: Heritage Resources in the Land Use Planning
Process, lnfoSheet #2, Cultural Heritage Landscapes. Queens Printer for Ontario, 2006.
Ministry of Tourism, Culture and Sport. Ontario Heritage Tool Kit: Heritage Resources in the Land Use Planning
Process, lnfoSheet #5 Heritage Impact Assessments and Conservation Plans . Queens Printer for
Ontario, 2006.
Moyer, Bill. Kitchener: Yesterday Revisited, An Illustrated History. Windsor Publications (Canada) Ltd., 1979.
n/a. Busy Berlin, Jubilee Souvenir. 1897.
Ontario Ministry of Tourism Culture and Sport. Ontario Heritage Act Ontario Heritage Act 2005, R.S.O. 1990,
C. 0.18 Retrieved from the Government of Ontario website:
https://www.ontario.ca/laws/statute/90ol 8.
Ontario Ministry of Affairs and Housing. Ontario Provincial Policy Statement 2014. S.3 the Ontario Planning
Act R.S.O 1996. Retrieved from the Government of Ontario website:
http://www.mah.gov.on.ca/Page2l5.aspx
Pender, Terry. "Vacant Margaret Avenue property to house condo: ACTIVA Group plans two, six -storey
buildings on land made vacant 25 years ago." Waterloo Region Record. October 12, 2013.
Pender, Terry. "Local developer purchases long -empty Margaret Avenue land." Waterloo Region Record.
August 9, 2012.
Region of Waterloo GIS Locator, 2018.
Region of Waterloo. "Infill: New Construction in Heritage Neighbourhoods". Practical Conservation Guide for
Heritage Properties. (PDF) Accessed February 17, 2019.
Swedenborgian Church of the Good Shepherd. Church of the Good Shepherd. Photograph. C.1955.
Swedenborgian Church of the Good Shepherd. "Our Historical Journey through the Ages".
httl2://www.shel2herdsway.ca/our-historz. Accessed February 21, 2019
Unknown. Church of the Good Shepherd. Photograph. C. 1965-1970. Courtesy of the Kitchener Public
Library.
Uttley, W.V. (Ben), A History of Kitchener, Ontario. The Chronicle Press: Kitchener, 1937.
June 26, 2019 MHBC 160
Heritage Impact Assessmen t
30-40 Margaret Avenue, City of Kitchener, Ontario
Waterloo Generations. "Family Surname Search." http://generations.regionofwaterloo.ca/searchform.phr) .
Accessed February 14, 2019.
W. V. Uttley and Gerald Noonan. A History of Kitchener., Wilfrid Laurier University Press, 1975.
MAPS
Aerial photograph of subject lands of 1930, 1945, 1955 and 1963. KMZ Files. Courtesy of the University of
Waterloo Geospatial Centre.
C.M. Hopkins. "Map of the Town of Berlin, Waterloo County." 1879. Scale unknown. KMZ File. Courtesy of the
University of Waterloo Geospatial Centre.
City of Kitchener. Map 9 of the Secondary Plan. City of Kitchener's Official Plan: A Complete and Healthy
Kitchener (2014).
City of Kitchener. Aerial and zoning map for the subject lands. City of Kitchener Interactive E -map, 2019.
Goad, Chas. E. " Kitchener (including the Village of Bridgeport". February 1908, revised March 1925
50 sheets on 4 microfiche.G3464.K7G475 1917.G63x UW Porter. Rare Book Room. 7stfloor.
Goad, Chas. E. "Kitchener (including the Village of Bridgeport". February 1908, revised and reprinted January
1947. Underwriters' Survey Bureau. G3464.K7G475sO6.U5xGeopspatial Centre.54 sheets, 1 index on 28
pages, both sides.G3464.K7G475sO6.U5x Geospatial Centre54 sheets. H0722 UW Porter. Rare Book Room
.1st floor, Courtesy of the University of Waterloo Geospatial Centre.
Government of Canada. "Waterloo County: Historical Canadian County Atlas." 1881. Scale not given. McGill
University Rare Books and Special Collections Division, McGill University (Digital).
http://digital.l ibrary.mcgil l.ca/CountyAtlas/searchmapframes.php
M.C. Schofield. "Map of Part of the Town of Berlin, Capital of the County of Waterloo". 1853-1854. Scale Eight
Chains to the Inch. KMZ File. Courtesy of the University of Waterloo Geospatial Centre.
Voght, G.H. "Berlin, Province of Ontario." 1875. Lithograph. Published in in 1989 by the City of Kitchener
L.A.C.A.C. with the Kitchener Public Library. KMZ File. Courtesy of the University of Waterloo
Geospatial Centre.
June 26, 2019 MHBC 1 61
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Appendix A -Map of Subject Lands
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Appendix B -Site Plan
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Appendix G- CCNHCD District Secondary Plan
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Appendix H- Heritage Listings
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CIVIC CENTRE NEIGHBOURHOOD HERITAGE DISTRICT WALKING TOUR
at 132 Young Street. Both units were rental properties from the 1920s to the 1970s. In
the years before WWII, a regular summer tenant was William Lyon Mackenzie King.
25 Maynard Avenue (c. 1872)
Louis Breithaupt, a tannery owner and later mayor, started the area's development in the
early 1870s with the construction of several houses near the corner of Maynard and
Margaret two of which survive today at 25 Maynard and 41 Margaret. A similar house at
190 Victoria was probably built by Breithaupt. Built for chief constable John Klippert, 25
Maynard has several Classical Revival features including a distinctive round -headed
window set into the top of the gable. A cornice is suggested by the decorative "returns"
at the corners of the eaves which form a broken pediment, another classical feature.
55 Margaret Street (1883)
Built for a county court judge, Anthony LaCourse, the house was later owned by Dilbert
Shantz another button manufacturer. Here elements from both the Italianate and the
Victorian styles are combined. Large rounded two storey bays are set into pedimented
gables complete with paired brackets and cornice.
54 Margaret Street (c. 1904)
Herbert J. Bowman, County Clerk from 1896-1916 built this house. It was later occupied
by Charles Baetz, a partner in the Baetz furniture company, then located nearby on
Victoria Street. One of the best examples of Queen Anne in the district, it is composed
of several gables and a tower, each with decorative half-timbering. The front window
features a stained glass transom.
31 Margaret Street (1881)
First occupied in 1882 by Dr. Rudolph Mylius, a local physician. His daughter Augusta
and her husband David Forsyth took possession in 1903. Forsyth, an avid sportsman,
was later principal of the Kitchener -Waterloo Collegiate Institute. The house is an
Italianate Villa, similar to the jail governor's house. The square bay window on the
ground floor facing the street probably replaced an earlier window.
25 Margaret Street (1923)
Louise Breithaupt's widowed daughter Caroline Augustine built this house on one of his
original lots. Her son Albert who had married Edna Kaufman lived across the road at 22
Margaret, now demolished.
108 Queen (1876) Sonneck
Louis Breithaupt also built 108 Queen, initially as a rental property. In 1883 his son Louis
Jacob Breithaupt, moved in. He had taken over the tannery following his father's sudden
death in 1880. Louis Jacob was part of a political dynasty that saw his father, a brother
John C., a son, Louis O., and himself, all serve as mayor of Kitchener (Berlin). Louis O.,
born in this house, was Lieutenant Governor of Ontario, 1952-57. Family lore has it that
William Lyon Mackenzie King was convinced to run for North Waterloo in 1908 in the
Appendix D —August 2007 3 of 5
CIVIC CENTRE NEIGHBOURHOOD HERITAGE DISTRICT WALKING TOUR
parlour of 108 Queen. The house, an Italianate, received a large addition to the rear in
1896. The small front porch and the adjacent stained glass window date from 1906.
Church of the Good Shepherd (1935)
This was once the site of a mansion belonging to William Roos, a wholesale grocer.
Today the wrought iron fence and the coach house at 12 Margaret are all that survive of
the Roos estate.
128 Queen Street (c. 1855, addition 1885)
The house was originally an Ontario cottage when it was built by Dr. John Scott, the first
reeve of Berlin and the first warden of Waterloo County. It was later owned by John
Hoffman, a druggist, who added the second storey and several Italianate details such as
the bracketed eaves and a cornice. Obviously it was difficult to match the original coral
coloured bricks almost thirty years later, however the whole house would have been
painted when the addition was complete.
139 Queen Street (c. 1855)
The coral colored bricks may have originated in a yard behind 139 Queen the home of
Nicholas Zieger, a brickmaker. The brickyard and the house were later owned by John
Dauberger who also built 132 Queen across the road in 1876. The main entryway of this
house, and the windows above it, appear to date from the 1920s.
33 Mansion Street (c. 1905)
This house and those at 27 and 34 Mansion are good examples of the attic dormer style
which is widely represented in the neighbourhood. In 1921, 33 Mansion was owned by
Arthur Rhodes, an assistant foreman at Merchants Rubber.
64 Mansion Street (c. 1910)
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Between 1921, the year he served as mayor and 1933 this house was owned by Charles
Greb, vice-president of Greb Shoes.
189 Queen Street (1908)
Built for town engineer William Davis, and occupied successively by Caroline
(Breithaupt) Augustine, Jerome Lang, and the Wintermeyer family whose son John was
later leader of the Liberal Party in Ontario. The home has three massive field stone
chimneys, the distinctive Tudor door and a steep roof with three large dormers.
187 Queen Street (1921)
A Tudor house, 187 Queen was built for furniture manufacturer J. H. Baetz.
183 Queen Street (1926)
Built for tannery executive August Lang, 183 Queen resembles an elegant 18th century
townhouse. It is composed of several neo-classical elements including a palladium
Appendix D —August 2007 4 of 5
Heritage Impact Assessmen t
30-40 Margaret Avenue, City of Kitchener, Ontario
Appendix I- Designation By-law Church of the
Good Shepherd
June 26, 2019 MHBC 170
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Heritage ImpoctAssessment
30-40 Margaret Avenue, City of Kitchener, Ontario
Appendix J- Tree Preservation Plan
June 26, 2019 MHBC 171
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Heritage ImpoctAssessment
30-40 Margaret Avenue, City of Kitchener, Ontario
Appendix K- Preferred Examples for CCNHCD
June 26, 2079 MHBC 172
Stantec
CIVIC CENTRE NEIGHBOURHOOD HERITAGE CONSERVATION DISTRICT PLAN
ARCHITECTURAL DESIGN GUIDELINES
August 2007
`More Preferred' Examples
The photos below illustrate examples of development that would be considered reasonably
compatible in the Civic Centre neighbourhood, in areas such as Margaret Avenue, Ellen Street,
Weber Street and Victoria Street. These developments generally display good relationship to
the street, sensitivity to scale, massing and built form, appropriate interpretation of roof lines,
and window placement. For the most part, they also break up the buildings visually into smaller
units through articulation of the front fagade and variation in building materials.
6.33
Stantec
CIVIC CENTRE NEIGHBOURHOOD HERITAGE CONSERVATION DISTRICT PLAN
ARCHITECTURAL DESIGN GUIDELINES
August 2007
A
The examples on this and the
following page illustrate types of
buildings that would generally be
considered appropriate for new
construction or redevelopment on
the basis of their materials, roof
forms, scale, street orientation,
building articulation and attention to
architectural detail.
rig
6.34
F. •-
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v*tawl liv.
4110
------------
_ i �■ r � 3�� Al.� � � � "��' 4'1.1,11 � �I -
-
x
Stantec
CIVIC CENTRE NEIGHBOURHOOD HERITAGE CONSERVATION DISTRICT PLAN
ARCHITECTURAL DESIGN GUIDELINES
August 2007
The examples on this page and the following
pages illustrate buildings that would primarily be
considered suitable for Weber Street and Victoria
Street, as they reflect residential,
commercial/office or commercial/residential types
of mixed use developments of higher intensity.
Attention to design is evident in the selection of
materials, fagade articulation and attention to
detail. They present a good relationship to the
street, and several of the examples illustrate the
use of upper storey stepbacks. They also
demonstrate some well -executed modern
interpretations of traditional architectural details
and building components.
NOW
6.36
Stantec
CIVIC CENTRE NEIGHBOURHOOD HERITAGE CONSERVATION DISTRICT PLAN
Architectural Design Guidelines
April 2007
6.37
Heritage ImpoctAssessment
30-40 Margaret Avenue, City of Kitchener, Ontario
Appendix L- 2013 Scoped HIA by The Land Plan
Collaborative Inc.
June 26, 2079 MHBC 173
Scoped Heritage Impact Assessment
30-40 Margaret Avenue, Kitchener
prepared by
The Landplan Collaborative Ltd.
landscape architects, environmental planners, heritage planners
319 Woolwich Street, Guelph, ON NIH 3W4
(519) 824-8664 fax (519) 824-6776
email landplan&thelandplan.com
D R A F T October 23, 2013
Scoped Heritage Impact Assessment
30-40 Maraaret Avenue. Kitchener
Table of Contents
1.0 BACKGROUND................................................................. I
2.0 HERITAGE and DESIGN CONSIDERATIONS - the HERITAGE IMPACT ASSESSMENT ..... 1
2.1 Present owner contact information ............................................. 4
2.2 Site history................................................................ 4
2.3 Listing and written description of existing structures, significance and
heritage attributes.......................................................... 4
2.4 Documentation of the heritage resource ......................................... 6
2.5 The proposed development................................................... 8
2.6 Conservation - principles and mitigation ......................................... 8
2.7 Summary of conservation principles and how they will be used ...................... 14
2.8 Proposed demolition / alterations explained ..................................... 14
2.9 Alternatives for salvage mitigation ............................................ 14
2.10 Qualifications of the author completing the Heritage Impact Statement ................ 14
3.0 SUMMARY STATEMENT and CONSERVATION RECOMMENDATIONS ................ 14
Appendix 1 - City of Kitchener Community Services Department - Planning Division, 30-40 Margaret Avenue
Proposed Site Plan Application Scoped Heritage Impact Assessment —Terms of Reference
Appendix 2 - excerpt from Record of Pre -submission Consultation
Appendix 3 - Shadow Study
Appendix 4 - Tree survey
Appendix 5 - Qualifications of the author
The Landplan Collaborative Ltd. D R A F T October 23, 2013
Scoped Heritage Impact Assessment
30-40 Margaret Avenue_ Kitchener
1.0 BACKGROUND
A Heritage Impact Assessment was prepared by The Landplan Collaborative Ltd. for a prior Site Plan Application
submission for this property in 2008. That HIA received conditional approval. The previous HIA, the scoped HIA
terms ofreference provided by the City (see Appendix 1), and the March 2013 Pre -consultation Meeting notes (see
Appendix 2) are used as the basis for this scoped HIA.
The currently vacant property falls within the Civic Centre Neighbourhood Heritage Conservation District
(CCHCD).
The vacant parcel of land at 30-40 Margaret Avenue was recognized within the CCHCD Study as a candidate site
for redevelopment. The following statement was made in the Study document:
Given relatively recent development activity, along with the large vacant property on Margaret
Avenue and the range of designations that contemplate some form of integrated redevelopment and
mixed uses, it is also apparent that much of the Civic Centre Neighbourhood has the potential for
additional, and possibly dramatic changes in the future. If not sensitively handled, such changes
could permanently alter both the visual and historical character of the neighbourhood and
streetscape. '
Given Council's acceptance of the CCHCD Study conclusion that the Civic Centre Neighbourhood is of significant
cultural heritage value and deserving of designation; and given that the sensitive development of the subject
property was specifically identified as a matter that deserves particular attention if the visual and historical
character of the Civic Centre Neighbourhood and Margaret Avenue streetscape is to be conserved; in compliance
with Provincial Policy Statement 2.6.1, staff required that a Heritage Impact Assessment be a submission
requirement for any development application made for this property. This HIA follows the Scoped City of
Kitchener Heritage Impact Assessment Terms of Reference (see Appendix 1) and recommendations found in the
March 2013 Pre -consultation Meeting notes (see Appendix 2).
2.0 HERITAGE and DESIGN CONSIDERATIONS - the HERITAGE IMPACT ASSESSMENT
The CCHCD Plan provides specific guidance regarding the development of the subject property. In this regard
the following comments are made in the HCD Plan document.
The large vacant lot on Margaret Avenue is currently designated Medium Density Multiple
Residential, which is intended to permit some integrated medium density development while
maintaining the overall character of the neighbourhood. Zoning for the large vacant parcel is R8,
which permits a floor space ratio of 2 and a maximum height of 24 metres (approximately 8 storeys)
for multiple dwellings. The majority of buildings beside, across from and backing onto the large
vacant site on Margaret are still the original detached dwellings, primarily 2 to 2-% storeys in
height. One high rise apartment is situated across from the east end of the site.
While the zoning would allow for construction of an 8 storey building, it would be more difficult for
a building of this height to "maintain the overall character of the neighbourhood". Actual
architectural and design elements, along with siting of buildings would likely play an equally
important role in whether new development was compatible with the character of the neighbourhood.
With the permitted floor space ratio of 2, it would be very possible to achieve the maximum floor
area within a building envelope of 5 storeys or less. As a result, consideration should be given to
reducing the maximum permitted height in this area to approximately 16.5 metres to reduce potential
' Civic Centre Neighbourhood Heritage Conservation District Plan, Stantec, August 2007
The Landplan Collaborative Ltd. D R A F T October 23, 2013
Scoped Heritage Impact Assessment 2
30-40 Margaret Avenue_ Kitchener
height impacts on the street and adjacent neighbours. Height impacts could also be addressed
through the addition of angular planes and/or stepback requirements in the zoning by-law or
guidelines to minimize building heights nearest the street. In addition, a maximum frontyardsetback
of 10 metres is recommended to establish a street edge similar to the opposite side of Margaret
Avenue.
It is also recognized that there are quite a number of mature trees that are located on the property.
Opportunities to retain and/or design around these trees should be encouraged. 2
The high rise building referred to in the Stantec report is 18 storeys and there is another apartment building of 4
storeys opposite the west end of the property.
The CCHCD Plan also contains area and site specific design guidelines including the following guidelines for 30-
40 Margaret Avenue, which should be considered during the building and site design process:
• New development on the vacant lot on MargaretAvenue should establish a strong relationship
to the street similar to that which exists on the south side of the street, by having a maximum
front yard setback of 10 metres.
• A minimum rear yard setback of 10 to 15 metres is encouraged to minimize the impact of new
development on existing residents on Ellen Street West, given that the topography slopes
downwards from Margaret Avenue to Ellen Street. This rear yard setback is also more
consistent with that of existing development on Ellen Street.
• Building stepbacks are encouraged for any development greater than 3-4 storeys in height to
minimize the impact of new development on the pedestrian environment of the street.
Stepbacks should be a minimum of 2 metres to provide for useable outdoor terraces on the
upper levels.
• Street level architecture of any new development on Margaret Avenue should incorporate a
high degree of building articulation and architectural detail to provide interest and
compatibility with existing buildings across the street. Details could include cornices,
pilasters, varied roof lines, pitched roofs, gables and dormers, decorative door and window
details, turrets, porches, bays and other similar features.
• Create transitions in building width and massing by dividing the building visually into smaller
units or sections that are more representative of the predominantly single family nature of the
neighbourhood.
• The use of brick and/or stone is strongly encouraged for the front fagade of any new
development, to establish consistency with other heritage buildings in proximity to this parcel
of land.
• Parking for new development will not be permitted in the front yard. Underground parking
is strongly encouraged, or appropriately landscaped and screened surface parking at the rear
or side of the development.
• Retention and incorporation of healthy trees currently located on the vacant land parcel is
strongly encouraged to provide the new development with an `instant' amenity and to help it
blend into the heritage landscape that exists in the Civic Centre Neighbourhood. Design new
buildings around the existing trees to the extent possible. Where trees must be removed, they
should be replaced with new ones at appropriate locations in the landscape.
2 Ibid
The Landplan Collaborative Ltd. D R A F T October 23, 2013
Scoped Heritage Impact Assessment
30-40 Marzaret Avenue_ Kitchener
The illustrations ...... show a conceptual design for the Margaret Avenue site that would result in
relatively high density, yet be compatible with the heritage character of the neighbourhood with
respect to built form, relationship to the street, building articulation, use of upper storey stepbacks
and incorporation of architectural features such as porches, pitched roofs, window proportion and
placement. 3
ERE
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SAW Ufflam 01 MU r pnap"zad-M 00MaoprnPM en A06 go m€ R Vnm NM '3m.we faro siagKk. T M*Sylli"41
alrscr and makanm s arnwroyrwg-K r.:t1 � nat^a ar �.s maixuz a�.n :surd odor.
Figure 1 from: August 2007
Civic Centre Neighbourhood Heritage Conservation District Plan, Stantec
3 Ibid
3
The Landplan Collaborative Ltd. D R A F T October 23, 2013
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SAW Ufflam 01 MU r pnap"zad-M 00MaoprnPM en A06 go m€ R Vnm NM '3m.we faro siagKk. T M*Sylli"41
alrscr and makanm s arnwroyrwg-K r.:t1 � nat^a ar �.s maixuz a�.n :surd odor.
Figure 1 from: August 2007
Civic Centre Neighbourhood Heritage Conservation District Plan, Stantec
3 Ibid
3
The Landplan Collaborative Ltd. D R A F T October 23, 2013
Scoped Heritage Impact Assessment 4
30-40 Marzaret Avenue_ Kitchener
2.1 Present owner contact information
Activa Holdings Inc.
55 Columbia Street East, Suite 2, Waterloo, ON N2J 4N7
attention: Ms. Jennifer Voss, MCIP, RPP, Manager, Planning
519-886-9400 Ext. 107
2.2 Site history
The property was recently purchased by the current owners. The structures had been removed by previous
owners prior to purchase. This property was home to a number ofsignificant mansions which were allowed
by their property owners to go into serious disrepair and eventually were demolished in the 1980s and
1990s. 4 The property, prior to the structures being removed, consisted of eight lots. The former residence
illustrated in figure 3 is typical of the homes that once graced these lots from the mid -19th to the mid -20th
century. Margaret Avenue was named after Margaret Wagner Bean (Biehn) (nee Hailer) sister-in-law of
Philip Louis Breithaupt, an industrialist who moved from Buffalo to Berlin launching a tannery business
in 1858. He became mayor of Berlins Philip Louis Breithaupt's home, Waldeck, was built in 1870 close
by the tannery on Adam Street. It had a four story tower and was most likely the first home in Berlin to be
centrally heated, thanks to steam pipes from the nearby tannery boiler room. It was built from plans by
D.W. Gingerich, a well-known local architect. Waldeck was to remain the family home until the death of
Albert Liborius Breithaupt in 1955, who had been born in the house in 1870 and had lived there his whole
life. Waldeck was demolished in 1966 and the New Apostolic Church was built on the site.6
2.3 Listing and written description of existing structures, significance and heritage attributes 7
There are no extant structures on the property, nor are there any visible remnants. Heritage elements consist
solely of a number of mature trees, many planted in the early part of the 20th century or before. (see
Appendix 4) Some of the former lot fabric can still be discerned, mainly via the location of the trees and
former driveways still visible. It appears that portions of Ellen Street rear lots were purchased and added
to the property at the time of land assembly. (see figure 2)
4 Ibid, page 3.10
s htti)://ianhaddenfamilvhistory.blogsi)ot.ca/2011/02/marizaret-avenue-kitchener-ontario.html accessed
October 10, 2013
6 from the Breithaupt Hewetson Clark Collection, Doris Lewis Rare Book Room, University of Waterloo Library
Special Collections Department
The report shall include a clear statement of the conclusions regarding the cultural heritage value and interest
as well as a bulletpoint list of heritage attributes. The statement should address the relationship of the property
to the surrounding context (including surrounding properties located within the Civic Centre Neighbourhood
Heritage Conservation District and the Margaret Avenue streetscape). Scoped City of Kitchener Heritage
Impact Assessment Terms of Reference (Appendix 1)
The Landplan Collaborative Ltd. D R A F T October 23, 2013
Scoped Heritage Impact Assessment
30-40 Marzaret Avenue_ Kitchener
R N N S N
i-+
�u Lot 191 l.at 195 lwat 196 1 tat 197 Ltrt 198 W211 211 Lat 212 Lot 213
Ij t
kl:u��u•et .�r�nu�
5
figure 2 foriner lot fabric - Lots 194-203 and 211-217
Figure 3 Waldeck, Breithaupt Family Home, Margaret Avenue, 1900
Doris Lewis Rare Book Room Dana Porter Library, University of Waterloo
5
The Landplan Collaborative Ltd. D R A F T October 23, 2013
Scoped Heritage Impact Assessment 6
30-40 Margaret Avenue_ Kitchener
2.4 Documentation of the heritage resource
Figure 4 provides locations of the numbered photographs found below.
As there is no heritage resource per se, other than the property being within a Heritage Conservation District
and the mature trees on site, Building Code requirements, Zoning requirements, Engineering requirements,
etc. would not have an impact on the conservation of the heritage resource(s).
Figure 4 site photographs
The following photographs illustrate the mixed eras, styles, heights and massing of structures adjacent to
and across the street from the subject property, from an 18 -storey apartment tower to 2 -storey single family
residences.
The Landplan Collaborative Ltd. D R A F T October 23, 2013
Scoped Heritage Impact Assessment
30-40 Marzaret Avenue_ Kitchener
7
#1 -four storey apartment
#2 - single family residences
#3 - 18 storey apartment tower
east side of Margaret street from subject property
#4 - Church of the Good Shepherd
#5 - church parking lot
3 - 4 storey church on southern border of subject property
#6 - residence
2'/2 storey residence on northern boundary of property
#7 - panorama from north to south looking east at rear of Ellen Street houses, garages and sheds on deep lots
The Landplan Collaborative Ltd. D R A F T October 23, 2013
Scoped Heritage Impact Assessment
30-40 Marzaret Avenue_ Kitchener
3
2.5 The proposed development
The Civic Centre NeighbourhoodHeritage Conservation DistrictPlan, (Stantec, August 2007) notes with
respect to the property: A large parcel of land on the east side of Margaret Avenue is currently vacant,
except for a number of mature trees......... Because it is such a large site and is located on one of the more
highly travelled streets in the District, it has pronounced visibility with the potential to significantly
enhance or detract from the overall character of the neighbourhood depending on the ultimate
appearance of development on the site. 8
Figure 5 illustrates how the proposed development creates a rhythm that reflects the original lot
configuration. Driveways at the south and north ends of the development lead to an underground garage
and rear yard surface parking respectively. Setbacks reflect those in the neighbourhood. Landscape
plantings are consistent with historic patterns. Buildings are placed perpendicular to the street in the
established pattern of the neighbourhood. Step backs of the upper floors, and rear yard setbacks are
designed to reduce the apparent height and prevent shading issues associated with the structures. The
proposed development respects the historic context of both the property and the neighbourhood.
Figure 5
Site Plan
2.6 Conservation - principles and mitigation
Heritage features on the property are limited to the mature trees as no structures or remnants of structures
remain.
Guidance to conservation is provided in the Civic Centre Neighbourhood Heritage Conservation District
Plan, (Stantec, August 2007) as outlined in section "2.0 Heritage and Design Considerations - the Heritage
Impact Assessment" of this report. The principles are re -stated here, with comments on how they are to be
implemented.
• New development on the vacant lot on Margaret Avenue should establish a strong relationship to the
street similar to that which exists on the south side of the street, by having a maximum front yard
setback of 10 metres
Residences on the opposite side of the street have setbacks that range from 0 to 10 metres. These
8 Civic Centre Neighbourhood Heritage Conservation District Plan, (Stantec, August 2007)
The Landplan Collaborative Ltd. D R A F T October 23, 2013
Scoped Heritage Impact Assessment
30-40 Margaret Avenue. Kitchener
9
setbacks area guide for 30 -40 Margaret Avenue, assuming that the proposed buildings are in scale with
those that exist opposite.
The residential units proposed for the property are four storeys set back 7.5 in from the street, with the
5th and 6th storeys set back another 3 in and 4.5 in respectively. The scale of the buildings at the 7.5
metre setback is consistent with the existing streetscape and well within the maximum front yard setback
of 10 metres recommended.
A minimum rear yard setback of 10 to 15 metres is encouraged to minimize the impact of new
development on existing residents on Ellen Street West, given that the topography slopes downwards
from Margaret Avenue to Ellen Street. This rear yard setback is also more consistent with that of
existing development on Ellen Street.
Proposed rear yard setbacks range from 11.5 to 32 metres. The stepped -backed configuration at the rear
of the buildings, in concert with the generous rear yard setbacks, reduces shadowing of the rear yards
of neighbouring Ellen Street properties. (see Appendix 3)
Building stepbacks are encouraged for any development greater than 3-4 storeys in height to minimize
the impact of new development on the pedestrian environment of the street. Stepbacks should be a
minimum of 2 metres to provide for useable outdoor terraces on the upper levels.
See first bullet point above. An angular plane study illustrates how the design minimizes the impact of
the development on the pedestrian environment and the neighbours. It illustrates angular planes from
both the street side and rear yard at substantially less than the City's guideline. (Figure 6)
Street level architecture ofany new development on MargaretAvenue should incorporate a high degree
of building articulation and architectural detail to provide interest and compatibility with existing
buildings across the street. Details could include cornices, pilasters, varied roof lines, pitched roofs,
gables and dormers, decorative door and window details, turrets, porches, bays and other similar
features.
Figures 7, 8 and 9 show how the first floor is separated from the next three floors with a strong, stone
cornice, breaking the verticality of the building. As well, the fifth floor is set back from the floors below
and the sixth floor is set back even further. Cornices, balconies and metal railings add interest to the
elevations unlike the apartment buildings across the street. The ends and rear of the buildings are treated
similarly, providing architectural detail on all sides.
Create transitions in building width and massing by dividing the building visually into smaller units or
sections that are more representative of the predominantly single family nature of the neighbourhood.
Although much of the neighbourhood is single family housing, the property on Margaret Avenue is
anchored at one end by a church and at the other by a large, late 19th / early 20th century residence, while
across the street are five 21/2 storey residences flanked by an 18 storey apartment building and a four
storey apartment.
The proposal reflects the original lot configuration with a varied setback resembling individual buildings
providing a transition from the scale of development on the other side of the street to the residences to
the east.
The use of brick and I or stone is strongly encouraged for the front fagade of any new development, to
establish consistency with other heritage buildings in proximity to this parcel of land.
The fagade materials and colours ofthe development are selected from apallette reminiscent of adjacent
neighbourhood historic building materials, namely brick fields with stone accents and metal railing
details. Neighbouring building material colours range from white brick to red, brown and buff brick to
gray stone. Proposed brick and stone colours are gray and tan to blend and be subtle, rather than
imposing. (See figure 10)
The Landplan Collaborative Ltd. D R A F T October 23, 2013
Scoped Heritage Impact Assessment 10
30-40 Manzaret Avenue_ Kitchener
S r AM Iuel= a o ads r.s -a
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Figure 6 angular plane study - James Fryett Architect Inc.
The Landplan Collaborative Ltd. D R A F T October 23, 2013
Scoped Heritage Impact Assessment
30-40 Marzaret Avenue_ Kitchener
I �
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Figure 8 rear elevation from the north
James Fryett Architect Inc.
11
Figure 9 rear view
_ I -_ 1 __-= James Fryett Architect Inc.
Figure 7 front elevation from the south
James Fryett Architect Inc.
The Landplan Collaborative Ltd. D R A F T October 23, 2013
Scoped Heritage Impact Assessment
30-40 Margaret Avenue_ Kitchener
I SANDING OFF YNHITE I
UPPER FIELD AREA (a7i-f $ bTH STOREY)
DOLOMITI STONE DETAIL.-SASYLON 570'
--I GOL.OUR: OHARGOALTAN BLEND
rimm 01-� FINISH: 6LA5516 (UNTllMBL.ED)
SIZE: 90 x 290 x 40mm
YVALL. GAP OFF YVHITE
SANDING OFF YNfITE
UPPER FIELD AREA (5TH & ,TH STOREY)
DOLOMITI STONE DETAIL. -BABYLON 57ONE
GOL.OUR: GFfARGOALTAN BLEND
FINISH: GLASSIG (UX7UMSL.ED)
SIZE: zi0 x 2G0 x 10mm
SANDING OFF YJHITE
ti. .. FIELD AREA
DOL.OMITI STONE DETAIL-SASYL.ON STONE
cOL.OUR: 6HARGOALJTAN BLEND,
FIN15fi: TUMBLED
d51ZE: MODULAR, VARIOUS L.ENGTH5 $
- - _ HEIGHTS: 10mm, 1110mm, 290mm
YJ INDOYJ - PVG DARK
- . - RAILING METAL POYJDER GOATED
BANDING OFF YNHITE
'- BOTTOM FIELD AREA
DOLOMITI STONE DETAIL-
ARGI-HTEGTURAL 601EGTION
GOLOUR: YVITE
FIN15i-f: BURNISHED
- SIZE: loo x 510 x o0mm
12
Figure 10 Building exterior materials and colours - James Fryett Architect Inc.
Parking for new development will not be permitted in the front yard. Underground parking is strongly
encouraged, or appropriately landscaped and screened surface parking at the rear or side of the
development.
Surface parking is exclusively in the rear yard. Approximately twenty-three spaces are provided at
grade, appropriately landscaped with existing mature trees complemented by new screen plantings. The
remainder of the parking is in a two level underground structure. Two driveways enter on Margaret
Avenue, one at either end of the development.
• Retention and incorporation of healthy trees currently located on the vacant land parcel is strongly
encouraged to provide the new development with an `instant' amenity and to help it blend into the
The Landplan Collaborative Ltd. D R A F T October 23, 2013
Scoped Heritage Impact Assessment
30-40 Margaret Avenue_ Kitchener
13
heritage landscape that exists in the Civic Centre Neighbourhood. Design new buildings around the
existing trees to the extent possible. Where trees must be removed, they should be replaced with new
ones at appropriate locations in the landscape.
Unfortunately, it is impossible to preserve many of the existing, mature trees on this property. In order
to accommodate the principles noted above, i.e. reduce the height of the buildings; divide the building
visually into smaller units or sections; encourage underground parking; etc., a parking garage footprint
that encompasses much of the site is required. With the extent of the excavation required for the garage,
trees within 10 metres of the foundation walls would be negatively affected.
A survey of the existing trees was conducted in July 2008 and updated in May 2013; the results can be
found in Appendix 4. Many of the trees are in fair to very poor condition and are not worthy of
conservation. New trees of appropriate species will be planted to replace those being removed. There
is ample opportunity to re -plant in the landscaped areas which comprise approximately 27% of the
property.
Further guidance to conservation is provided by comments by the Coordinator, Cultural Heritage Planning
in the Record ofPre-submission Consultation, 9 i.e.
In reviewing the plans circulated with the notice of the Pre -Submission Consultation meeting, I
would suggest the following elements in particular require attention:
0 The apartment building roof style and the lack of articulation and detail at the roofline;
The buildings roof styles have been modified with a significant amount of variation in roof line and the
introduction of strong cornices in contrasting material. Roof top mechanical equipment will be
appropriately screened with building materials to match the fagade.
0 The lack of transition in building massing and variation in front yard building setbacks,-
Transitions
etbacks;Transitions in building massing have been introduced, varying the front yard setback from 7.5 m to 9.56
in to 11.74 in to 12.9 in to 16.3 in to 18.4 in on the ground floor.
0 The fire route and drop off access/driveway in the front yard, which is not consistent with the
character of the streetscapes within the heritage district.
The drop off access drive has been replaced with an on -street drop off.
In addition to the revisions noted above, the underground parking structure has been modified to result in
a smaller footprint, creating additional landscape space free of the parking deck. This allows for large scale
street trees to be planted versus the small scale trees originally proposed, and to visually tie the entire
development together. Entrances to the building are defined by building setback variation and landscaping.
Although much of the proposed landscape is situated on private property, the decorative brick post / iron
fence that defines the private gardens has been designed with step backs to visually and functionally bring
the public realm into contact with the private realm. These quasi -public spaces will be fitted with benches
to foster the sense of community and introduce a landscape scale and character that is in keeping with the
heritage elements of the neighbourhood. (Figure 11)
Unlike the illustrations in the Civic Centre Neighbourhood Heritage Conservation District Plan, the
proposal locates the new buildings in the same orientation as the original residences and those in the
neighbourhood. This arrangement not only respects and mimics the historic patterns of the property, but
also reduces shadowing of its neighbours. (see Appendix 3)
9 Appendix 2
The Landplan Collaborative Ltd. D R A F T October 23, 2013
Scoped Heritage Impact Assessment 14
30-40 Margaret Avenue_ Kitchener
Figure 11 Streetscape - public and private realm
2.7 Summary of conservation principles and how they will be used
See 2.6 above.
2.8 Proposed demolition / alterations explained
See 2.6 above.
2.9 Alternatives for salvage mitigation
Not applicable
2.10 Qualifications of the author completing the Heritage Impact Statement
See Appendix 5.
3.0 SUMMARY STATEMENT and CONSERVATION RECOMMENDATIONS
There are no extant structures on the property; thus, the significance and heritage attribute is the context of
the property situated in the Civic Centre Neighbourhood Heritage Conservation District.
Impacts of the proposed development on the cultural heritage resource are limited to the removal of the
existing trees to accommodate development. Impact on the surroundings is expected to be minimal with the
measures taken to provide a development that is sympathetic to the streetscape and the neighbourhood,
fulfilling the objectives outlined in the Civic Centre Neighbourhood Heritage Conservation District Plan.
Mitigating measures include:
• scaling the building to be consistent with neighbouring structures on the street;
• providing less than 10 metre front yard and 11.5 to 32 metre rear yard setbacks;
• stepping back the buildings to reduce the streetscape scale and reduce shadowing issues;
• providing a high degree of building articulation and architectural detail to provide interest and
compatibility with existing neighbourhood buildings;
• a varied setback resembling individual buildings, providing a transition from the scale of development
on the other side of the street to the residences to the east;
• limiting surface parking to the rear yard.
The Landplan Collaborative Ltd. D R A F T October 23, 2013
Scoped Heritage Impact Assessment
30-40 Marzaret Avenue_ Kitchener
15
A specific measure recommended in the HCD Plan, i.e. retention of the existing trees, cannot be
accomplished. New trees will be planted to replace those being removed on the approximately 27% open
space of the property
This DRAFT heritage impact assessment is respectfully submitted by:
The Landplan Collaborative Ltd.
per: Owen R. Scott, GALA, FCSLA, CAHP
The Landplan Collaborative Ltd. D R A F T October 23, 2013
Heritage ImpoctAssessment
30-40 Margaret Avenue, City of Kitchener, Ontario
Appendix M- Terms of Reference
June 26, 2079 MHBC 174
Appendix 1
Scoped Heritage Impact Assessment —Terms of Reference 1
(received from Leon Bensason — April 3, 2013)
City of Kitchener
Community Services Department - Planning Division
30-40 Margaret Avenue
Proposed Site Plan Application
Scoped Heritage Impact Assessment —Terms of Reference
1.0 Background
A Heritage Impact Assessment is a study to determine the impacts to known and potential cultural
heritage resources within a defined area proposed for future development. The study shall include an
inventory of all cultural heritage resources within the planning application area. The study results in a
report which identifies all known cultural heritage resources, evaluates the significance of the resources,
and makes recommendations toward mitigative measures that would minimize negative impacts to
those resources. A Heritage Impact Assessment may be required on a property which is listed on the
City's Heritage Advisory Committee Inventory; listed on the City's Municipal Heritage Register;
designated under the Ontario Heritage Act; or where development is proposed adjacent to a protected
heritage property. The requirement may also apply to unknown or recorded cultural heritage resources
which are discovered during the development application stage or construction.
These terms of reference have been scoped, based on the submission of a Heritage Impact
Assessment which received conditional approval as part of a previous application made for the
subject property. Sections not required are noted by strikethrough.
2.0 Heritage Impact Assessment Requirements
It is important to recognize the need for Heritage Impact Assessments at the earliest possible stage of
development or alteration. Notice will be given to the property owner and/or their representative as early
as possible. When the property is the subject of a Plan of Subdivision or Site Plan application, notice
of a Heritage Impact Assessment requirement will typically be given at the pre -application meeting,
followed by written notification to include specific terms of reference. The notice will inform the property
owner of any known heritage resources specific to the subject property and provide guidelines to
completing the Heritage Impact Assessment.
The following minimum requirements will be required in a Heritage Impact Assessment:
2.1 Present owner contact information for properties proposed for development and/or site alteration.
2-3 A written description of the buildings, structures and landscape features on the subject property
including: building elements, building materials, architectural and interior finishes, natural heritage
elements, and landscaping. '
The report shall include a clear statement of the conclusions regarding the cultural heritage
value and interest as well as a bullet point list of heritage attributes. The statement should
address the relationship of the property to the surrounding context (including surrounding
properties located within the Civic Centre Neighbourhood Heritage Conservation District and the
Margaret Avenue streetscape).
2.4 Documentation of the subject properties to include: current photographs of the property/each
elevation of the buildings, photographs of identified heritage attributes and a site plan drawn at an
appropriate scale to understand the context of the buildings and site details. Documentation shall also
Appendix 1
Scoped Heritage Impact Assessment —Terms of Reference 2
include, where available, current floor plans, and historical photos, drawings or other available and
relevant archival material.
2.5 An outline of the proposed development, its context, and how it will impact built heritage
resources and cultural heritage landscapes (buildings, structures, and site details including
landscaping). In particular, the potential visual and physical impact of the proposed development on
identified heritage attributes of the subject property, neighbouring properties, the Civic Centre
Neighbourhood Heritage Conservation District and the Margaret Avenue streetscape shall be assessed.
For the purpose of the HIA the "proposed development" shall include both the proposed residential
development and the temporary sales centre. The HIA shall also consider potential impacts associated
with the proposed phasing of the development.
The Heritage Impact Assessment must consider potential negative impacts as identified in the
Ministry of Tourism, Culture & Sport's Ontario Heritage Tool Kit. Potential impacts may include
those that are visual/contextual, as well as physical/structural. Negative impacts may include
but are not limited to: alterations that are not sympathetic or compatible with the cultural heritage
resource; demolition of all or part of a cultural heritage resource; etc. The outline should also
address the influence and potential impact of the development on the setting and character of
the Heritage Conservation District, including any impact on views or site lines.
2.6 Options shall be provided that explain how the cultural heritage resources may be conserved,
relating to their level of importance. Methods of mitigation may include, but are not limited to
preservation/conservation in situ, adaptive re -use, alternative development approaches, design
guidelines, relocation, commemoration and/or documentation. Each mitigative measure should create
a sympathetic context for identified cultural heritage resources.
2.7 A summary of the conservation principles and how they will be used must be included. The
conservation principles may be found in publications such as: Parks Canada — Standards and
Guidelines for the Conservation of Historic Places in Canada; Eight Guiding Principles in the
Conservation of Built Heritage Properties, Ontario Ministry of Tourism, Culture & Sport; and, the Ontario
Ministry of Tourism, Culture & Sport's Ontario Heritage Tool Kit (all available online).
The HIA should also make reference to the specific policies and guidelines contained within the
Civic Centre Neighbourhood Heritage Conservation District Plan.
2.8 Any loss of cultural heritage value (whether permanent ortemporary) resulting from the proposed
development (residential and sales centre) impacting the subject property, neighbouring properties, the
Civic Centre Neighbourhood Heritage Conservation District or the Margaret Avenue streetscape, and
which cannot be mitigated, shall be explained and justified.
2.9 Recommendations shall be as specific as possible, describing and illustrating locations,
elevations, materials, landscaping, timing, etc.
2.10 The qualifications and background of the person(s) completing the Heritage Impact Assessment
shall be included in the report. The author(s) must demonstrate a level of professional understanding
and competence in the heritage conservation field of study. The report will also include a reference for
any literature cited, and a list of people contacted during the study and referenced in the report.
3.0 Summary Statement and Conservation Recommendations
The summary statement should provide a full description of:
• The significance and heritage attributes associated with the subject property.
• The identification of any impact the proposed development will have on the heritage attributes
of the subject property, neighbouring properties, the Civic Centre Neighbourhood Heritage
Conservation District and the Margaret Avenue streetscape.
Appendix 1
Scoped Heritage Impact Assessment —Terms of Reference 3
• An explanation of what conservation or mitigative measures, or alternative development or site
alteration approaches are recommended.
• Clarification as to why specific conservation or mitigative measures, or alternative development
or site alteration approaches are not appropriate.
Five (5) hard copies of the Heritage Impact Assessment and one electronic pdf format burned on CD
shall be provided to Heritage Planning staff. Both the hard and electronic copies shall be marked with
a "DRAFT" watermark background. The Heritage Impact Assessment will be reviewed by City staff to
determine whether all requirements have been met and to review the preferred option(s). Following the
review of the Heritage Impact Assessment by City staff, five (5) hard copies and one electronic copy of
the final Heritage Impact Assessment ("DRAFT" watermark removed) will be required. The copies of the
final Heritage Impact Assessment will be considered by the Director of Planning. Note that Heritage
Impact Assessments may be circulated to the City's Heritage Kitchener Committee for information and
discussion. A Site Plan Review Committee meeting may not be scheduled until the City's Heritage
Kitchener Committee has been provided an opportunity to review and provide feedback to City staff.
Heritage Impact Assessments may be subject to a peer review to be conducted by a qualified heritage
consultant at the expense of the City of Kitchener. The applicant will be notified of Staff's comments and
acceptance, or rejection of the report. An accepted Heritage Impact Assessment will become part of the
further processing of a development application under the direction of the Planning Division. The
recommendations within the final approved version of the Heritage Impact Assessment may be
incorporated into development related legal agreements between the City and the proponent at the
discretion of the municipality.
Heritage ImpoctAssessment
30-40 Margaret Avenue, City of Kitchener, Ontario
Appendix N- Curricula Vitae
June 26, 2079 MHBC 175
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
EDUCATION
2011
Higher Education Diploma
Cultural Development/ Gaelic Studies
University of the Highlands and
Islands
CU RRICU LUMVITAE
Rachel Redshaw, MA, H.E. Dipl.
Rachel Redshaw, a Heritage Planer with MHBC, joined the firm in 2018. Ms.
Redshaw has a Bachelor of Arts in Anthropology and Celtic Studies and a Master
of Arts in World Heritage and Cultural Projects for Development. Ms. Redshaw
completed her Master's in Turin, Italy; the Master's program was established by
UNESCO in conjunction with the University of Turin and the International Training
Centre of the ILO.
Ms. Redshaw provides a variety of heritage planning services for public and
2012 private sector clients. Ms. Redshaw has worked for years completing cultural
Bachelor of Arts heritage planning in a municipal setting. She has worked in municipal building
Joint Advanced Major in Celtic Studies and planning departments and also completed contract work for the private
and Anthropology sector to gain a diverse knowledge of building and planning in respect to how
Saint Francis Xavier University they apply to cultural heritage.
2014
Master of Arts
World Heritage and Cultural Projects
for Development
UNESCO, University of Turin, The
International Training Centre of the
ILO
CONTACT
540 Bingemans Centre Drive,
Suite 200
Kitchener, ON N2B 3X9
T 519 576 3650 x728
F 519 576 0121
rredshaw@mhbcplan.com
www.mhbcplan.com
PROFESSIONAL ASSOCIATIONS
Candidate, Canadian Association of Heritage Professionals (CAHP)
PROFESSIONAL HISTORY
2018 - Present Heritage Planner,
MacNaughton Hermsen Britton Clarkson Planning Limited
2018 Building Permit Coordinator, (Contract)
Township of Wellesley
2018 Building Permit Coordinator (Contract)
RSM Building Consultants
2017 Deputy Clerk,
Township of North Dumfries
2015-2016 Building/ Planning Clerk
Township of North Dumfries
2009-2014 Historical Researcher
Township of North Dumfries
CONTACT
540 Bingemans Centre Drive,
Suite 200
Kitchener, ON N2B 3X9
T 519 576 3650 x728
F 519 576 0121
rredshaw@mhbcplan.com
www.mhbcplan.com
CU RRICU LUMVITAE
Rachel Redshaw, MA, H.E. Dipl.
PROFESSIONAL/COMMUNITY ASSOCIATIONS
2018 - Present
Member, Architectural Conservancy of Ontario- Cambridge
2018 -Present
Member of Publications Committee, Waterloo Historical Society
2016 - Present
Secretary, Toronto Gaelic Society
2012 - Present
Member (Former Co -Chair & Co -Founder), North Dumfries
Historical Preservation Society
2011 -2014
Member, North Dumfries Municipal Heritage Committee
AWARDS / PUBLICATIONS / RECOGNITION
2008-2012 Historical Columnist for the Ayr News
2012 Waterloo Historical Society, "Harvesting Bees in Waterloo
Region"
2014 The Rise of the City: Social Business Incubation in the City of
Hamilton, (MA Dissertation)
2012 Nach eil ann tuilleadh: An Nos Or aig nan Gaidheal (BA Thesis) Thesis
written in Scottish Gaelic evaluating disappearing Gaelic rites of
passage in Nova Scotia.
PROFESSIONAL DEVELOPMENT COURSES
2018 Building Officials and the Law (OBOA Course)
2010 Irish Archaeological Field School Certificate
200-540 BINGEMANS CENTRE DRIVE KITCHENER / ONTARIO /N2B3X9 / T:519.576.3650 / F:519-576-0121 / WWW.MHBCPLAN.COM
MHBC
PLANNING
URBAN DESIGN
& LANDSCAPE
ARCHITECTURE