HomeMy WebLinkAboutHK - 2020-08-04 - Item 1 - Full Draft Heritage Impact Assessment (HIA) - 50-52 & 56 Weber St W, 107 Young StHERITAGE IMPACT
ASSESSMENT REP(
Phase I
50-52 Weber Street West, 56 Weber Street West & 107 Young
Street, City of Kitchener
Date:
January 3.7, 2020
(Revised March 3.3, 2020)
Prepared for:
Prepared by:
MacNaughton Hermsen Britton Clarkson Planning Limited (MHBC)
200-54o Bingemans Centre Drive
Kitchener, ON N213 3X9
T: 519 576 3650
F: 519 576 0121
Our File: '17191A'
Heritage Impact Assessment Report Phase I
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Table of Contents
ProjectPersonnel..........................................................................................................................................4
Glossaryof Abbreviations.............................................................................................................................4
Acknowledgements....................................................................................................................................... 4
ExecutiveSummary.......................................................................................................................................
5
1.0 Introduction............................................................................................................................................
8
1.1 Background.........................................................................................................................................
8
1.2 Purpose...............................................................................................................................................
8
1.3 Methodology and Approach...............................................................................................................
9
1.3.1 Methodology.....................................................................................................................9
1.3.2 Approach...........................................................................................................................9
2.0 Policy Context.......................................................................................................................................11
2.1 The Planning Act and PPS 2014.........................................................................................................11
2.2 The Ontario Heritage Act..................................................................................................................12
2.3 The Ontario Heritage Tool Kit...........................................................................................................12
2.4 Region of Waterloo Official Plan (2015)...........................................................................................13
2.5 City of Kitchener Official Plan: A Complete and Healthy Kitchener (2014) ......................................13
2.6 City of Kitchener Zoning By-law 85-1................................................................................................16
2.7 Residential Intensification in Established Neighbourhoods Study (RIENS) (2017) ...........................17
2.8 City of Kitchener PARTS Central Plan................................................................................................17
2.9 Draft Civic Centre Secondary Plan (Map 17) and Proposed Zoning By-law 2019-051 (Under Appeal)
................................................................................................................................................................18
2.10.........................................................................................................................................................19
Civic Centre Neighbourhood Heritage Conservation District Plan (2007) ..............................................19
3.0 Introduction to Development Site and Surrounding Area................................................................
24
3.1 Description of Subject Lands.............................................................................................................
24
3.2 Description and Heritage Status of Adjacent Properties..................................................................
29
3.3 Surrounding Area and Weber Street West Streetscape...................................................................
31
3.4 Description and Key Heritage Attributes of the Surrounding Civic Centre Neighbourhood Heritage
ConservationDistrict...............................................................................................................................33
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4.0 Historical Overview of Subject Lands....................................................................................................
35
4.1 Civic Centre Neighbourhood, Kitchener...........................................................................................
35
4.2 50-52 Weber Street West, „The Cottage"........................................................................................
39
4.3 56 Weber Street West, „The Motz House".......................................................................................41
4.4 107 Young Street, "The Craftsman House".......................................................................................44
5.0 Current Conditions of Subject Lands....................................................................................................46
5.150-52 Weber Street West, „The Cottage"........................................................................................46
5.2 56 Weber Street West, „The Motz House".......................................................................................
55
5.3 107 Young Street, "The Craftsman House".......................................................................................
68
5.4 Integrity and Physical Condition.......................................................................................................75
5.4.150-52 Weber Street West, "The Cottage"..........................................................................77
5.4.2 56 Weber Street West, "The Motz House"........................................................................78
5.4.3 107 Young Street, "The Craftsman House"........................................................................80
6.0 Evaluation of Cultural Heritage Resources...........................................................................................81
6.1 Evaluation under Ontario Regulation 9/06.......................................................................................81
6.1.1. 50-52 Weber Street West, "The Cottage".........................................................................81
6.1.2 56 Weber Street West, "The Motz House"........................................................................84
6.1.3 107 Young Street, "The Craftsman House"........................................................................87
6.2 Summary of Evaluation under Ontario Regulation 9/06..................................................................89
6.3 Evaluation of Contribution to the District.........................................................................................90
7.0 Description of Proposed Demolition.....................................................................................................91
8.0 Impacts of Proposed Demolition..........................................................................................................92
8.1 Introduction......................................................................................................................................92
8.2 Impact of Demolition in Relation to the Demolition Policies of the CCNHCD Plan ..........................92
8.3 Impacts of Demolition on the CCNHCD............................................................................................93
8.3.150-52 Weber Street West, "The Cottage"..........................................................................93
8.3.2 56 Weber Street West, "The Motz' House"........................................................................94
8.4 Impact of Proposed Demolitions on Adjacent Buildings..................................................................94
9.0 Consideration of Alternatives to Demolition........................................................................................95
9.1 Alternative Development Approaches..............................................................................................95
9.1.1 Do Nothing......................................................................................................................95
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9.1.2 Retain and Conserve All Buildings.....................................................................................95
9.1.3.........................................................................................................................................96
Intensify the Site while Retaining All Buildings..........................................................................96
9.1.4.........................................................................................................................................9
6
Develop the Site while Retaining 107 Young Street and Either 50-52 or 56 Weber Street West ...96
9.1.5.........................................................................................................................................97
Develop the Site and Relocating Either 50-52 or 56 Weber Street West......................................97
10.0 Mitigation and Conservation Measures..............................................................................................98
11.0 Conclusions and Recommendations...................................................................................................99
12.0 Sources..............................................................................................................................................102
Appendix A- Maps of the Subject Land.....................................................................................................104
Appendix B- Preliminary Site Plan............................................................................................................105
AppendixC................................................................................................................................................106
-Chain of Title............................................................................................................................................106
i. 50-52 Weber Street West..................................................................................................................106
ii. 56 Weber Street West.......................................................................................................................106
iii. 107 Young Street..............................................................................................................................106
AppendixD-..............................................................................................................................................107
Structural Condition Report (Tacoma Engineers, 2018) and Relocation Report (Tacoma Engineers,
February, 2020).........................................................................................................................................107
Appendix E- Laurie McCulloch Building Moving Report, March 2020 ......................................................108
Appendix F- CHIA Terms of Reference, Site Plan Pre -Submission Consultation Memo (November 10,
2017).........................................................................................................................................................109
AppendixG -Curricula Vitae.......................................................................................................................110
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Project Personnel
Dan Currie, MA, MCIP, RPP,
CAHP
Vanessa Hicks, MA, CAHP
Rachel Redshaw, MA, HE Dipl
Managing Director of Cultural
Heritage
Heritage Planner
Heritage Planner
Glossary of Abbreviations
CCNHCD
HIA
HCD
MHBC
MTCS
OHA
OHTK
O -REG g/o6
PPS 203.4
Acknowledgements
Senior Review
Research
Author, Review
Civic Centre Neighbourhood Heritage Conservation
District
Heritage Impact Assessment
Heritage Conservation District
MacNaughton Hermsen Britton Clarkson Planning
Limited
Ministry of Tourism Culture and Sport
Ontario Heritage Act
Ontario Heritage Toolkit
Ontario Regulation 9166for determining cultural
heritage significance
Provincial Policy Statement (2014)
This report acknowledges that assistance provided by the City of Kitchener Public Library, Grace Schmidt
Room of Local History. The report also acknowledges that the City of Kitchener is situated on the land and
traditional territory of the Anishinabewaki, Attiwonderonk and Haudenosaunee which is located within the
lands protected under the Haldimand Treaty.
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Executive Summary
MHBC Planning, Urban Design and Landscape Architecture ("MHBC") was retained by
=to undertake a Heritage Impact Assessment (HIA) for three (3) properties located at 50-52 Weber
Street West, 56 Weber Street West and 3.07 Young Street, City of Kitchener. The subject lands are located
north of the downtown core within the Civic Centre Neighbourhood Heritage Conservation District
(CCNHCD). As such, the subject lands are designated under Part V of the Ontario Heritage Act. The
buildings at 50-52 & 56 Weber Street West are proposed to be demolished and the building located at
3.07 Young Street is proposed to be retained and integrated into the development. The building at 3.07
Young Street will be temporarily relocated during the construction of the new building which will be part
of a Phase II HIA. This report concludes the cultural heritage value of each property as follows:
• 50-52 Weber Street, "The Cottage" has representative design value as a representative Ontario
Gothic Revival Cottage and contextual value for its location in CCNHCD;
• 56 Weber Street, "The Motz House" has representative design value as a Queen Anne building,
historical associations with John and William J. Motz and Henry J. Shoniker and contextual
value in CCNHCD;
• 3.07 Young Street, "The Craftsman House" has representative value as Arts and Craft/ Craftsman
house, its historical association with architect C. Knetchel and contextual value in CCNHCD.
While the HCD generally discourages demolition, the subject lands are within the Weber Street Policy
Area of the CCNHCD. The Plan does consider that change will occur within the Weber Street corridor.
Weber Street is a principle street within the CCNHCD Study (2007) however, the CCNHCD Plan (2007)
does acknowledge anticipated development and also that the size and scale of heritage buildings on
Weber Street "is generally larger than the rest of the district".
While the loss of cultural heritage resources is discouraged, the HCD Plan recognizesthat redevelopment
may occur in compliance with the Official Plan and guidelines within the CCNHCD. The proposed
development is consistent with policies for increasing density along the Weber corridor in the City of
Kitchener Official Plan and the Zoning By-law.
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Impacts
The designation associated with these buildings is within Civic Centre Neighbourhood Heritage
Conservation District; the heritage attributes of the district is identified in Section 2.4 of the CCNHCD
Plan (2007). It is important to note that the evaluation is based on the impacts that the removal of the
buildings have on the HCD attributes. This report concludes that heritage impacts, due to the proposed
development, are as follows:
• Moderate impact of demolition of So -52 Weber Street West as it is a unique building in the district
representing Gothic Revival architecture and contributes to the range of architectural styles in
the district. The building is not associated with an important business or community leader,
well maintained or finely detailed, nor does it contribute to an attractive, consistent
streetscape or Hibner Park.
• Minor impact of demolition for 56 Weber Street West as it is associated with business community
leaders during a key era of development in Kitchener and represents Berlin Vernacular (Queen
Anne) architecture; 3.0.5 %of buildings in the District are ofthis style (4o buildings). It is, however,
not well maintained or largely intact, unique, or contributes to an attractive or consistent
streetscape or Hibner Park.
• Potential impact of land disturbances to 48 Weber Street West, which is a contributing, well
maintained, largely intact building of the HCD, during the demolition of 50-52 Weber Street as
there is an approximate distance of four (4) metres between the buildings.
Mitigation Measures and Conservation Recommendations
Commemoration Plan
• Loss of intangible heritage attribute of association with John and William J. Motz and Henry J.
Shoniker can be mitigated through commemorative interpretation;
Demolition Plan
• The method of demolition (i.e. selective deconstruction) should be identified in the plan for the
demolition of 50-52 & 56 Weber Street West to protect adjacent 48 Weber Street and 107 Young
Street;
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• Easy, high -valuable materials should be identified in the Plan prior to demolition to be salvaged
where feasible;
• The location of the installation of construction fencing should be identified as a precautionary
measures to ensure no damage comes to the west elevation of 48 Weber Street West or 107
Young Street.
Further Recommendations
If the proposed demolitions are approved, the design of the building will be completed and a detailed
review of the building and compliance with the policies and guidelines of the Heritage Conservation
District Plan will be completed as part of a Phase II HIA.
If, the proposed demolitions are approved, the following actions are recommended to be implemented:
1) A Phase II HIA be completed once the final building design is complete;
2) A Conservation Plan for 107 Young Street be completed that includes conservation actions
to be implemented prior, during and post construction, this includes plans for temporary
relocation of the building to facilitate the underground garage;
3) Depending on the final location and design of the new building, a Cultural Heritage
Protection Plan (CHPP) be completed for adjacent building at 48 Weber Street and/ or log
Young Street as required. Potential impact of alteration to 107 Young Street can be mitigated
by following recommendations made by Tacoma Engineers (CAHP) and Laurie McCulloch
Building Moving (Appendix D & E).
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1.0 Introduction
1.1 Background
MHBC Planning, Urban Design and Landscape Architecture ("MHBC") was retained by-
_ to undertake a Heritage Impact Assessment (HIA) for the subject lands, which is comprised of the
properties located at 50-52 Weber Street West, 56 Weber Street West as well as 107 Young Street (see
Appendix A for location map).
A Phase I HIA was completed and submitted in June 2oi8 and reviewed by Heritage Kitchener August
2oi8. The applicants' proposal at that time was to demolish all three buildings on the subject lands. The
proposed demolitions were not supported by Heritage Kitchener. Since then, the applicants have
considered several development alternatives. The current proposal is to demolish the buildings at 50-52
& 56 Weber Street West. The building at 3.07 Young Street is proposed to be retained in-situ and
integrated into the new development.
The subject lands are located north of the downtown core and within the southern limits of the Civic
Centre Neighbourhood Heritage Conservation District (CCNHCD) (see Appendix A for CCNHCD
Boundary). As such, the properties are designated under Part V of the Ontario Heritage Act. The
properties are not located within or adjacent to either a 'minor' or 'major' gateway and therefore, not
subject to policies of the CCNHCD Plan regarding these features (referencing Street Lighting Concept
Map forthe CCNHCD). The subject lands are identified in the CCNHCD Plan as'High Density Residential
Commercial'.
1.2 Purpose
The purpose of this HIA (Phase 1) is to assess the impact of the proposed demolition of the heritage
resources on the subject lands and assess the impact on the Civic Centre Neighbourhood Heritage
Conservation District (CCNHCD) as a whole. This report provides a general description of the proposed
new building. A detailed evaluation of the proposed new building, and its compliance with the CCNHCD
Plan would be completed within the Phase II of the HIA.
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In Section 33.4 of the CCNHCD Plan (2007), it states that although demolition is strongly discouraged, it
recognizes that there are situations in which demolition may be necessary including occasionally
redevelopment that is in keeping with the appropriate City policies and CCNHCD Plan. The purpose of
this report is to determine if the proposed development qualifies to be a situation in which demolition/
relocation of existing buildings is appropriate, and that, the proposed new construction complies with
the CCNHCD Plan (2007).
1.3 Methodology and Approach
1.3.1 Methodology
The methodology of this report is based on the Heritage Impact Assessment (HIA) guidelines of the City
of Kitchener and pre -submission comments of November io, 2017:
• Present owner contact information for properties proposed for development.-
0
evelopment;
• A detailed site history to include a listing of owners from the Land Registry Office and a history of
the site uses (s), -
0
s);
• Written description of the buildings, structures and landscape features on the subject properties
including a list of heritage attributes,-
0
ttributes;
• Documentation of the subject properties including photographs and a site plan,-
0
lan;
• Outline of proposed development;
• Assessment of impacts (beneficial, neutral and adverse) of the propose development justifying and
explaining the loss of cultural heritage value and impact on the streetscape/neighbourhood;
• Alternative options,
• Implementation measures;
• Conclusions,
• Curricula vitae (See Appendix H))
1.3.2 Approach
A site visit was conducted by MHBC Cultural Heritage Staff on August 18, 2017, June 7, 2o18 and May 3,
2019 to document the current condition of all properties within the subject lands. This Report reviews
the following documents:
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• The Planning Act,
• Provincial Policy Statement (2014),
• The Ontario Heritage Act and the Ontario Heritage Toolkit
• City of Kitchener's Official Plan: A Complete and Healthy Kitchener (2014)
• Draft Civic Centre Secondary Plan
• Zoning By-laW 2019-051
• City of Kitchener's Municipal Heritage Register
• Civic Centre Neighbourhood Heritage Conservation District Study (2oo6);
• Civic Centre Neighbourhood Heritage Conservation District Plan (2007),
• Civic Centre Neighbourhood Heritage Conservation District Designation By-laW 2oo8-o39
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Z . O Policy Context
2.1 The Planning Act and PPS 2014
The Planning Act makes a number of provisions respecting cultural heritage either directly in Section 2
of the Act or Section 3 respecting policy statements and provincial plans. In Section 2 the Planning Act
outlines 18 spheres of provincial interest that must be considered by appropriate authorities in the
planning process. One of the intentions of The Planning Act is to "encourage the co-operation and co-
ordination among the various interests." Regarding Cultural Heritage, Subsection 2(d) of the Act
provides that:
The Minister, the council of a municipality, a local board, a planning board and the Municipal
Board, in carrying out their responsibilities under this Act, shall have regard to, among other
matters, matters of provincial interest such as,
(d) The conservation of features of significant architectural, cultural, historical, archaeological or
scientific interest;
In support of the provincial interest identified in Subsection 2 (d) of the Planning Act, and as provided for
in Section 3, the Province has refined policy guidance for land use planning and development matters in
the Provincial Policy Statement, 2014 (PPS). The PPS is "intended to be read in its entirety and the
relevant policy areas are to be applied in each situation". This provides a weighting and balancing of
issues within the planning process. When addressing cultural heritage planning, the PPS provides the
following:
2.6.1 Significant built heritage resources and significant cultural heritage landscapes shall be
conserved.
2.6.3 Planning authorities shall not permit development and site alteration on adjacent lands to
protected heritage property except where the proposed development and site alteration has been
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evaluated and it has been demonstrated that the heritage attributes of the protected heritage
property will be conserved.
Conserved: means the identification, protection, management and use of built heritage resources,
cultural heritage landscapes and archaeological resources in a manner that ensures their cultural
heritage value or interest is retained under the Ontario Heritage Act. This may be achieved by the
implementation of recommendations set out in a conservation plan, archaeological assessment,
and/or heritage impact assessment. Mitigative measures and/or alternative development
approaches can be included in these plans and assessments.
The subject lands are recognized as protected heritage properties as they are designated under Part V
of the OHA.
2.2 The Ontario Heritage Act
The Ontario Heritage Act, R.S.O, iggo, c.o.18 remains the guiding legislation for the conservation of
significant cultural heritage resources in Ontario. The buildings located at 50-52 & 56 Weber Street West
and 107 Young Street are designated under the Ontario Heritage Act (OHA). Although collectively
designated, each building was evaluated bythe criteria provided with Ontario Regulation 91o6 of the OHA
which outlines the mechanism for determining cultural heritage value or interest.
2.3 The Ontario Heritage Tool Kit
This Report uses the Ontario Heritage Tool Kit to aid in the assessment of cultural heritage resources and
potential cultural heritage landscapes. This Report uses the "Heritage Property Evaluation" and "Heritage
Resources in the Land Use Planning Process" to evaluate and assess the existing buildings on the subject
lands. The latter booklet includes Info sheets. The following info sheets will be used in this report:
Info sheet # z- Built Heritage Resources
Info sheet # 2- Cultural Heritage Landscapes
Info sheet # 4-Adajcent Lands and Protected Heritage Property
Info sheet # 5- Heritage Impact Assessments and Conservation Plans
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2.4 Region of Waterloo Official Plan (2015)
Chapter 3, Section 3.G of the Regional Official Plan provides policies regarding the conservation of
cultural heritage resources stating that they are,
-the inheritance of natural and cultural assets that give people a sense of place, community and
personal identity. Continuity with the past promotes creativity and cultural diversity... These
resources provide an important means of defining and confirming a regional identity, enhancing the
quality of life of the community, supporting social development and promoting economic prosperity.
The Region is committed to the conservation of its cultural heritage. This responsibility is shared with
the Federal and Provincial governments, Area Municipalities, other government agencies, the
private sector, property owners and the community.
Pursuant to Chapter 3. G. 3-3, Cultural Heritage Impact Assessments policies have been outlined for the
City of Kitchener for a proposed development that includes or is adjacent to a designated or listed
property on the Municipal Heritage Register of the applicable municipality, in this case, the City of
Kitchener. The CHIA guidelines outlined by the Region in Chapter 3 G. 3-7 are reflected in the HIA
guidelines used by the City of Kitchener defined in the beginning of Sub -section 2.3- of this report.
2.5 City of Kitchener Official Plan: A Complete and Healthy Kitchener (2014)
Section 3-2 of the Kitchener Official Plan (203-4) provides the following objectives regarding the
conservation of cultural heritage resources:
3-2.3-.3-. To conserve the city's cultural heritage resources through their identification, protection,
use and/or management in such a way that their heritage values, attributes and integrity are
retained.
3-2.3-.2. To ensure that all development or redevelopment and site alteration is sensitive to and
respects cultural heritage resources and that cultural heritage resources are conserved.
Policies in Chapter 3-2.C.I.I states that the City of Kitchener uses the Ontario Heritage Act, among other
Acts, to conserve cultural heritage resources in consultation with the City of Kitchener's Municipal
Heritage Committee as it relates to its compliance with the provisions of the OHA. Conservation
measures are to be consistent with the Parks Canada Standards and Guidelines for the Conservation of
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Historic Places in Canada (Section 12.C.1.2o). Conserving cultural heritage resources are stated to be a
requirement and/ or condition in processing and approving applications submitted under the Planning
Act (Section 12.C. 3.2.21). To ensure that conservation is pursued in the development process, the City
may require financial securities from the owner/ applicant during and after the development process
(Section 12.C.1.22).
In accordance to Section 12 C.1.23 (a)(d)(e), the City of Kitchener has required the submission of a HIA
for the redevelopment of 50-52 & 56 Weber Street West and 107 Young Street as it relates to these
buildings as designated structures within the CCNHCD. These properties are outlined as being in a
Secondary Plan in Map 3 (Land Use). These properties are within a heritage conservation district but not
within a heritage corridor as defined in Map g of the Official Plan (2014).
Mitigative and/ or conservation measures identified in this report and approved by the City will be
incorporated into the redevelopment plans and conditions of approval for planning application (Section
12.C.1.2.7).
The current development plan proposes to demolish 50-52 and 56 Weber Street West. As per Section
12.C.1.32, Demolition/Damage of Cultural Heritage Resources, the City may require all or any part of the
demolished cultural heritage resources to be given to the City for re -use, archival, display or
commemorative purposes at no cost to the City. If 50 -52nd 56 Weber Street West are developed, a
Documentation and Salvage Reportwill be required which must be in compliance with Section 3.2.C.1.3-4
which includes:
a) Architectural measured drawings,-
b)
rawings;
b) A land use history; and,
c) Photographs, maps and other available materials about the cultural heritage resource in its
surrounding context.
Archival documentation will be required by the City for the proposed development of the salvage and
demolition of 50-52 and 56 Weber Street West as per Section 12.C.1.33,
In the event that demolition, salvage, dismantling, relocation or irrevocable damage to a
significant cultural heritage resource is proposed and permitted, the owner/applicant will be
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required to prepare and submit a thorough archival documentation, to the satisfaction of the City,
prior to the issuance of an approval and/or permit.
In changing contexts, the City of Kitchener may also require guidelines to best integrate new
development into mature neighbourhoods,
12.C.1.47. The City may require architectural design guidelines to guide development,
redevelopment and site alteration on, adjacent to, or in close proximity to properties designated
under the Ontario Heritage Act or other cultural heritage resources.
The proposed development intends on removing 50-52 Weber Street West which is an early residence in
the area as well as 56 Weber Street West which has historical significance. As so, the City strongly
encourages commemoration of these cultural heritage resources (Section 12.C.1.4.2).
The Civic Centre Secondary Plan for Land Use, Map g included in the Official Plan designates the subject
lands as High Density Commercial Residential with a Special Policy Area' in the Civic Centre Secondary
Plan as per Section 16.D.1.3 (a) of the City of Kitchener Official Plan. The High Density Commercial
Residential designation applies to properties fronting onto Weber Street between College Street and the
St. Andrews Presbyterian Church, certain properties on the south side of Roy Street, and to certain
properties on Young and College Streets south of the westerly projection of Roy Street. The purpose of
this designation is to recognize the proximity of the Civic Centre Neighbourhood to high intensity land
uses of Downtown Kitchener. As such, the land use designation permits mixed use and multiple
residential developments to a maximum density of 4.o FSR. The Secondary Plan specifies that
redevelopment within this area must obtain access from Weber Street only and that underground
parking is encouraged. Section 3-3.1.3 of the Secondary Plan provides the following as it relates to special
policy which applies to the property located at 107 Young Street.
13.1.3 Special Policies
2. Notwithstanding the High Density Commercial Residential designation on the properties
located at 102, 1o6, 1o7, log and 112 Young Street, 94, 98 and 102 College Street and 95,
99, 1o3 and log College Street, and notwithstanding the Mixed Use Corridor designation
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on the properties located at 95-97 Ahrens Street West, redevelopment of those properties
will be accomplished by a holding category being applied to such properties in the Zoning
Bylaw. The holding provision shall be removed so as to allow redevelopment to proceed
only when the following criteria have been met:
a) Consolidation orassemblyof the property with propertyhaving legal frontage and access
to Weber Street, Water Street or Victoria Street;
b) All access to be from Weber Street or Water Street only, with no vehicle access to College
and Young Streets to be ensured by the conveyance of a 0.3 metre reserve along College,
Young orAhrens Streets,-
c)
treets;
c) Such redevelopment including any surface parking, being buffered from the properties
located College and Young Streets in the Office -Residential Conversion designation by
means of building setback, and landscaped screening and/or berming; and
d) Site plan setting out the requirements of a), b) and c) above and any additional matters
required pursuant to Section 41 of the Planning Act. Conversion of these properties will only
be permitted within buildings existing as of the date of adoption of this Plan in compliance
with the regulations of the implementing Zoning By-law.
2.6 City of Kitchener Zoning By-law 85-1
The properties located at 50-52 Weber Street West are zoned CR -3 (Commercial Residential Three Zone)
as per the City of Kitchener Zoning By-law which permits a range of residential and commercial uses to
a maximum density of 4.o FSR. The Zoning By-law does not specify a maximum height. The property
located at:107 Young Street is zoned CR -3 3.6H (Commercial Residential Three Zone). The Special Policy
applying to 3.07 Young Street requires that a holding provision be applied under the Zoning By-law until
certain criteria is met. This criteria is related to the consolidation of the lot with properties fronting Weber
Street West, the submission of a site plan, and appropriate site access and buffering.
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112
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Figure 2: Excerpt of Weber Street West Corridor, Weber Street West, Existing Zoning 'CR -3'. Location of
subject lands noted in red. (Source: City of Kitchener Interactive Map, 201.7)
2.] Residential Intensification in Established Neighbourhoods Study (RIENS)
(2017)
The final REINS report of February 3.3, 201.7 clarifies the process in which redevelopment is approved in
the established neighbourhoods of the City to ensure compatible development through the amendment
of zoning rules. This report pays particular attention the Urban Design Manual Updates related to infill
development within established neighbourhoods. The Final Draftofthe Urban Design Manual for Central
Neighbourhoods as a result of recommendations of RIENS includes goals as it relates to streetscapes,
scale and transition and specifically cultural heritage resources. This report acknowledges this updated
Urban Design Manual understanding that new construction should respect the existing established
streetscape of Weber Street and be complementary yet legible as a form of infill.
2.8 City of Kitchener PARTS Central Plan
The PARTS Central Plan is intended as a land use plan to guide development and change in the central
transit station area. The Plan was adopted by Council in 201.6 and is intended to serve as the guiding
document for future updates to the City's Secondary Plans, Comprehensive Zoning By-law and others.
The preferred plan identifiesthe subject lands as Medium Density Mixed Use. The Medium Density Mixed
Use classification identifies that the lands are intended to provide a broad mix of compatible residential,
commercial, retail, and institutional uses. The Medium Density Mixed Use category has a minimum
density of 1..o FSR and a maximum density of 2.o FSR with a maximum height of 24 metres (8 storeys).
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5.0 Preferred Plan
Land Use Map
Urdan Gmwrh Centre a
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Figure 3: Excerpt of the PARTS Central Plan (Preferred Plan Land Use Map). Approximate location of subject
lands noted in red. (Source: City of Kitchener, 2o16)
2.9 Draft Civic Centre Secondary Plan (Map 17) and Proposed Zoning By-law
20
2019-051 (Under Appeal)
The City of Kitchener has updated its Secondary Plan (Map 17) and Comprehensive Zoning By-law (By-
law 2019-051), currently, both documents have not yet been implemented. The updated Civic Centre
Secondary Plan identifies the land including 50-52 & 56 Weber Street as "Mixed Use- Medium to High
Rise" and 107 Young Street as Low -Rise Residential Limited Office (draft Civic Centre Secondary Plan,
see Figure 4).
Proposed zoning By-law 2019-051 currently does not have regulations in place for residential zones which
includes 107 Young Street within the updated Civic Centre Secondary Plan, however, Mixed Use (MIX)
Zones in Section 8.1 outlines three mixed use zones.
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Figure 4: Civic Centre Neighbourhood Plan Land Use, Secondary Plan Map 1.7 identifying the subject lands as
Mixed Use (Medium to High -Rise) and 1.07 Young Street as Low Rise Residential Limited Office within the
CCNHCD boundaries; red arrow identifies subject lands (Source: CCNHCD Plan, 2007)
2.10 Civic Centre Neighbourhood Heritage Conservation District Plan (2007)
The HCD Plan includes policies and guidelines that provide direction for the management of change in
the CCNHCD. This includes policies and guidelines for the demolition of existing buildings and the
construction of new buildings. The CCNHCD Plan also contains specific policies for lands in the Weber
Street Area. The subject lands are located within the Weber Street Area.
Demolition
Section 3.3.4 of the CCNHCD Plan states thatthe goal of the HCD is to preserve and protect the heritage
resources within its boundaries, however, the Plan states that there are situations where demolition and
redevelopment may occur where it is in keeping with appropriate City policies as follows:
3.3.4 Demolition
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The goal of a heritage conservation district is to preserve and protect the heritage resources
within the short term and over the long term. However, it is recognized that there are
situations where demolition maybe necessarysuch as partial destruction due to fire or other
catastrophic events, sever structural instability, and occasionally redevelopment that is
in keeping with appropriate City policies.
The policies of the CCNHCD Plan regarding demolition are as follows:
a) The demolition of heritage buildings in the District is strongly discouraged;
b) Any proposal to demolish a heritage building or portion of a heritage building that is
visible from the street or other public space within the District shall require a heritage permit
from the municipality;
c) Where demolition of a heritage building is proposed, the property owner shall provide
supporting documentation demonstrating appropriate reasons for the demolition,-
d)
emolition;
d) In situations where demolition is approved by Council, written and/or photographic
documentation of any notable architectural features and construction techniques may be
required to create a record of the building and its components,-
e)
omponents;
e) Reclamation of suitable building materials such as windows, doors, moldings, columns,
bricks, etc. for potential reuse in a new building on the site or as replacement components
for other buildings in the neighbourhood which require repair and restoration over time is
strongly encouraged if demolition for any heritage buildings in the District.
Weber Street Area Special Policies and Guidelines
Section 3.3.5.2 of the CCNHCD Plan (2007) states that Weber Street contains a number of the oldest
buildings in the Civic Centre Neighbourhood and that the scale of heritage buildings is generally larger
than those at the interior of the district (being 3-4 storeys) and there have been a number of larger
residences converted to multiple residential units or office/ commercial units.
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The Weber Street Area policies are:
a) The protection and retention of existing heritage buildings and their architectural
features is strongly encouraged;
b) Maintain residential streetscape character through the use of appropriate built form,
materials, roof pitches, architectural design and details particularly at the interface
between Weber Street and the interior of the neighbourhood,
d) Where redevelopment is proposed on vacant or underutilized sites, new development
shall be sensitive to and compatible with adjacent heritage resources on the street with
respect to height, massing, built form and materials.
e) Any buildings proposed over 5 storeys in height may be required to undertake shadow
studies where they abut existing residential uses, to demonstrate that they will not
unreasonably impact on access to sunlight in rear yard amenity areas.
f) Design guidelines provided in Section 6.9.2 [Note: this is a typo and should read 6.9.41
Section of this Plan will be used to review and evaluate proposals for major alterations,
additions ornew buildings to ensure that new development is compatible with the adjacent
context.
Site/ Area Specific Design Guidelines for Weber Street
The CCNHCD Plan (2007) outlines site specific guidelines in Sub -section 6.9.4 of the Plan. They are as
follows:
• Any infill development on Weber Street should maintain a strong relationship to the street at
the lower levels (2 to 4 storeys) with respect to built form and use.
• Setbacks of new development should be consistent with adjacent buildings. Where significantly
different setbacks exist on either side, the new building should be aligned with the building that
is most similar to the predominant setback on the street.
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• Building facades at the street level should incorporate architectural detail, similar materials and
colours, and consistency with the vertical and horizontal proportions or rhythm of adjacent /
nearby buildings on the street to establish a cohesive streetscape.
• New development shall have entrances oriented to the street.
• Size, placement and proportion of window and door openings for new buildings or additions
should be generally consistent with those on other buildings along the street.
• Any new buildings tallerthan 3 to 4 storeys should incorporate some form of height transition
or stepbacks to minimize the perception of height and shadow impacts to pedestrians on the
street and provide more visual continuity. Stepbacks should be a minimum of 2 metres to
provide for useable outdoor terraces for the upper levels.
• Any buildings taller than 5 storeys abutting a residential property to the rear should be
constructed within a 45 degree angular plane where feasible, starting from the rear property
line, to minimize visual impacts on adjacent property owners.
• To minimize impacts on properties to the rear of or flanking Weber Street, a rear yard setback
Of 3.5 metres should be maintained for new buildings as well as additions where feasible.
• Locate loading, garbage and other service elements (HVAC, meters, etc.) away from the front
fagade so they do not have a negative visual impact on the street or new building / addition.
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/J
A,
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Figure 5: Map of the Civic Centre Neighbourhood Boundary. Shaded areas indicate properties within the
'Weber Street Area' which pertains to specific policies of the HCD Plan. Approximate location of subject lands
noted in red. *Note that the subject lands are entirely within the Weber Street Area. (Source: CCNHCD Plan,
2007)
. 'Nk,4k%*1
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3.01ntroduction to Development Site and
Surrounding Area
3.1 Description of Subject Lands
The subject lands are comprised of the properties located at 50-52 Weber Street West, 56 Weber Street
West and 3.07 Young Street and are approximately 0.3.79 hectares (0.442 acres) in size. See Appendix
A for maps of the subject lands. The subject lands are located north of the downtown core within the
boundary of the Civic Centre Neighbourhood Heritage Conservation District and zoned CR -3 (Zoning
By-law 85-3.). The subject lands are identified as High Density Residential Commercial within the
CCNHCD on the Secondary Plan, Map 9 (see Figure 6). The subject lands are included in the Weber
Street Area as identified in the CCNHCD Plan. This type of zoning extends to the east and west of the
property within the district. North-east and east of the development site is office residential
conversions.
Figure 6: Civic Centre Neighbourhood Plan Land Use, Secondary Plan Map 9 identifying the subject lands as
High Density Residential Commercial within the CCNHCD boundaries; red arrow identifies subject lands
(Source: CCNHCD Plan, 2007)
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The CCNHCD Study (2oo6) outlines four (4) groups which were used to categorize properties within
the CCNHCD. All buildings within the District were evaluated and assigned to a specific group ('A',
'B', 'C' or 'D'). The CCNHCD Study states that the buildings were assessed '...primarily from what
was visible from the street combined with any historic data that could be compiled forthe property.'
This categorization of the buildings helped to establish boundaries for the District. 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 a 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 if any one 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 if any one 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 characterto contribute to the
area.
Section 6.2 of the HCD Study identifies that there are several factors which contribute to whether
or not an individual building, streetscape, or grouping of buildings within the District could be
considered significant. This helpsto identifythe individual elements of the District which contribute
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to its heritage character and provide insight on the cumulative effect of those elements. These
factors are identified as follows:
• Building Form, Massing, Height, Width, Visible Depth
• Building Setting on a Property
• Architectural Style
• Building Facade Elevation Layout and Shape, Projections and Reveals;
• Roof style, Dormers, Gables and Turrets;
• Windows, Doors and Accessories;
• Building Materials, Textures, Colours
Figure 7: Map noting location of Group A, B and C properties within the CCNHCD. Location of subject
lands noted in blue. (Source: CCNHCD Plan, 2007)
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The following chart outlines existing buildings on the subject lands as per the descriptions in the
Kitchener Civic Centre Heritage Conservation District Study Inventory Summary of 2007. Prior to the
establishment of the HCD in 2oo8, 56 Weber Street West and 3.07 Young Street were not listed on
the City's Municipal Heritage Register. Properties included in the inventory were also assigned
"groups" to indicate their cultural heritage value as reviewed in Sub -section -1.3.3.3.
Photographs of the buildings on the subject lands can viewed on the following page.
J`
House is constructed of brick; stucco applied to front verandah added in later years;
[z� House is one and half storeys not one storey.
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Description as Per Architectural
Heritage Status
Summary CCNHCD Plan (2007)
50-52 Weber Street
One -and -a -half storey Ontario Cottage
Designated under Part
West `The Cottage"
constructed of stuccoE'3 circa -1875.
V(Group B)
56 Weber Street
Vernacular two -and -a -half storey brick
Designated under Part V
West
house with two pair windows built in -1889.
(Group C)
Built by John Motz, editor of the Berliner
"The Motz House"
Journal and later Sheriff, Mayor in -188o-
-188-1.
3.07 Young Street
One storey [23 vernacular brick house built
Designated under Part V
circa -19-1o.
(Group C)
"The Craftsman
House"
Photographs of the buildings on the subject lands can viewed on the following page.
J`
House is constructed of brick; stucco applied to front verandah added in later years;
[z� House is one and half storeys not one storey.
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Figures 8, 9 & io: (Above Left) Photograph of 56 Weber Street West; (Above Right) Photograph of 50-52
Weber Street West; (Below) Photograph of 1.07 Young Street (MHBC, 201.9)
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3.2 Description and Heritage Status of Adjacent Properties
Beyond the subject lands' location within the CCNHCD, they are adjacent to other properties. The City
of Kitchener Official Plan defines adjacent as, "Lands, buildings and/or structures that are contiguous or
that are directly opposite to other lands, buildings and/or structures, separated only by a laneway,
municipal road or other right-of-way. "The following table details the description and heritage status of
these buildings:
Photographs of the buildings adjacent to the subject lands within the CCNHCD can viewed on the
following page.
V0
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Description as Per
Heritage Status
Architectural Summary
CCNHCD Plan (2007)
iog Young Street
Two -and -a -half Queen Anne
Designated under Part V(Group A);
Style brick house built circa
'189o. Features include a two
storey porch.
48 Weber
Four storey Tudor apartment
Designated under Part V (Group C).
Street West
complex of brick and stucco
built circa '1930. Windermere
Court Apartments.
65 Roy Street
One -and -half storey brick
Designated under Part V (Group C).
English Cottage circa -1925.
Photographs of the buildings adjacent to the subject lands within the CCNHCD can viewed on the
following page.
V0
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Figures ii, iz &13: (Above Left) Photograph of zo9 Young Street; (Above Right) Photograph of 48 Weber
Street West; (Below Right) Photograph of 65 Roy Street (MHBC, 201.9).
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3.3 Surrounding Area and Weber Street West Streetscape
The CCNHCD Plan (2007) acknowledges that Weber Street West is a prominent streetscape in the
historical development of the City (Sub -section 3.3.5.2). The description of this streetscape in Plan
describes the larger size and scale of buildings along the streetscape including: churches small scale
apartments (3-4 storeys) and a number of larger residences (3.9). The figures demonstrate the
adjacent scale and mass of buildings located in the immediate context of the proposed development
along Weber Street West.
Figures 14 &15: (Above) Photograph of Weber Street West Streetscape looking westwards along the street;
(Below) Photograph of Weber Street West Streetscape looking eastward along the street (MHBC, 201.9)
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As the subject lands are located at the edge of the district, their location at the intersection of Young
Street and Weber Street West is considered a 'gateway' to the residential area of the HCD. The
following figures demonstrate the view of the subject lands in correlation with its placement at the
intersection and the view from the subject lands into the HCD.
Figures i6 &17: (Above) Photograph of 56 Weber Street and part of 50-52 Weber Street at the intersection
of Young Street and Weber Street West; (Below) Photograph along Young Street into the HCD from the
subject lands (MHBC, 201.9)
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As mentioned in Sub -section 3.3.5.2 of the CCNHCD Plan (2007) entitled "Weber Street Area" buildings
in the Weber Street area are "generally Iargerthan the rest of the district." The immediate surrounding
area to the subject lands, in particularto the east, is dominated by larger scale development (see Figure
3.8). Buildings between Young Street and Queen Street North that are included in the HCD are larger
buildings in comparison to the residential neighbourhood to the rear.
Figures 18: Axonometric view of Weber Street West looking east including immediate surrounding area to
the subject lands (Google Earth Pro, 2oi9); red circle indicates approximate location of the subject lands.
3.4 Description and Key Heritage Attributes of the Surrounding 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 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
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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
CCN HCD 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 lgoos 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 Historical Overview of Subject Lands
4-I Civic Centre Neighbourhood, Kitchener
The Civic Centre Neighbourhood was developed in the 191h and loth centuries as a residential area
adjacent to Kitchener's former industrial core located south of the railway, providing homes for those
who owned or work for businesses/factories in the area.
The earliest residential buildings date from the 185os, with the majority constructed between 188o and
1915. The area developed slowly, experiencing significant infill in the late 1920s. The construction of
apartment buildings dotted the neighbourhood beginning in the 196os. The neighbourhood reflects the
long development of the area from the 1850s to the recent past with a variety of housing styles.
V'Vaterloo 16 unship in 18,31
Gil Ma
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Figure ig: Map of Waterloo Township in 1831 showing settled and cultivated land. Source: Waterloo Township
Through Two Centuries. Approximate location of subject property denoted by arrow.
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Figure 20: Detail of M.C. Schofield map of Berlin, 1.853. Approximate location of subject lands denoted in red.
(Source: Kitchener Public Library)
Eagle Tannery was one of the largest industries, established in 1.85os by Louis Breithaupt at the north
end of Margaret Avenue. A furniture factory was constructed by Jacob Baetz Sr. at 264 Victoria Street
North occupied the majority of the block between Ellen Street and St. Leger Street. By WWI,
approximately a dozen factories were constructed along the railway between Weber and Lancaster
Streets. According to the 1.853 and 1.861. map of Berlin, no buildings or structures are depicted on the
subject lands.
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-PP MW
fWn
s L� •I'L,LL
'add+tri �r F� %.� �-' IRA{,.
Figure 1.1: Tremaine Map of Waterloo Township, 1.861.. Approximate location of subject property denoted by
a rrow.
9 ,
71. d
t�
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- , *V6
a
4, • y� _ ,tib
.� ��'�•. � � 'fit 4 4, L 4�-�+��. � �s,
y •�t
Figure 1.2: View of subject lands on from 1.875 Bird's Eye View (Courtesy of the University of Waterloo
Geospatial Centre, 201.8
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Figure 23: View of subject lands on 1.879 Map of Berlin, C.M. Hopkins (Courtesy of the University of Waterloo
Geospatial Centre, 201.8.
A
r 0
'r mow' r
1P * r
1.4. J
Figure 24: 1.892 Map of Berlin. Approximate location of subject lands noted in red. (Source: City of Kitchener
Public Library)
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t
r
=
46
F
�
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y1.
i
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L
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Figure 23: View of subject lands on 1.879 Map of Berlin, C.M. Hopkins (Courtesy of the University of Waterloo
Geospatial Centre, 201.8.
A
r 0
'r mow' r
1P * r
1.4. J
Figure 24: 1.892 Map of Berlin. Approximate location of subject lands noted in red. (Source: City of Kitchener
Public Library)
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yf.
c ..�
s r`v NN,
Jj
j 'y
Figure 25: Registered Plan 401. (no date). Approximate location of subject lands noted in red (Source: Kitchener
Land Registry Office).
The subject lands (including the properties located at 50-52 Weber Street West, 56 Weber Street West,
and 1.07 Young Street) are part of Lot 5, Registered Plan 401.. Plan 40:1 was registered in the 1.87os/1.88os
era. A chain of title for Lot 5, Registered Plan 401. is provided in Appendix C of this report.
4.2 50-52 Weber Street West, "The Cottage"
The property located at 50-52 Weber Street West is legally described as Part Lot 5 n/s, Weber Street, Plan
401., City of Kitchener. According to the M.C. Schofield map of Berlin (1.853), the subject lands had not
yet been sub -divided by 1853. By 1.879, the subject lands had been subdivided likely reflecting the
subdivision of land by Registered Plan 403. (also known as A.C. Webers Survey).
The 1.879 map notes that the property was owned by H.M. Finlayson. However, this conflicts with Land
Registry records which confirm that only Elizabeth Finlayson (wife of H.M. Finlayson) owned the subject
lands in the 19th century.
At this time, the lot included the existing building at 50-52 Weber Street West. The 1.879 map shows a
roughly rectangular -shaped plan with an addition to the rear (likely a summer kitchen), and a detached
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outbuilding to the rear which is confirmed by available Fire Insurance Plans as a stable or similar structure.
At this time, the main building is noted as a single detached residence and does not include multiple
units.
According to records available at the Kitchener Land Registry Office, the first transaction of Lot 5, Plan
401 (west of Queen and North of Weber Street), was a discharge of mortgage to Elizabeth G. Finlayson
in 3.886. Elizabeth and H.M Finlayson are not noted in the 3.863., 3.871 or 3.883. census records for Berlin.
According to the 1871 census of Waterloo North (Woolwich Township), H. M. Finlayson (of Scotland) and
his wife Elizabeth Finalyson (of France) and their 7 children did not live on the subject lands, but resided
in Woolwich Township. According to the Waterloo Historical Society (194o), H.M. Finlayson was the
Postmaster of St. Jacobs in the 186os. An advertisement for the Berliner Journal in the 3.867 Directory of
Berlin notes that H. Finlayson was a paint manufacturer in Williamsburg. There is no information in the
historic record to conclusively determine that any members of the Finlayson family ever resided in the
dwelling located at what is now 50-52 Weber Street West.
The building located at 50-52 Weber Street West is noted on the 3.892 Bird's Eye View map, adjacent to
the building at 56 Weber Street West. While the building is depicted, it does not appearto have the exact
same architectural characteristics as what is existing. This is likely due to artists' interpretation of the
structure (See Figure 24).
According to the 1894 (revised 1904) Fire Insurance Plan, the building appears and includes a footprint
similar to what is existing. At this time, the building is not identified as being separated into multiple
units. The existing rear addition is also not depicted. Instead, a smaller rear addition is shown at the north
elevation, towards the east. The property also includes a rear detached barn or stable.
According to early 20th century directories of the City of Kitchener, Mrs. Susan Robson and David Devitt
were the residents of 5o and 52 Weber Street West. As Robson and Devitt are not included in Land
Registry Records as being owners of the property, it is likely that the building was already made available
to renters at this time. Members of the Motz family owned part of Lot 5 from 3.886 to 1932 (Zinger,
Maiden name Motz). It is possible that when Motz purchased Part of Lots in 1886, he also purchased the
portion of the lot which included what is now 50-52 Weber Street West and had it altered into a duplex
for rental purposes. According to the 1925 Directory, the residents of 50-52 Weber Street West were Fred
Timm and Wm. (William) Speers.
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According to the 3.904 (revised 3.925) Fire Insurance Plans, the building is again described with a similar
footprint as what is existing. However, the building has been separated north -south, into two residential
units. Therefore, the building was constructed as a single -detached residence between 3.853 and 3.879,
and was converted to a duplex dwelling between 3.904 and 3.925. This would have resulted in alterations
to the building including the removal of an original (central) entrance, which is typical of Ontario
Cottages, and the construction of two new entrances for each of the units to the north and south,
respectively as per the Fire Insurance Plans. Further, an addition at the rear (north) elevation was
removed and replaced with two separate single storey wood frame additions at each side of the building
for each of the separate dwelling units. The detached accessory structure/stable in the rear yard was
removed by this time.
In 3.935, the residents included Mrs. E. Schneider and T. Russell Wilson. By 3.945, the residents included
Mrs. E. Schneider and Jas. Sutherland.
The 3.940 voters list indicates the residents of 50 Weber Street West are Emma and Maude Schneider.
Albert, Beatrice and Glen Julien reside at 52 Weber Street West.
The 19o8 (revised 3.947) Fire Insurance Plan indicates thatthe building was still divided into two separate
dwelling units. The rear wood frame rear addition was enlarged slightly so that it spans across the entire
north elevation. A small detached structure has been added to the rear yard, at the east side of the house
and was likely used as a garage as it is in alignment with a laneway beside the house.
4.3 56 Weber Street West, 'The Motz House"
The building located at what is now 56 Weber Street West is not indicated on the 3.879 map of Berlin. The
building appears on the 3.892 Bird's Eye View map, indicating thatthe building was constructed between
3.879 and 3.892. According to land registry records, part of Lot 5 was sold by John Cairnes to John Motz in
3.886. The existing building was constructed by members of the Motz family at this time. Photographs
of the building (and members of the Motz family) in the late 3.91h century display the original features of
the building (See Figures 26 & 27).
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Figure 26: Late 1.9t" century photo of 56 Weber Street West, noted as the residence of the'William J. Motz family'
(Source: Ancestry.ca)
Figure 27: Photo of 56 Weber Street West, noted as the residence ofthe'Sheriff Motz', n.d. (Source: Berlin
Today i8o6-i906)
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According to Bloomfield and Foster (3-995) John Motz was born in Prussia in 3.830. He was Reeve of Berlin
3-873--3-875, Councillor in 3-879, and Mayor from 3-88o —3-883-. He sat on Waterloo County Council from 3-873-
to 3-875. He immigrated to Canada in 3-848. By 3-859 he started the Berliner Journal, remaining as editor
until 3-899. He was Sheriff of Waterloo County from 3-9oo to 3-93-3-. He was a Trustee on the Berlin Separate
School Board and Berlin High School Board, chair of the Berlin Free Library Board, and was also on a
board which organized the 3-898 Saengerfest. He was also the founder of St. Boniface Benefit Society. As
per a review of directories for the City of Kitchener, John Motz resided at 56 Weber Street West until his
death in 3-93-3- (See Figure 28).
Figure 28: Portrait of John Motz, n.d. (Source: Waterloo Generations)
The 3-894 revised 3-904 Fire Insurance Plan indicates that the building is roughly rectangular in shape and
includes a bay window at the south (front) elevation. Two additions have been constructed to the north.
According to land registry records, the property was transferred from John Motz to his son, William J.
Motz in 1912.
According to the St. Mary's General Hospital Foundation, William J. Motz was also a prominent figure of
the community. He was president and publisher of the Kitchener Daily Record. He was president of the
Canadian Daily Newspapers Association and the founder of the Ontario Provincial Dailies Association.
He was also director ofthe Economical Mutual Fire Insurance Co. and the Waterloo Trust and Savings Co.
He was a member of the St. Mary's Church Council, the Kitchener Chamber of Commerce, the Holy Name
Society, the Knights of Columbus, and was also served on the Kitchener Public Library Board. Further, he
was a member of the Mothers Allowance and Old Age Pensions Board. He was first Chairman of the Lay
Advisory Committee and forerunnerto the present Board of Trustees of St. Mary's General Hospital from
3-922 to 3-938. He was a member of the St. Mary's building Committee and aided in planning the
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construction of St. Mary's Hospital. Today, a section of the St. Mary's Hospital is named after W.J. Motz
(3.870-3.946) for his outstanding work.
William J. Motz married his wife Rose Huck in 3.903.. According to the 3.93.3. census, William J. Motz resided
at 3.8o King Street West. According to the 1923. census, William J. Motz resided at 37o King Street West
with his wife Rose and son John
In 3.93.2 after the death of John Motz, Rose Motz was granted part of Lot 5 valued at $2,750.00, which
likely included the house. In 3.93.8, Rose and William Motz sold to Carl Pritschau. Pritschau sold to Henry
Baer in 3.93.8. Baer sold part of Lot 5 to John Wintermeyer in 1925. Wintermeyer sold to Hilda M. Shoniker
in 3.929 for $7,000.00.
According to the 3.925 Fire Insurance Plans, two small detached brick outbuildings have been added to
the north and east elevations, one of these buildings is noted as 'Auto' (automobile garage)
According to the 3.925 Directory, the resident of 56 Weber Street West included I. W. Malcolm, Herbert
Atkinson, and L. Jewell. By 3.935, the building was the resident of Harry J. Shoniker, physician. It is likely
that the existing additions to the building at the south and east facades were constructed by Harry J.
Shoniker to support the use of the building as a doctor's office and residence as he was the owner of the
property during this time. These additions are depicted on the 3.947 Fire Insurance Plan. Harry J. Shoniker
and his wife Hilda are listed in the Kitchener Directory as residing at 56 Weber Street Westin 3.935. Harry
J. Shoniker (physician) and wife Hilda are listed again in the 3.940 voters list as residing in 56 Weber Street
West, with them was Luella Meyer, maid. Henry J. Shoniker died in 3.964.
4-4107 Young Street, "The Craftsman House"
According to early 201h century directories of the City of Kitchener, no building was yet constructed at
3.07 Young Street. The only addresses between Weber Street and Roy Street include 3.og and 3.3.2 Young
Street.
As per a review of Fire Insurance Plans, the building located at 3.07 Young Street was constructed at some
point between 3.904 and 3.925. According to the land registry records, William Motz sold a portion of Lot
5 to his sister, Louisa Zinger (maiden name Motz) for $250.00 in 3.93.2. Louisa Motz is noted as residing at
56 Weber Street West with her family as per the 3.93.3. census records for Berlin. Louisa married John
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Zinger and likely constructed the building at 3.07 Young Street shortly after they were granted the
property in 3.93.2. The building was designed by Charles Knechtel (as per a review of original blueprint
plants for the building). Louisa and John had a daughter, Leone, who was born in 3.902. Louisa, Leone,
and Helen Motz are listed as residing at 3.07 Young Street in the 3.923. census of Kitchener. Mrs. L. Zinger
is also noted as residing on the property in the 1925 Directory
The 3.908 rev. 3.925 FIP depicts a single storey brick building with a building footprint similar to what is
existing. No changes to the building or lot are noted on Fire Insurance Plans between 3.925 and 3.947.
These blueprints confirm that the building was designed by Charles Knechtel (architect) for Mrs. Louisa
Zinger. The existing features of the building are similar to those depicted in the blueprints.
According to the Directory of Canadian Architects, Charles Knechtel was an architect who continued the
work of his father, Jonas Knechtel (also an architect) after his death in 3.894. Charles Knechtel resided in
Berlin and is noted as designing the east and west wings of the Victoria Public School located at what is
now 25 Joseph Street in the City of Kitchener. Charles Knechtel also designed the former Victoria Park
Pavilion in 1902, which was destroyed by fire in 1916 (mills, 203.6).
Leone Zinger married Joseph Edward Fehrenbach in 3.933.. According to land registry records, Laura C.
Brant and John E. Caines granted part of Lot 5 to Joseph E. Fehrenbach and Leone M. Zinger in 1928 for
$5,800.00. In 3.932, Louise Zinger (widow) granted Leone and Joseph E. Fehrenbach o.og acres of land
for s3..00.
Therefore, John Motz and his wife (residents of 56 Weber Street West) granted lands for their daughter
Louisa to build a house north of 56 Weber Street at what is now 3.07 Young Street. Louisa granted the
lands to her daughter Leone Fehrenbach (maiden name Zinger) in 1928.
Joseph and Leone Fehrenbach are noted as residing at 3.07 Young Street with Leone's mother Helen
Zinger (widow), as well as R.C. Wilson and in the 3.935 voters list for the City of Kitchener. Joseph E. And
Leone M. Fehrenbach granted the lands to Albert E. Besserer in 3.947. A. E. Besserer granted the lands to
Eileen M. Norris in 3.958 for $3.2,800.55.
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5-OCurrent Conditions of Subject Lands
This Section of the report reviews the current conditions of the properties on the subject land to
determine the condition of the overall structure sand any particular features of these buildings.
5.150-52 Weber Street West, 'The Cottage"
The building located at 50-52 Weber Street West is identified as'Group B' in the CCNHCD Plan as it met
one or more of the criteria for this ranking category. The CCNHCD Study and Plan do not specifically
identify which ofthese criteria it met.'Group B' buildings were recommended to be listed in the Heritage
Register. According to the Civic Centre Neighbourhood Heritage Conservation District Plan, the property
located at 50-52 Weber Street West is described as an Ontario Cottage constructed priorto 3.879.
Identifier Time Period Description
A 3.853-3.879 Original building footprint (Gothic Revival Cottage)
20th century Porch enclosed and altered
C 1-925 -3.947 Rear addition
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EXTERIOR
The building located at 50-52 Weber Street West can be described as a 3.1/2 storey brick Gothic Revival
building (also known as an 'Ontario Cottage') constructed between 3.853 and 3.879. The building was
originally a single -detached building and was converted into a duplex between 3.904 and 3.925 as per a
review of available Fire Insurance Plans. The building currently includes a 2 storey rear addition
constructed between 1925 and 3.947. A portico atthe south elevation has been enclosed at some point in
the latter half of the loth century.
North Elevation
The north (rear) elevation displays a 2 storey addition with flat roof. According to a review of Fire
Insurance Plans, this addition was constructed between 3.925 and 3.947. The existing north elevation
includes a person door and window atthe first story, with two rectangular -shaped windows above. These
windows and door openings are contemporary. The addition is clad in contemporary horizontal siding.
' � A
Figures 29 & 30: (left) View of north elevation looking south towards Weber Street West (right) View of rear
addition looking south-west towards Weber Street West (Source: MHBC, 203.7)
West Elevation
The west elevation includes a view of both the original portion of the building and the existing rear
addition. The ground floor of the original portion of the building includes a large square-shaped
contemporary window which has replaced an original rectangular -shaped window. A rectangular -shaped
window is located to the north at ground level, with two rectangular -shaped windows below the gable
roof. All rectangular -shaped windows at the west elevation of the original portion of the building include
contemporary replacement window replacements. Two windows are visible at the east elevation of the
rear addition. The first storey window includes a 6x6 wood frame window. This window was utilized from
the original portion of the building. The second storey window is a contemporary replacement window.
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Figures 33. & 32: (left) View of east elevation looking north-east from north side of Weber Street West (right)
View of laneway between 50-52 Weber St. West and 56 Weber Street West, looking north (Source: MHBC, 2017
Figure 33: Detail view of 6x6 wood frame window at west elevation of rear addition, (Source: MHBC, 201.8)
South Elevation
The south (front) elevation of the original portion of the structure includes a steeply pitched front gable
with lancelet style window below. The top -portion of the lancelet window is original (wood framed) and
the bottom portion has been replaced with an operational vinyl window. The side -gable roof of the
building is oriented east -west. The south elevation includes a former portico or verandah which has been
enclosed and includes two large contemporary casement windows and two person doors at the east and
west providing access to Weber Street West. The interior of the portico includes one door to the east,
and two doors to the west. None of these doors are original to the structure as Fire Insurance Plans
confirm the building was originally constructed as a single residential unit and was converted to a duplex
or'double house' after 3.904. The original door would have been located central to the south elevation.
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The western -most door interior to the enclosed verandah was added in the 201h century to provide access
to the existing massage parlour at ground -level. The entire building is constructed of brick which has
been painted white.
Figures 34 & 35: (left) View of south (front) elevation looking north from south side of Weber Street West
(right) Detail view of south elevation, looking north (Source: MHBC, 2017)
Figures 36 & 37: (left) View of south (front) elevation looking north from south side of Weber Street West
(right) Detail view of south elevation, looking north (Source: MHBC, 2o18)
East Elevation
The east elevation of the original portion of the building includes four rectangular -shaped windows, two
at the first storey and two below the gable roof. The window openings are typical of those found on
Ontario Cottages. The existing windows at the first storey are 6x6 wood framed windows and are likely
original tothe structure. While 6x6 windows are not uncommon tothe mid. 19th century, no photographic
evidence can confirm whether or not the house originally had 6x6 windows or otherwise.
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Figures 38 & 39: (left) View of east elevation, looking north-west from south side of Weber Street West (right)
View of east elevation, looking north-west from north side of Weber Street West (Source: MHBC, 201-7)
Figures 40 & 41-: (left) View of east elevation, looking north-west from south side of Weber Street West (right)
View of east elevation, looking north-west from north side of Weber Street West (Source: MHBC, 2oi8)
INTERIOR
Basement
The basement of 50-52 Weber Street West provided information as to the overall structural system of
the building. The building was constructed with a rubble stone foundation and the floors included poured
concrete. The floor system is supported by sawn floorjoists with a hand hewn beam wherejoists appear
to be continuous overthe main beam. The basement also includes several squared brick pillars providing
additional structural support.
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Figures 42 & 43: (left) View of basement foundation noting field stones, (right) View of basement foundation
noting field stones and alterations to include water and heating systems, (Source: MHBC, 2oz8)
Figures 44 & 45: (left) Detail view of sawn floor joists running perpendicular to main beam, (right) Detail view
of main beam, approximately -io" wide (Source: MHBC, 2oi8)
Main Floor
The entire main floor (including the main floor of the rear addition) of 50-52 Weber Street West has been
renovated to facilitate the use of the space as a massage parlor. As a result, all surfaces have been re-
finished. This includes the installation of drop -tile ceilings, new flooring and new drywall. No heritage
features or materials were visible at the first floor.
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Figures 46 & 47: (left) Detail view of main floor noting new flooring materials (right) View of new finishes at
interior of original portion of building and rear addition, (Source: MHBC, 2oi.8)
Figures 48 & 49: (left) Detail view of original portion of dwelling noting drop -tile ceilings and new wall
finishes, (right) View of original portion of dwelling, looking south towards Weber Street West (Source: MHBC,
2oi8)
Second Floor
The second floor of the original portion of the building as well as the rear addition has been divided into
two residential units at the east and west sides of the dwelling. The easterly unit and westerly unit are
accessed by separate entrances through the enclosed verandah fronting Weber Street West. Both units
were accessed via stairs having squared -wood banisters which are commonly found in early loth century
construction (See Figures 59 and 62).
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The easterly unit includes re -finished floors, mouldings, trim, ceilings and walls. However, some early
plastered walls were found to the south towards Weber Street. The existing lancelet unit was visible from
the easterly unit, where the top includes the original wood -frame window and the bottom has been
replaced with a vinyl window (See Figure 52).
Figures 50 & 5i: (left) View of interior of enclosed verandah looking east towards Weber Street West, (right)
View of stairs inside enclosed verandah providing access to easterly unit (second floor), (Source: MHBC, 2oi.8)
Figures 52 & 53: (left) Detail view of top (original/wood) portion of lancelet window and bottom vinyl portion of
window, (right) View of typical flooring, trim and walls of easterly unit, (Source: MHBC, 2oz8)
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The westerly unit has also been re -finished to include re -finished walls, ceilings and floors. While this is
true, the rear portion of the addition included one wood -trimmed door opening and door, both of which
are indicative of interior features typically dated to the early loth century (See Figure 54).
Figures 54 & 55: (left) Detail view of original portion of dwelling noting drop -tile ceilings and new wall
finishes, (right) View of original portion of dwelling, looking south towards Weber Street West (Source: MHBC,
2oi8)
Figures 56 & 57: (left) Detail view of original portion of dwelling noting drop -tile ceilings and new wall
finishes, (right) View of original portion of dwelling, looking south towards Weber Street West (Source: MHBC,
2oi8).
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5.2 56 Weber Street West, "The Motz House"
The building located at 56 Weber Street West is identified as'Group C' in the CCNHCD Plan. According
to Section 2.4 of the CCHCD Plan, buildings which are recognized as 'Group C' are noted as having
'attributes that contribute to the value of the heritage environment of the district'. The CCNHCD Plan
notes that these properties exhibit standard construction styles which were prevalent during the
development era of the district.
According to the Architectural Ranking Summary of the Civic Centre Neighbourhood Heritage
Conservation District Plan, the property located at 56 Weber Street West is a vernacular style building
constructed in brick c. 1.889. The CCHCD Plan notes that the building was constructed by John Motz,
editor of the Berliner Journal and later sheriff and Mayor in 188o-1.881.. While this is true, a more accurate
description of the building's features indicates that it was constructed in the Queen Anne architectural
style. The building located at 56 Weber Street West can be described as a 2 1/2 storey brick structure
constructed between 1875 and 1.892 in the Queen Anne style of architecture. The building includes
several additions constructed in the late 191h and loth centuries described in this report as'B','C', 'D', and
'E' (see following page).
J'
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� � x
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0
IL
Identifier Time Period Description
A 1879-1892
Original building
B c. 1894
Rear addition
1925-1947
Doctor's Office addition
First half 20th
Enclosed front porch
century
Later half 20th
Rear addition and 2 storey veranda
century
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North Elevation
The north (rear) elevation includes a 2 storey brick addition (described in this report as Section `B').
According to a review of Fire Insurance Plans, this rear addition was already constructed by 3.904. The
north elevation also includes a second storey wood frame porch (described in this report as Section 'D')
constructed in the latter half of the loth century. The north (rear) elevation of Section 'B' includes three
small contemporary windows which have been added in the 201h century. These windows are not
symmetrical or balanced, and do not follow traditional design patterns of the Queen Anne architectural
style.
I
Figures 58 & 59: (left) View second storey of north elevation, looking south (right) View of ground level of
north elevation, looking south (Source: MHBC, 203.7)
East Elevation
The existing east elevation has been subject to a single storey brick addition (described in this report as
Section `C") constructed between 1925 and 3.947. The addition was added during the time the building
was owned by Dr. Henry J. Shoniker, who likely constructed the addition so that it may be used as a
doctor's office. This addition includes three rectangular -shaped windows. The window closest to Weber
Street West has been bricked -over.
The original portion ofthe east elevation (Section 'A'of the building) isvisible above the existing addition
and provides views of a side gable, having a set of rectangular -shaped windows. Two rectangular -shaped
windows are located at the second storey and a large chimney is visible above the roof. These window
openings are original, but have been replaced with contemporary windows.
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Views of the east elevation of Section 'E' of the building includes a wood frame patio with balcony above.
Multiple contemporary window openings have been added for residential purposes.
Figures 60 & 6i: (left) View of east elevation, looking north-west from north side of Weber Street West (right)
View of east elevation of rear addition, looking south-west towards Weber Street (Source: MHBC, 201.7)
Figures 62 & 63: (left) Detail view of east elevation, looking north-west from north side of Weber Street West
noting existing chimney (right) Detail view of east elevation, looking north-west from north side of Weber
Street West (Source: MHBC, 2oi8)
South Elevation
Views of the south (front) elevation include the original portion of the building (described in this report
as Section 'A') as well as the easterly addition (Section 'C'). The south elevation has also been subject to
alterations, where a 2 storey addition has been added east of the projecting bay window (described in
this report as Section 'D'). This addition conceals the original front facade and includes contemporary
windows at the second storey, with yellow/buff brick columns at the first storey and a wood frame
entrance with decorative wood panels and windows. This addition includes design features indicative of
the Edwardian or Craftsman style of architecture which dates to the early 20th century.
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The south elevation of the original portion of the building (Section 'A') displays features indicative of the
Queen Anne style of architecture. Here, sets of tall rectangular -shaped windows are provided in the bay
window, all of which have been replaced with contemporary (vinyl) windows. Wood brackets are
provided below an overhang cornice of the gable, which includes one small window with three panels.
This window is original as per a review of the historic photographic of the building.
Section 'C' of the building can be described as a rectangular -shaped single storey addition with flat roof.
The building is oriented north -south and includes a main entrance fronting Weber Street West. The south
elevation entrance includes poured concrete steps and portico, a large contemporary casement window,
and a board -and -batten cladding and flat parapet.
Figures 64 & 65: (left) View of south elevation looking north-west from south side of Weber Street West (right)
Detail view of south elevation, first storey, looking north east(Source: MHBC, 201.7)
Figures 66 & 67: (left) View of south elevation looking north from north side of Weber Street West (right) View
of south elevation looking north from north side of Weber Street West (Source: MHBC, 201.7)
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I
F
Figures 68 & 69: (left) Detail view of south elevation enclosed portico (Section'D') (right) Detail view of
woodwork at exterior of Section 'D' (Source: MHBC, 2oi8)
West Elevation
The west elevation is visible from Young Street. Here, the original portion of the building (Section 'A') is
visible, with the rear brick addition (Section 'B'). The original portion of the building includes a projecting
side gable. The gable peak above the roofline includes an original wood -frame half-moon shaped window
with multiple lights. Section 'A' of the building provided views of wood cornice and dentils hidden
beneath contemporary fascia which is peeling away (See Figure 72).
Two pairs of rectangular -shaped contemporary windows are located at the second and first storeys,
which respect the original window openings. A brick chimney has been removed above the roofline.
Views of the west elevation of Section 'B' include a door accessed by a set of concrete steps which were
added in the 20th century to access an apartment unit (See Figure 73). Two sets of paired rectangular
contemporary windows are located at the first and second storeys. A small dormer with contemporary
windows has been added above the roofline.
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0
Figures 70 & 71: (left) View of west elevation looking east from west side of Young Street, (right) View of west
elevation looking north-east from corner of Weber Street and Young Street (Source: MHBC, 201.7)
Figures 72 & 73: (left) View of west elevation looking east from west side of Young Street, (right) View of west
elevation looking north-east from corner of Weber Street and Young Street (Source: MHBC, 2oi8)
INTERIOR
Basement
The basement of 56 Weber Street West provides evidence of the overall construction methods of the
house. The basement includes several sectioned -off rooms with brick walls providing load-bearing walls.
The foundation was constructed of rubble stone. The floor system includes several 6x6 wood timber
beams as well as sawn floorjoists. Additional wood framing supports (i.e. pillars) are also visible in the
basement.
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Figures 74 & 75: (left) Detail view of original portion of building (brick floor) and addition (Section 'C') with
poured concrete floor (right) Detail view of floorjoist and cross brace with square -head nail (Source: MHBC,
201.8)
Figures 76 & 77: (left) Detail view of sawn wood floorjoist, (right) Detail view of stone foundation with bricks
(likely a chimney) (Source: MHBC, 2oi8)
Main Floor
The main floor of the building includes an enclosed vestibule at the south elevation (Section 'D'). This
enclosed vestibule provides access to one of the main floor units, and stairs providing access to the
second floor unit. The vestibule includes a wood -frame door, which is not original, and has been
confirmed bythe ownerto have been added bythe previous owner of the building.
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The main floor unit has been renovated to include new windows, flooring, drywall, drop -tile ceilings, and
access to a rear wood -frame porch (Section 'E'). No original finishes were observed. The unit included
operational radiators.
Figures 78 & 79: (left) Detail view of enclosed vestibule (Section'D') noting wood door and trim providing
access to main floor unit (right) Detail view of wood frame door and trim in vestibule providing access to main
floor unit (Source: MHBC, 201.8)
Figures 80 & 81.: (left) View of typical room in main floor unit with new flooring and drop -tile ceilings, (right)
View of access to patio (Section 'E') in main floor unit, looking east (Source: MHBC, 2oi8)
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50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
The second main floor unit is accessed via 'Section 'E' at the east elevation of the building. The unit has
been entirely renovated with new windows, flooring, drywall, and drop -tile ceilings. The unit also
included one operational radiator and one wood -frame door which is not original to the structure.
Figures 82 & 83: (left) View of wood door in second main floor unit, (right) Detail view of operational radiator in
second main floor unit, (Source: MHBC, 2oi8)
Second Floor
The second floor unit is accessed through the enclosed vestibule atthe south elevation (Section'D'). This
unit includes a curved and plastered staircase, which was likely added in the 201h century due to its
finishes. The unit also includes a fireplace, which has covered -up or replaced the original brick fireplace
atthe west elevation ofthe house. The unit includes operational radiators, new flooring, ceilings, drywall,
and windows. The only original element visible in the second floor unit was a hand hewn beam in the
kitchen, measuring approximately 71/2 inches wide.
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Figures 84 & 85: (left) View of fireplace at the west elevation of Section 'A', (right) View of curved and
plastered staircase providing access to second floor unit (Source: MHBC, 2oi8)
Figures 86 & 87: (left) Detail view of hewn beam, approximately 71/2 inches wide (right) View of second floor
unit access to wood frame balcony (Section 'E'), looking north (Source: MHBC, 2oi8)
Third Floor
The third floor unit is accessed from the west elevation of Section 'B', of the building, which was likely
added shortly after Section 'A' as per a review of available Fire Insurance Plans. The existing concrete
stairs, door opening, and 'hood ornament' providing accessto this unit is not original as the opening has
been clearly cut into the brick. The unit includes features typical of the turn -of -the -century such as wood
frame door openings with transoms above. The unit includes one original diagonally -arched window
opening. The rest of the unit has been renovated to include new floors, drywall, and fixtures.
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19
E
Figures 88 & 89: (left) View of access to third floor unit in Section `B' (not original to the structure), (right) View
of staircase providing access to third floor unit, (Source: MHBC, 2oi8)
Figures go & gi: (left) View of wood frame door openings with transoms above, (right) Detail view of new
flooring, (Source: MHBC, 2oi8)
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Figure 92: (left) Detail view of diagonally arched window opening, original to the structure, (Source: MHBC,
2oi8)
Addition (Section `C')
The fifth unit of 56 Weber Street West is accessed from the south elevation and includes all of Section 'C'
of the building (addition constructed by Henry J. Shoniker). This unit is completely separate from all other
sections of the building. The unit includes a large casement window facing Weber Street West, new
floors, drop -tile ceilings, new fixtures, moldings, and drywall.
I'A
Figures 93 & 94: (left) View of living area, looking east towards main entrance, (right) Detail view of new
drywall and drop -tile ceiling, (Source: MHBC, 2oi8)
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5.3107 Young Street, `The Craftsman House"
The building located at 3-07 Young Street is identified as'Group C' in the CCNHCD Plan. According to the
Civic Centre Neighbourhood Heritage Conservation District Plan, the property located at 3.07 Young
Street is a brick building constructed in the vernacular style of architecture c. igio. However, it would be
more accurate to describe the building as being constructed in the 'Craftsman' or 'Arts and Crafts'
architectural style.
Identifier Time Period Description
A c.3.93.2 Original building footprint (Craftsman)
B 20" century Rear portico (reconstructed and is similarto the original
blueprint design)
The building includes a hipped roof with deep cornice overhang. The existing rear portico is noted on the
original blueprint design ofthe building. However, a review ofthe original blueprint design ofthe building
and the existing features ofthe portico confirmsthatthe portico atthe east elevation was re -constructed.
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EXTERIOR
North Elevation
The north elevation displays a rusticated stone foundation with three window openings at grade
providing light to the basement. The north elevation includes two large rectangular window openings
and one small rectangular window opening which has been altered to include glass or plexi -glass louvers.
One small rectangular -shaped window opening has been bricked -over (See Figure io8). The existing
paired rectangular -window opening with leaded glass is original to the structure as per a review of the
original blueprint designs. All windows include curved brick voussoirs and stone sills. The north elevation
provides a large dormer above the roofline clad in shingles and includes three small rectangular -shaped
window openings, which are original to the building.
lh
F.
Figures 95 & 96: (left) View of north elevation looking south-east from west side of Young Street (right) Detail
view of north elevation looking south-east from west side of Young Street (Source: M HBC, 201.7)
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Figures 97 & 98: (left) View of north elevation looking south-east from west side of Young Street (right) Detail
view of north elevation looking south-east from west side of Young Street (Source: MHBC, 2oi8)
East Elevation
The east elevation provides views of the rear of the property. Here, the landscaped open space
(previously grass) has been removed to include a paved parking lot. The existing rear wood frame portico
is a re-creation of the original. The portico provides access to a person door, having a rectangular -shaped
window to the south. A red brick chimney is visible north of the portico. Two rectangular -shaped windows
are visible to the north. The northerly window includes a curved brick voussoir.
Figures 99 & ioo: (left) View of east elevation looking west, (right) Detail view of east elevation looking west,
(Source: MHBC, 201.7)
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South Elevation
The south elevation inc Iudesa bay window having three sets of window openings. Arounded bay window
is also provided at the second storeywhich includes original window openings and original leaded -glass
windows as per a review of the original blueprint designs. A red brick chimney is provided west of the bay
windows. The existing three basement window openings, person door, and rectangular -shaped window
opening to the east of the south elevation is also original. The second storey projecting bay window was
originally designed as an open balcony. This enclosed balcony includes contemporary windows (See
Figure ioi).
Figures101 &102: (left) View of the south elevation looking east from Young Street, (right) View of south and
east elevations looking west towards Young Street, (Source: MHBC, 201.7)
r
r
Figures:L03 & 104: (left) Detail view of south elevation bay window and enclosed balcony, (right) Detail view of
south elevation bricks and foundation, (Source: MHBC, 2oi8)
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West Elevation
Views of the west (front) elevation display an overhang roof supported by four half -brick and wood
tapered columns. Two large windows are visible to the north and south of the central entrance door
which is accessed by a set of concrete steps. A large dormer having 4 window openings is located above
the roofline. This dormer is a part of the original design as per the blueprints provided in this report. The
existing bay window at the south side of the west elevation is original to the structure, but includes
leaded -glass windows which are differentfrom those indicated in the blueprints and are likely not original
to the structure. The large wood frame window located north of the front entrance door also includes a
leaded -glass window which is different from that of the original blueprint design and has likely replaced
the original leaded -glass window which included a diamond-shaped design.
w
Figures io5 & io6: (left) View of west elevation looking east from west side of Young Street, (right) View of
west elevation looking east from east side of Young Street (Source: MHBC, 201.7)
r
Figures:L07 & io8: (left) View of west elevation looking east from west side of Young Street, (right) View of
west elevation looking east from east side of Young Street (Source: MHBC, 201.7)
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•
Basement
The basement of 3.07 Young Street has been almost entirely re -finished and includes drop -tile ceilings,
and new partitioned walls. Some walls in the basement are brick and have been painted. The basement
includes a rubble stone foundation.
Figures:Log & iio: (left) View of typical walls and drop -tile ceiling in basement, (right) View of painted brick
wall, (Source: MHBC, 2oi8)
Main Floor
The main floor provides evidence of original doors, trim, mouldings, window openings, and leaded -glass
windows. The majority of windows appear to be original. However, the original blueprint designs
demonstrate that diamond-shaped windows were original. Other existing leaded -glass windows of other
designs may not be original. The main floor includes an original craftsman staircase and banister and
flooring.
Figures iii & ssz: (left) View of leaded glass bay window, (right) View of leaded glass window with alternative
design (Source: MHBC, 2oz8)
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Figures113 &114: (left) View of craftsman style banister, (right) View of typical flooring at first
storey, (Source: MHBC, 2oi8)
Second Floor
The second floor of the dwelling also provides evidence of original wood frame window openings,
windows, trim and mouldings. However, the original south elevation bay window has been heavily
altered as per a review of the original blueprint designs. Here, the south elevation bay window and
balcony atthe second storey has been enclosed. A mechanical room atthe second storey ofthe building
provides evidence of wood flooring and lathe and plaster walls indicative of early 20th century
construction.
Figures ii5 & ii6: (left) View of enclosed balcony at south elevation, (right) View of mechanical room noting
flooring and walls with exposed lath and plaster (Source: MHBC, 2oi.8)
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5.4 Integrity and Physical Condition
Although the criteria of Ontario Regulation 9/o6 does not consider the integrity of a resource or its
physical condition, the Ministry of Culture Tourism and Sport advises on Integrity (Page 26) and Physical
Condition of properties (Page 27) in part of Section 4, Municipal Criteria of the Heritage Property Evaluation
document of the Ontario Heritage Toolkit.
In the matter of integrity the Guide notes that:
A cultural heritage property does notneed to be in original condition. Fewsurvive without alterations
on the long journey between their date of origin and today. Integrity is a question of whether the
surviving physical features (heritage attributes) continue to represent or support the cultural
heritage value or interest of the property_
Forexample, a building that is identified as being important because itis the work of a local architect,
but has been irreversibly altered without consideration for design, may not be worthy of long-term
protection forits physical quality. The surviving features no longerrepresent the design; the integrity
has been lost. If this same building had a prominent owner, or if a celebrated event took place there,
it may hold cultural heritage value or interest for these reasons, but not for its association with the
architect.
Cultural heritage value or interest may be intertwined with location or an association with another
structure or environment. If these have been removed, the integrity of the property may be seriously
diminished. Similarly, removal of historically significant materials, or extensive reworking of the
original craftsmanship, would warrant an assessment of the integrity_
There can be value or interest found in the evolution of a cultural heritage property. Much can be
learned about social, economic, technological and other trends overtime. The challenge is being able
to differentiate between alterations that are part of an historic evolution, and those that are
expedient and offer no informational value.
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Ministry guidelines from the Ontario Heritage Took Kit Heritage Evaluation resource document note that:
Individual properties being considered for protection under section 29 must undergo a more rigorous
evaluation than is required for listing. The evaluation criteria set out in Regulation g/o6 essentially
form a test against which properties must be assessed. The better the characteristics of the property
when the criteria are applied to it, the greater the property's cultural heritage value or interest, and
the stronger the argument for its long-term protection.
While the evaluation of cultural heritage value or interest of the properties located at 50-52 Weber Street
West, 56 Weber Street West and 107 Young Street does not include consideration of heritage integrity
or condition, the Ontario Heritage Toolkit supports that this should be taken into consideration as it
relates to the long-term conservation of the building.
Condition is different from heritage integrity. Condition is specifically related to the physical state of
repair of the building, while integrity is related to the building's abilityto be converted backto its original
state using original heritage attributes. This stems from the basic conservation principle supported by
the Ministry of Tourism, Culture and Sport that heritage attributes should be repaired, rather than
replaced (Standards and Guidelines, 2oio) as follows:
so. Repair rather than replace character -defining elements. Where character -defining elements are
too severely deteriorated to repair, and where sufficient physical evidence exists, replace them with
new elements that match the forms, material and detailing of sound versions of the some elements.
Where there is insufficient physical evidence, make the form, material and detailing of the new
elements compatible with the character of the historic place.
While a building may be reconstructed using new materials to represent its original form, the integrity of
a building may have been lost through the removal of original heritage elements and fabric. The loss of
the integrity of a building and its original heritage fabric may be mitigated by re -construction (using new
materials) provided that a re -construction project is not based solely on conjecture.
The following provides a review of the condition and integrity of each of the buildings of cultural heritage
value or interest located on the subject lands. It is important to note that the comments provided in this
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report regarding condition are based on observations made during site visits as well as the structural
condition report provided by Tacoma Engineers, provided in the Appendix D of this report. The structural
report concludes that while each of the buildings located at 50-52 Weber Street West, 56 Weber Street
West, and 107Young Street appearto be structurally stable, each building has localized concerns related
to their condition.
5.4.150-52 Weber Street West, "The Cottage"
According to the structural condition report provided by Tacoma (2oi8) in Appendix 'D' of this report,
the main concerns for the existing condition of the building includes interior and exterior load-bearing
walls, surface deterioration (foundation walls), and deterioration of brick (exterior). While this is true,
other concerns regarding the condition of the building may be determined in the future when a more
invasive evaluation can be undertaken.
• Evidence of the loss of building fabric and features or the introduction of unsympathetic
additions, are as follows:
• Replacement of some of the original windows;
• Addition of new window openings (in particular the extended window opening on western
elevation);
• Front (south elevation) enclosed verandah;
• Rear (north elevation) addition.
The building has been subject to unsympathetic alterations which have resulted in the loss of original
heritage attributes. As the building been subject to an unsympathetic alterations to the front (south)
elevation verandah and to the rear of the building does not currently make an important contribution to
the historic character of the Weber Street West streetscape or overall District.
The building would require considerable alterations in order to re -instate its original appearance in the
Gothic Revival cottage architectural style. Reversibility of unsympathetic alterations would include:
• Removal of the front enclosed verandah;
• Removal of contemporary rear addition;
• Removal of current paint on brick;
• Recreation of original window opening on western elevation.
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Currently, there are three (3) openings on the front fagade within the enclosure which is divided into two
(2) spaces. The space to the left consists of a door opening that possibly was extended from an original
window opening and an additional door opening which is presumed to be the original front door
entryway. A wood wall separates this portion of the enclosure to the right which includes one (i) door
opening and one (i) original window opening.
The removal of original building fabric and creation of multiple openings have demonstrated a significant
challenge when contemplating the reversibility of changesto the buildings. The buildings was converted
into a duplex by the beginning of the tot" century and several modifications, in addition to the front
fagade, were made to facilitate this use.
In addition to the above information, no photographic evidence of the building has been found in the
historic record, any reconstruction work would be based on physical evidence and educated conjecture.
5.4.2 56 Weber Street West, "The Motz House"
According to the structural condition report provided by Tacoma (2oi8) in Appendix 'D' of this report,
the main concerns for the existing condition of the building include interior and exterior load-bearing
walls, surface deterioration on exterior foundation walls, and the overall condition of Section 'D' (front
elevation brick addition), exterior masonry walls, and buff brick chimney. The report notes that other
concerns regarding the condition of the building may be determined in the future when a more invasive
evaluation can be undertaken.
Evidence of the loss of building fabric and features or the introduction of additions, are as follows (see
Figures 3.17 and 3.3.8):
• Removal of original architectural features indicative of the Queen Anne architectural style;
• Replacement of original windows;
• Addition of new window and door openings;
• Addition of front (south elevation) addition (Section 'D') which removed the original south
elevation verandah of the main entrance;
• East elevation addition (Section 'C') which resulted in the removal of original attributes at the
east elevation of Sections'A' and 'B'; and
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• Rear (north elevation) addition (Section 'E')
The south (front) elevation has been altered in the second half of the tot" century to facilitate the
adaptive re -use of the building for multi -unit residential apartments. This has resulted in the loss of
original heritage attributes visible from the public realm. As the building has been subject to an
unsympathetic addition to the south and east elevations, it no longer makes an important contribution
to the historic character of the Weber Street West streetscape.
While the building located at 56 Weber Street West meets the criteria of Ontario Regulation g/o6 as being
representative of the Queen Anne of architecture, it has not retained its heritage integrity. Therefore,
the building is valued primarily for its context as part of the Civic Centre Neighbourhood Heritage
Conservation District and associations with the Motz and Shoniker families rather than being valued for
its design/physical value independently.
The building would require considerable alterations in order to re -instate its original appearance in the
Queen Anne architectural style. Although, the addition created by Shoniker is part of the historical
evolution and functionality of the building, this addition itself has removed heritage attributes of the
original building and replaced or covered them with a style and mass of architecture that is neither
complementaryto the building itself orto the general streetscape.
Some of the alterations could be reversed, while others would require significant intervention, removing
some of the remaining original building fabric. Re -construction would require that some elements be
entirely re -constructed based on photographic and physical evidence as opposed to using original
heritage attributes which have been removed, however, this would only be able to be applied to the front
(south) and east elevations which are shown in the photographs (see Figure 3.3.7 and 3.3.8).
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Figures117 & ii8: (left) Late 1.9t" century photo of 56 Weber Street West, noted as the residence ofthe'William
J. Motz family' (Source: Ancestry.ca); (right) View of current condition of 56Weber Street including Mr.
Shoniker's addition; red box indicates the location of the majority of the alterations. (Source: MHBC, 2oi8)
5-4-3107 Young Street, "The Craftsman House"
As the building located at 3.07 Young Street has been well maintained and the majority of original
attributes indicative of the Arts and Crafts style of architecture have been retained, the building has
retained its heritage integrity. While the building is not considered a unique, early, or rare form of
architecture, the design/physical value of the building contributes to the range of architectural styles
found within the Civic Centre Neighbourhood Heritage Conservation District.
According to the structural condition report provided by Tacoma (2oi8) in Appendix'D' of this report, no
structural concerns were identified. However, some damages to exterior masonry require localized
repairs. The report notes that other concerns regarding the condition of the building may be determined
in the future when a more invasive evaluation can be undertaken.
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6.0 Evaluation of Cultural Heritage Resources
6.1 Evaluation under Ontario Regulation 9/o6
This report uses Ontario Regulation 9/o6 as part of the Ontario Heritage Act to evaluate each property
to determine their individual value as a property within the CCNHCD. The criterion is outlined below.
3.. The property has design value or physical value because it,
i. is a rare, unique, representative or early example of a style, type, expression, material or
construction method,
ii. displays a high degree of craftsmanship or artistic merit, or
iii. demonstrates a high degree of technical or scientific achievement.
2. The property has historical value or associative value because it,
i. has direct associations with a theme, event, belief, person, activity, organization or
institution that is significant to a community,
ii. yields, or has the potential to yield, information that contributes to an understanding of a
community or culture, or
iii. demonstrates or reflects the work or ideas of an architect, artist, builder, designer or
theorist who is significant to a community.
3. The property has contextual value because it
i. is important in defining, maintaining orsupporting the character of an area,
ii. is physically, functionally, visually or historically linked to its surroundings, or
iii. is a landmark.
6.1.1. 50-52 Weber Street West, "The Cottage"
Evaluation of Design/Physical Value
The property located at 50-52 Weber Street West has design/physical value as it includes a representative
example of a Gothic Revival style building (also known as an 'Ontario Cottage' or 'Gothic Cottage')
constructed between 3.853 and 3.879. The original portion of the building (described in this report as
Section W) is 3.1/2 storeys and is constructed in brick. It is a rectangular -shaped building with side -gabled
roof and south elevation gable peak with lancelet window. The south (front) facade originally included a
verandah or portico as it is visible in the early Fire Insurance Plans. This verandah (described in this report
as Section'B') was enclosed and unsympathetically altered in the late loth to include modern window and
door openings for service/commercial related purposes.
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As Fire Insurance Plans demonstrate that the building was originally a single -detached residence, the
building would have included an entrance which was central to the south (front) facade. The building has
been converted to include two units in the early loth century and has resulted in the removal of original
door openings and windows at this elevation.
The east elevation includes windows which likely respects original window openings. Two windows at
the east elevation appear to wood frame windows with 6x6 lights which are likely original as they are
commonly dated to the mid. 1.91h century. However, this cannot be conclusively determined without
photographic documentation. The west elevation displays three window openings, two of which respect
original window openings. One window opening atthe west elevation has been altered to include a much
larger square-shaped contemporary window.
The original portion of the building (Section 'A') is not considered a rare, early, or unique form of
architecture in Ontario. Buildings constructed in the Ontario Gothic Revival style are common during this
period including the rubble stone foundation and timber beams supports. While this is true, the building
is considered an early form of construction within the Civic Centre Neighbourhood Heritage
Conservation District, where approximately 4.6%of buildings within the District were constructed before
1.879. Further, two examples of Ontario Gothic Revival style cottages remain in the Civic Centre
Neighbourhood Heritage Conservation District. The building does not demonstrate a high degree of
craftsmanship, artistic merit or scientific achievement. Section 'B' of the building has been
unsympathetically altered and has not retained its original heritage attributes. Section 'C'ofthe building
was added between 1.925 and 1.947 and does not have design/physical value as part of the original Gothic
Revival cottage and is not considered a significant heritage attribute of the property.
Evaluation of Historical or Associative Value
The property located at 50-52 has historical/associative value, which is primarily related to the
development of what is now the Civic Centre Neighbourhood Heritage Conservation District. The
building is not directly associated with any event, person, or group of people which have been
demonstrated to be significant in the development of the community. The building is associated with
Elizabeth Finlayson (wife of H.M. Finlayson and former Postmaster of St. Jacobs in the 1.86os), who
owned the building in the 19th century. There is no evidence in the historic record to confirm that any
member of the Finlayson household ever resided on the subject lands.
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The building was constructed between 1853 and 1.879 as a single detached residence and was converted
into a duplex between 3.904 and 1925. It is likely that the building was used as a rental property for
average working-class citizens as per a review of both records available from the Land Registry Office
and loth century Directories for Berlin/Kitchener. The property does not provide significant information
which would contribute to the understanding of the Civic Centre Neighbourhood and has not been
demonstrated to reflect the work of a designer or builder who is significant to the community as this
information is not available in the historic record.
Evaluation of Contextual Value
The property located at 50-52 Weber Street West is located within the boundary of the CCNHCD and
therefore retains a degree of its contextual value for its historical associations with the neighbourhood
as a whole. The building is one of the earliest in the District (being constructed prior to 1879), and helps
to define the edge of the District. The building remains in its original location in-situ, however, the
surrounding context has changed considerably since it was built in the latter half of the 191h century as
additional portions of Lot 5, Plan 401 were subdivided for the construction of the houses located at what
is now 56 Weber Street West and 3.07 Young Street. The property would have originally included
landscaped open space and accessory structures to support a single household. This can be confirmed as
the 3.894 (revised 1.904) Fire Insurance Plan indicates that a barn or stable was located north of the
dwelling. The CCNHCD Study and Plan have not identified the building as a landmark feature or part of
a significant grouping within the Civic Centre Neighbourhood Heritage Conservation District.
Heritage Attributes
• Overall 11/z storey massing of brick construction with side -gabled roof and medium -pitched
front gable of original portion of the building (Section 'A'),
• Existing lancelet window opening and remaining portion of wood frame lancelet window at
upper storey of the south (front) elevation;
• Original window openings at the east and west elevations;
• Remaining 6x6 wood frame windows (Sections'A' and 'C'); and
• Frontage, setbacks and orientation along Weber Street West.
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6.1.2 56 Weber Street West, "The Motz House"
Evaluation of Design/Physical Value
The property located at 56 Weber Street West has design/physical value as it includes a 21/z storey brick
building constructed in the Queen Anne architectural style. The building was constructed for John Motz
between 3.879 and 3.892. The building retains some of its original features and has been subjectto several
alterations and additions, described in this report as Sections 'B', 'C', 'D' and 'E'. The building retains its
overall 2 1/2 storey brick construction with hipped roof and gable peaks at the south, east and west
elevations.
Asthe existing building includes additions constructed for different purposes at different periods of time,
each Section has different levels of design/physical value
Section 'A' can be confirmed as the original portion of the building constructed for John Motz between
3.879 and 3.892. Section'B' was added shortly afterthe building was constructed and appears on the 3.894
(revised 3.904) Fire Insurance Plan. These portions ofthe building have design/physical value as being part
of the original building constructed in the Queen Anne architectural style in the late �91h century for the
Motz family.
Section'C' of the building was constructed for Dr. Henry J. Shoniker, who owned the building at the time
the addition was constructed (between 3.925 and 3.947). While this portion of the building has a degree of
historical/associative value related to Dr. Shoniker and the evolution and use of the building over time,
this addition does not have significant design/physical value. This building was not constructed in any
particular architectural style (including the Queen Anne architectural style) and does not complement
Section s'A'or'B'ofthe original portion ofthe building. This addition is not considered early, rare, unique,
and does not demonstrate a high degree of craftsmanship or scientific merit.
Section 'D' was constructed in the first half of the 201h century as it includes features indicative of the
Craftsman or Arts and Crafts architectural style. This includes the use of rusticated brick squared piers
capped with stone. This section of the building was added to the south (front) elevation of the original
portion of the building (Section 'A') and has resulted in the removal of an original porch/verandah
constructed in the Queen Anne architectural style as per a review of the historic photo of the building
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provided in this report. Standards and guidelines for the conservation of heritage buildings includes that
some additions to heritage buildings can take on their own level design/physical value (MTCS, InfoSheet
#8) as follows:
Respect for the Building's History. Do not restore to one period at the expense of another period. Do
not destroy later additions to a building or structure solely to restore to a single time period.
While this is true, not all additions have design/physical value worthy of conservation. The Parks Canada
Standards and Guidelines (2oio) encourage the conservation of changes to an historic place, but only
those changes which have become character -defining elements in their own right. Further, Section 3.2
of the HCD Plan encourages the conservation of changes to a building provided thatthey are valuable to
the building as follows:
Respect Historic Accumulations - A building is both a permanent and a changeable record of
history. The alterations that have been made since the original construction also tell part of the
history of the place and the building. Some of those alterations may have been poorly conceived and
executed and research may determine that they can be removed.
This is also supported by the Ministry of Tourism Culture and Sport (Ontario Heritage Toolkit, Heritage
Property Evaluation document) which states that,
There can be value or interest found in the evolution of a cultural heritage property. Much can be
learned aboutsocial, economic, technological and other trends over time. The challenge is being able
to differentiate between alterations that are part of an historic evolution, and those that are
expedient and offer no informational value.
The existing enclosed addition (Section 'D') of the building is not considered early, rare, or unique.
Instead, it is a modest addition to the building indicative ofthe Craftsman or Arts and Crafts architectural
style.
Section 'E' of the building was constructed in the latter half of the 201h century when the building was
altered to include multiple residential units. This addition and wood frame balcony and verandah does
not demonstrate design/physical value as it is not considered early, rare, unique, and is not associated
with the portions of the building constructed in the Queen Anne architectural style (Sections 'A' or `B').
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Evaluation of Historical or Associative Value
The property located at 56 Weber Street West has significant historical/associative value as it is directly
associated with John Motz, a former mayor of Berlin (Kitchener), councillor, and sheriff. The building was
also home to John's son William J., who was also a prominent figure of the local community and devoted
much of his life to charitable and volunteer work on local Boards and Committees. The property is also
associated with H.J. Shoniker, a physician. The building would have served as a medical office in the first
half of the loth century and would have had an influence on the quality of life and standard of living for
local residents. While Section 'C'of the building has historical/associative value, it does not demonstrate
significant design/physical value as perthe evaluation provided above.
The building is not known to reflect the work or ideas of a specific builder or architect who is significant
to the community as this information is not available in the historic record.
Evaluation of Contextual Value
The property located at 56 Weber Street West is located within the boundary of the CCNHCD and
therefore retains its contextual value for its historical associations with the neighbourhood as a whole.
The building remains in its original location in-situ and has and is prominently situated on a corner lot at
the intersection of Young Street and Weber Street West. The building helps to define the edge of the
District. The surrounding context has changed since it was constructed in the latter half of the 19th
century to facilitate the construction of additions to the south, east, and north facades and the paving of
the remainder of the property for parking. In addition to this, members of the Motz family severed off
the northerly portion of Lot 5 to construct a house for their daughter, Louisa in the early 20th century
(now 107 Young Street). The property has not been recognized as a landmark feature or part of a
significant grouping within the Civic Centre Neighbourhood Heritage Conservation District.
Heritage Attributes
• Overall 21/z storey massing of brick construction (Sections'A' and'13%
• Gables and peaks with window openings indicative of the Queen Anne style of architecture;
• Original Queen Anne features including remaining original wood frame windows, wood
brackets, wood cornice and dentils (hidden underneath contemporary cladding);
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• All original window and door openings at the east, west, and south elevations visible from the
public realm; and
• Frontage, setbacks and orientation along Weber Street West.
6.1.3 107 Young Street, 'The Craftsman House"
Evaluation of Design/Physical Value
The property located at 3.07 Young Street has design/physical value as it includes a building
representative of the Arts and Crafts style of architecture C. 3.93.2. The building was constructed afterthe
property was granted to Louisa Zinger (maiden name Motz). The building has retained the vast majority
of its original heritage attributes as per a review of the original blueprints for the structure. Existing
alterations have been undertaken in such a way that complements the original design of the building.
The building includes features indicative of the Arts and Crafts style including an overhanging roof with
verandah supported by brick and wood columns, bay windows, and dormers above the roofline. The
building is not considered rare but is a good representation example of the Arts and Crafts architectural
style. The house is identified as 'Vernacular' in the HCD Study which comprises of 3.47 houses in the
District which is 40.63.% of the District. Also Group 'C' buildings, as it is also identified as, comprises of
3.44 buildings in the district and 39.78% of the overall buildings (Section 3.6 of the HCD Study). In stating
the above-mentioned, it is neither rarer nor unique in the District.
Evaluation of Historical or Associative Value
The property located at 3.07 Young Street has historical/associative value as it is associated with the
development of the Civic Centre Neighbourhood Heritage Conservation District. The building is also
indirectly associated with John and William J. Motz who granted lands to Louiza Zinger (maiden name
Motz) in 3.93.2. While John and William J. Motz never resided on the subject lands, Helen Motz (wife of
John Motz) was demonstrated to reside at 3.07 Young street with her daughter and son-in-law in the year
1921.
The property does not demonstrate compelling evidence of having the potential to yield important
information that contributes to the understanding of the Civic Centre Neighbourhood Heritage
Conservation District. The building has been confirmed as being designed by C. Knechtel (son of Jonas
Knechtel), an architect who has constructed other notable buildings in Berlin (Kitchener) in the late 19th
and early loth centuries, such as the former Victoria Park Pavilion.
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Evaluation of Contextual Value
The property located at 107 Young Street is located within the boundary of the CCNHCD and therefore
retains its contextual value for its historical associations with the neighbourhood as a whole. The building
remains in its original location in-situ and has and is originally part of the rear yard of the Motz residence
until it was severed in 3.912. The surrounding context has changed since it was adaptively re -used for
service/commercial purposes. This has resulted in paving the open landscaped space in the rear yard to
the east. The property has not been recognized as a landmark within the CCNHCD Study or Plan.
Heritage Attributes
• Overall 1 storey massing of brick construction with original square-shaped plan;
• Hipped roof with gables atthe north, south and west elevations;
• Large red brick chimney at the south elevation;
• All original window and door openings and windows with leaded -glass visible from the street;
• Front (west) elevation verandah with roof overhang supported by half brick and wood pillars;
and,
• Frontage, setbacks and orientation along Weber Street West.
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6.2 Summary of Evaluation under Ontario Regulation 9/o6
Ontario Regulation 9/06
50-52 Weber
St. W
56 Weber St. W
107 Young St.
1. Design/Physical Value
i. Rare, unique,
Representative
Representative of the Queen
Representative of the
representative or early
of the Ontario
Anne architectural style
Arts and Crafts
example of a style,
Gothic Cottage
architectural style
type, expression,
architectural
material or construction
method
style
ii. Displays high degree of
No.
No.
No.
craftsmanship or artistic
merit
iii. Demonstrates high
No.
No.
No.
degree of technical or
scientific achievement
2. Historical/associative value
i. Direct associations
No.
Associated with the CCNHCD
No.
with a theme, event,
and directly associated with
belief, person, activity,
John and William J. Motz and
organization, institution
Henry J. Shoniker
that is significant
ii. Yields, or has potential
No.
No.
No.
to yield information
that contributes to an
understanding of a
community or culture
iii. Demonstrates or
No.
No.
Designed by architect
reflects the work or
C. Knechtel
ideas of an architect,
artist, builder, designer,
or theorist who is
significant to the
community.
3. Contextual value
i. Important in defining,
In CCNHCD
In CCNHCD
In CCNHCD
maintaining or
supporting the
character of an area
ii. Physically, functionally,
No.
No.
No.
visually, or historically
linked to its
surroundings
iii. Is a landmark
No.
No.
No.
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6.3 Evaluation of Contribution to the District
This Heritage Impact Assessment acknowledges that the properties located at 50-52 Weber Street West,
56 Weber Street West and 1.07 Young Street have already been identified as having cultural heritage
value or interest as they are included within the boundary of the Civic Centre Neighbourhood Heritage
Conservation District and are therefore designated under Part V of the Ontario Heritage Act. These
buildings were evaluated in terms of their contribution to the overall District in the CCNHCD Study. The
Heritage Conservation District Study did not include an evaluation of individual properties as per Ontario
Regulation 9/o6. Architectural stylesthat are consistent in the CCNHCD and constitute the "Architectural
Character" of the District are as follows (Section 6.2.3. of the CCNHCD Plan (2007)):
• Classical or Neo-classical
• Gothic or Gothic Revival
• Victorian
• Georgian
• Italianate
• Queen Anne
• Second Empire
The subject properties as described in the CCNHCD as follows:
50-52 Weber
Street West
"The Cottage"
56 Weber Street
"The Motz House"
Group B 33.98% of the buildings
in the HCD are ranked as
Group B in the HCD
Ontario
Cottage
Group C 39-78% of buildings in
the HCD are ranked as
Group C
Queen Anne
sol Young Street Group C
"The Craftsman
House"
Vernacular
39-78% of buildings in
the HCD are ranked as
Group C
• o.83% of houses in the
district are Ontario
Cottages
• 1.0.5% of buildings within
the HCD are Queen Anne
Style (4o buildings are of
Queen Anne style in HCD)
• 40.61.% of buildings within
the HCD are Vernacular
(1.47 buildings are
Vernacular in HCD)
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7.O Description of Proposed Demolition
The proposed demolition of the subject lands includes the demolition of 50-52 and 56 Weber Street and
retention and integration of 107 Young Street into the new development. Underground parking is
proposed and would be constructed within the entirety of the site. To facilitate the construction of the
underground parking, the building at 107 Young Street will be temporarily lifted and or relocated during
the excavation of the underground parking lot. Reports from Tacoma Engineers and Laurie McCulloch
Building Moving confirm that the building is a good candidate for temporarily lifting/ relocation (see
Appendix D & E).
I0,•''CUNGs-.
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€%157NG 12 PARKING I
I
I I
I
I
I
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I
I
I
I
I I
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Figure 11g: Site Plan of proposed demolitions of 50-52 & 56 Weber Street West and retention of 107
Young Street (Facet Designs, 2019)
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8.olmpacts of Proposed Demolition
8.1 Introduction
This section of the report will review impacts which may occur as a result of the proposed demolition of
the identified cultural heritage resources located on the subject lands. The impact analysis has three
components:
z) Impact of the proposed demolition in relation to the demolition policies of the CCNHCD Plan (2oo7),
2) Impact of the proposed demolition on the overall HCD key heritage attributes; and,
3) Impact of the proposed demolition to adjacent buildings.
8.2 Impact of Demolition in Relation to the Demolition Policies of the CCNHCD
Plan
The CCNHCD Plan identifies that demolition can be considered in limited situations, including when
redevelopment is in keeping with appropriate City policies. The subject lands consist of properties
located in an area that is identified for high density commercial residential development. The Weber
Street corridor (which includes the subject lands) is identified in the City's land use planning documents
as an area for high density residential commercial development. The redevelopment of the lands to
higher density is consistent with the policies of the Official Plan, the Civic Centre Secondary Plan, the
Planning around Rapid Transit Stations (PARTS) Plan, and the City of Kitchener Zoning by-law.
The CCNHCD Plan recognizes the planned function of the Weber Street corridor and applies special
policies and guidelines for the properties in this area. The Weber Street area policies recognize that the
demolition of buildings and redevelopment of lands along Weber Street may occur. The policies state
that retention of buildings and adaptive re -use is preferred. Also, that redevelopment on Weber Street
could negatively impact the heritage character of the area if it is not undertaken in a sensitive manner.
However, the policy framework considers that demolition and redevelopment will occur and provides a
series of policies and guidelines to guide new buildings and development on underutilized sites.
The proposed redevelopment of the site is in keeping with appropriate City policies and therefore is
consistent with the policies regarding demolition in the HCD Plan.
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8.3 Impacts of Demolition on the CCNHCD
Key attributes are the defining factors of the heritage district. The following is a list of the key attributes
of the CCNHCD as defined by the District Plan (2007) in Section 2.4:
• 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 sgoos 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.
8.3.150-52 Weber Street West, "The Cottage"
Based on the key attributes ofthe District, the removal ofthe building results in removal of a rare building
in the District as a Gothic Revival Cottage which is one of three in the District and a building that
contributes to the range of architectural styles in the District. The building at 50-52 Weber Street West
is, however, not associated with an important business or community leader. The building is not well
maintained or finely detailed; unfortunately, the front fagade has been altered so much so that
is considered irreversible, particularly due to the number of large openings created on the
exterior, in particular as a result of its conversion into a duplex at the early part of the 201h
century. Alterations were reviewed in sub -section 5.4.1 of this report concluding that the
majority of the heritage integrity has been lost. Furthermore, the building does not contribute to
an attractive, consistent streetscape or Hibner Park.
In conclusion, the impact of the removal of the building has been determined to be moderate.
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8.3.2 56 Weber Street West, "The Motz' House"
Based on the key attributes of the District, the removal of the building results in the removal of the
building's association with important business and community leaders in the community (John and
William J. Motz and Henry J. Shoniker) and a recognizable architectural style (Queen Anne Style) that is
well represented in the District. It has had several alterations, some of which are reversible, while others
are not, and is not as "finely detailed", or "largely intact" as others in the District. Furthermore, the
building is not unique, nor does it contribute to an attractive, consistent streetscape or Hibner Park. In
conclusion, the impact has been determined to be minor. The intangible historical association of the
building with historical figures also is not removed indefinitely by the removal of the building and can
remain with a form of commemoration. While demolition of buildings located at 50-52 & 56 Weber Street
West is considered a negative impact, given the policy framework of the City's land use plan, the
CCNHCD Plan, and the modest heritage value of the buildings, demolition can be supported, provided
thatthe new building complies with other applicable policies of the CCNHCD Plan.
8.4 Impact of Proposed Demolitions on Adjacent Buildings
There are no identified adverse impacts as a result of the demolition of 50-52 and 56 Weber Street West
to the building at 107 Young Street .There is approximately 12 metres between 56 Weber Street and 17.5
metres from 50-52 Weber Street West to the building at 107 Young Street. This distance is sufficient to
not anticipate adverse impacts, particularly land disturbances. The building at 48 Weber Street is closer
(approximately 4 metres).
12
Figure 120: Aerial showing distance between proposed demolitions and 107 Young Street and 48
Weber Street West (Google Earth Pro, 2019)
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9.0 Consideration of Alternatives to Demolition
9.1 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. These options have been assessed in terms of impacts to cultural
heritage resources as well as balancing other planning policies within the planning framework.
9.1.1 Do Nothing
This option would result in the retention of all buildings located on the subject in their current form. There
would be no redevelopment on the subject lands and therefore, there would be no change or impact on
adjacent cultural heritage resources in the CCNHCD. This option would have a neutral impact on the
heritage resources on the subject lands since it would not result in positive or negative change. The
buildings located at 50-52 & 56 Weber Street West buildings have been altered from their original forms,
however, 3.07 Young Street retains the majority of its integrity. This option would not result in the
rehabilitation or restoration ofthese buildings. This option would also not result in the any intensification
of the site and the achievement of wider planning goals.
9.1.2 Retain and Conserve All Buildings
This option results in the retention of the existing buildings located at 50-52 and 56 Weber Street West
and a) the demolition of existing additions to the buildings which are not of cultural heritage value or
interest and b) the restoration of identified heritage attributes. This option would essentially restore the
buildings at 50-52 and 56 Weber Street West to their original form. There would be no change to 3.07
Young Street since little alteration has occurred to the building over time. This option would have
beneficial impacts on the heritage resources located on-site and neutral impacts on adjacent properties.
This option would require funding in orderto complete proper demolition of additions and restoration of
the buildings.
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This option would result in less density on the site since the 201h century additions to 50-52 and 56 Weber
Street West would be removed; the resulting density would be approximately o.6o FSR. Given the
location on Weber Street West, it is unlikely these buildings would return to their original use as single
detached dwellings. There is potential for reuse of the buildings as an office conversion assuming
sufficient parking could be provided. However, unless the City reduces the minimum permitted density
of the lands to below i.o FSR, the land value plus the cost of restoring the buildings make this option
unlikely to occur.
9.1.3 Intensify the Site while Retaining All Buildings
This option results in the retention of the existing buildings located at 50-52 and 56 Weber Street West
and 1.07 Young Street. This option would include a) the demolition of sections of the existing buildings
which are not of significant cultural heritage value, and b) construction of new additions on the buildings
to increase the density of the site consistent with the existing proposed land use framework and in a form
that is complementary to the existing buildings. This option would have a beneficial impact ifthe heritage
attributes of the buildings at 50-52 and 56 Weber Street West and 107 Young Street were restored,
including rehabilitation to lost or damaged attributes through the alterations that have occurred over
time. However, given the size of the property, the location of buildings, and the existing zoning, it is
unlikely that this option is feasible.
A conceptual site plan was designed where portions of the existing building footprints could be retained,
while utilizing space to construct a new addition at 50-52 Weber Street West. With this concept, there is
very little opportunity to construct sizeable new additions which are complementary to the existing
heritage buildings while accommodating the required parking.
9.1.4 Develop the Site while Retaining 107 Young Street and Either 50-52 or 56 Weber
Street West
This option would result in the retention of one of the Weber Street buildings which would have beneficial
heritage impacts. However, given the size of the site, there is little development opportunity remaining.
It is unlikely this option would be economical to pursue.
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9.1.5 Develop the Site and Relocating Either 50-52 or 56 Weber Street West
This option would result in the relocation of either 50-52 or 56 Weber Street West to another location
within or outside of the HCD. This option would have the beneficial impact of conserving the building(s),
albeit in a new context. The applicant has investigated this alternative. The intent was to donate the
building(s) for re -use as affordable housing at another location within the City. Ultimately a suitable site
could not be found. In addition to finding appropriate land upon which one or both of the buildings could
be relocated, the obstacles of the LRT and railway line also posed a challenge. Unless an appropriate and
feasible relocation site is found, relocation is not an option.
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10.0 Mitigation and Conservation Measures
Commemoration Plan:
The removal of the buildings at 50-52 & 56 Weber Street West cannot be mitigated. The story of John
and William J. Motz and Henry J. Shoniker, as intangible heritage attribute of the HCD, of 56 Weber
Street West, can be mitigated in a form of commemorative, public interpretation.
Demolition Plan:
It is recommended that selective deconstruction be used as a means of demolition in order to remove
easy, high -valuable material, such as original windows and doors, original hardware and Italianate
brackets to be donated to the City as a collective inventory for re -use in other buildings in the District. If
there are other materials, such as wood flooring, bannisters, these are recommended to be salvaged
where feasible for re -use in the community.
If demolition is approved for 50-52 Weber Street West and/or 56 Weber Street West, it is recommended
that this report be deemed by the City as archival documentation to support the demolitions pursuant to
3.2.C.1.33-34 of the City of Kitchener's Official Plan. It is also recommended that this report, including all
supplementary reports to this HIA, should be made available to the Kitchener Public Library for
reference.
The potential impact of land disturbances to 48 Weber Street West can be mitigated bythe method used
for demolition. If, selective deconstruction is used to remove both 50-52 and 56 Weber Street, there will
be no anticipated impacts to 48 Weber Street West. Construction fencing should be installed as a
precautionary measure along the property line between 48 and 50-52 Weber Street West to ensure no
material orequipmentasa resultofthe demolition damagesthewestelevation of 48 Weber Street West.
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11.0 Conclusions and Recommendations
MHBC Planning, Urban Design and Landscape Architecture ("MHBC") was retained by-
_ to undertake a Heritage Impact Assessment (H IA) for three (3) properties located at 50-52 Weber
Street West, 56 Weber Street West and 3.07 Young Street, City of Kitchener. The subject lands are located
north of the downtown core within the Civic Centre Neighbourhood Heritage Conservation District
(CCNHCD). As such, the subject lands are designated under Part V of the Ontario Heritage Act. The
buildings at 50-52 & 56 Weber Street West are proposed to be demolished and the building located at
107 Young Street is proposed to be retained and integrated into the development. The building at 3.07
Young Street will be temporarily relocated during the construction of the new building which will be part
of a Phase II HIA. This report concludes the cultural heritage value of each property as follows:
• 50-52 Weber Street, "The Cottage" has representative design value as a representative Ontario
Gothic Revival Cottage and contextual value for its location in CCNHCD;
• 56 Weber Street, "The Motz House" has representative design value as a Queen Anne building,
historical associations with John and William J. Motz and Henry J. Shoniker and contextual
value in CCNHCD;
• 3.07 Young Street, "The Craftsman House" has representative value as Arts and Craft/ Craftsman
house, its historical association with architect C. Knetchel and contextual value in CCNHCD.
While the HCD generally discourages demolition, the subject lands are within the Weber Street Policy
Area of the CCNHCD. The Plan does consider that change will occur within the Weber Street corridor.
Weber Street is a principle street within the CCNHCD Study (2007) however, the CCNHCD Plan (2007)
does acknowledge anticipated development and also that the size and scale of heritage buildings on
Weber Street "is generally larger than the rest of the district".
While the loss of cultural heritage resources is discouraged, the HCD Plan recognizesthat redevelopment
may occur in compliance with the Official Plan. The proposed development is consistent with policies for
increasing density along the Weber corridor in the City of Kitchener Official Plan and the Zoning By-law.
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Impacts
The designation associated with these buildings is within Civic Centre Neighbourhood Heritage
Conservation District; the heritage attributes of the district is identified in Section 2.4 of the CCNHCD
Plan (2007). It is important to note that the evaluation is based on the impacts that the removal of the
buildings have on the HCD attributes. This report concludes that heritage impacts, due to the proposed
development, are as follows:
• Moderate impact of demolition of So -52 Weber Street West as it is a unique building in the district
representing Gothic Revival architecture and contributes to the range of architectural styles in
the district. It is, however, not associated with an important business or community leader, well
maintained or finely detailed, nor does it contribute to an attractive, consistent streetscape or
Hibner Park.
• Minor impact of demolition for 56 Weber Street West as it is associated with business community
leaders during a key era of development in Kitchener and represents Berlin Vernacular (Queen
Anne) architecture; 3.0.5 %of buildings in the District are ofthis style (4o buildings). It is, however,
not well maintained or largely intact, unique, or contributes to an attractive or consistent
streetscape or Hibner Park.
• Potential impact of land disturbances to 48 Weber Street West, which is a contributing, well
maintained, largely intact building of the HCD, during the demolition of 50-52 Weber Street as
there is an approximate distance of four (4) metres between the buildings.
Mitigation Measures and Conservation Recommendations
Commemoration Plan
• Loss of intangible heritage attribute of association with John and William J. Motz and Henry J.
Shoniker can be mitigated through commemorative interpretation;
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Demolition Plan
• The method of demolition (i.e. selective deconstruction) should be identified in the plan for the
demolition of 50-52 & 56 Weber Street West to protect adjacent 48 Weber Street and 107 Young
Street;
• Easy, high -valuable materials should be identified in the Plan priorto demolition to be salvaged
where feasible;
• The location of the installation of construction fencing should be identified as a precautionary
measures to ensure no damage comes to the west elevation of 48 Weber Street West or 3.07
Young Street.
Further Recommendations
If the proposed demolitions are approved, the design of the building will be completed and a detailed
review of the building and compliance with the policies and guidelines of the Heritage Conservation
District Plan will be completed as part of a Phase II HIA.
If, the proposed demolitions are approved, the following actions are recommended to be implemented:
i. A Phase II HIA be completed once the final building design is complete;
2. A Conservation Plan for 3.07 Young Street be completed that includes conservation actions to be
implemented prior, during and post construction, this includes plans for temporary relocation of
the building to facilitate the underground garage;
3. Depending on the final location and design of the new building, a Cultural Heritage Protection
Plan (CHPP) be completed for adjacent building at 48 Weber Street and/ or iog Young Street as
required. Potential impact of alteration to 107 Young Street can be mitigated by following
recommendations made by Tacoma Engineers (CAHP) and Laurie McCulloch Building Moving
(Appendix D & E).
March 13,2020 MHBC 11oi
Heritage Impact Assessment Report Phase I
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
12.0 Sources
Berlin Today: Official Souvenir of the Best Town in Canada, 1906.
Bloomfield, Elizabeth and Linda Foster. Waterloo County Councillors: A Collective Biography. Caribout
Imprints, 3.995.
Bloomfield and Foster. Waterloo County Councillors: A Collective Biography. Caribou Imprints, 3.995.
Blumenson, John. Ontario Architecture: A Guide to Styles and Building Terms 1874 to the Present. Fitz henry
and Whiteside,19go.
City of Kitchener. Civic Centre Neighbourhood Heritage Conservation District Study, 2oo6.
City of Kitchener. Civic Centre Neighbourhood Heritage Conservation District Plan, 2007.
Eby, Ezra. A Biographical History of Early Settlers and their Descendants in Waterloo Township. Kitchener,
ON: Eldon D. Weber, 3.973..
English, John and Kenneth McLaughlin. Kitchener. An Illustrated History. Robin Brass Studio, 3.996.
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, 3.997.
Heritage Resources Centre. Ontario Architectural Style Guide. University of Waterloo, Zoog.
Mills, Rych. Kitchener (Berlin)188o-1g6o. Arcadia Publishing, 2002.
Ministry of Tourism, Culture and Sport. InfoSheet#5 Heritage Impact Assessments and Conservation
Plans, 2oo6
https://www.therecord.com/living-story/6394257-flash-from-the-past-troubled-berlin-saw-victoria-
park-pavilion-burn-in-3.93.6/
Moyer, Bill. Kitchener. Yesterday Revisited, An Illustrated History. Windsor Publications (Canada) Ltd.,
3.979
n/a. Busy Berlin, Jubilee Souvenir. 3.897.
March 3.3,2020 MHBC 1 3.02
Heritage Impact Assessment Report Phase I
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Ontario Ministry of Culture. Ontario Heritage Tool Kit: Heritage Resources in the Land Use Planning
Process, InfoSheet #2, Cultural Heritage Landscapes. Queens Printer for Ontario, 2oo6.
Uttley, W.V. (Ben), A History of Kitchener, Ontario. The Chronicle Press: Kitchener, 3.937.
W. V. Uttley and Gerald Noonan. A History of Kitchener., Wilfrid Laurier University Press, 3.975.
March 3.3,2020 MHBC 1 3.03
Heritage Impact Assessment Report Phase I
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Appendix A- Maps of the Subject Land
March 1.3,2020 MHBC 1104
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Figure:
Location Map
56 Weber St W
IN
Legend
.—.E=%
Subject Lands
107 Young Street
50-52, 56 Weber Street W Source:
City of Kitchener -Region of Waterloo Open Data
Region of Waterloo -Region of Waterloo 2018 Imagery
'1 .
?-50-52 Weber St
r
Date: May 15, 2019
N
Scale: 1:1,000
File: 17191A
Drawn: GC
Document Path: KA17191A- Weber StRPTAerial Location—d
Y3 E
-
i
a_*,,, 56 Weber St W
t !
}
50-52 Weber St
e
' V
Ali
Figure: Legend
Heritage Buildings Subject Lands
a�
107 Young St
Group "B" Heritage Building
Group "C" Heritage Building
107 Young Street
50-52, 56 Weber Street W Source:
City of Kitchener -Region of Waterloo Open Data
Region of Waterloo -Region of Waterloo 2018 Imagery
Date: May 15, 2019
N
Scale: 1:1,000
File: 17191A
Drawn: GC
Document Path: KA 7191A- Weber St\RPT\Heritage_Groups.mxd
Heritage Impact Assessment Report Phase I
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Appendix B- Preliminary Site Plan
March 1.3,2020 MHBC I soy
Heritage Impact Assessment Report Phase I
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Appendix C -Chain of Title
i. 50-52 Weber Street West
ii. 56 Weber Street West
iii. sol Young Street
March 1.3,2020 MHBC I 1.06
Chain of Title, 50-52 Weber Street West
Lot 5, Plan 401
Inst. #
Inst.
Reg.
Date
Grantor
Grantee
Area
Consideration
6711
Pt. Dis. Mort
1886
Provincial Loan and Savings
Company
Elizabeth G. Finlayson et
(?)
3 ac 14
per (?)
(Lot 5, See A8, No.
3883)
6712
Pt. Dis. Mort.
1886
Provincial Loan and Savings
Company
Elizabeth G. Finlayson
3 ac 14
per (?)
Lot 5 (See A8 no.
3891)
6713
Conveyance
1886
Provincial Loan and Savings
Company
John Cairnes (?)
3 ac 14
per
6714
B&S
1886
John Cairnes etux
John Motz
Part of lot
8108
B&S
1888
John Cairnes etux
Anton Wilhelm
10 per
Pt of lot
8131
B&S
1886
Anton Wilhelm
Anton Wilhelm Jr.
25 per
12480
B&S
1896
Anton Wilhelm Jr. Etux
John Z. Moser
25 per
3850
Will (?)
1912
John Motz
William J. Motz & Louisa
Zinger (?)
27760
B&S
1912
William J. Motz & Louisa (?),
Helena, Motz, Widow
Rose Motz
0.16
$2750.00
27761
B&S
1912
William Motz & Louisa (?),
Erin John Motz, Helena Motz,
Widow
Louisa Zinger (?)
$250.00
37891
B&S
1918
Rose and William Motz
Carl G. Pritschau
.16
2.00
37922
B&S
1918
Carl G. Pritschau
HenryBaer
0.16
$1.00
41607
B&S
1920
John Moser etux
George Moser
$8,000.00
45710
Grant
1921
HenryBaer etux
John M. Rabb
0.16
$9500.00
45918
Grant
1922
John M Rabb etux
Louisa Rabb
0.16
$9,500.00
55079
N. of Sale
1925
Henry Baer
John M. And Louisa
Rabb, Nathaniel Martin,
Adolph Klopfer etal
0.16
$1.00
57425
C. (?) Sale
1925
Henry Baer
John Wintermeyer
61540
Grant
1928
Laura C. Brant and John E.
Joseph E. Fehrenbach,
$5,800.00
Caines Sole Surviving Exec.
Leone M. Zinger
Jane Cairnes, John E. Caines
63955
Grant
1929
John Wintermeyer etuz
Hilda M. Shoniker
0.16
$7,000.00
63956
Deed
1929
Moser Bauer & Daniel Eby
John Wintermeyer
1.00
Exrs. Of Henry Baer
68243
Grant
1932
Louise Zinger, widow
Leone and Joseph E.
.09
1.00
Fehrenbach
94304
Grant
1947
Joseph E. And Leone M
Albert E. Besserer
1.00
Fehrenbach (formerly Leone
M Zinger)
97495
Grant
1948
Charles Wm. And Josephine
Charles W. Moser
.25
1.00
Moser
99438
Grant
1949
Hilda. M. Shoniker, widow
Andrew Kugler
.16
1.00
107169
Grant
1951
Andrew Krugler, etal
Albert and Martha Giller,
1.00
joint tenants
141691
Grant
1956
The Waterloo Trust and
George and Lucille S.
.28
13,000.00
Savings Go., Exr. Josephine
Binder
Moser
145247
Grant
1956
Albert E. Besserer et and
The Corporation of the
400.00
Eileen Norrie (?)
City of Kitchener
162537
Grant
1957
Charles W. Moser, widower
Valentine and Anne
14,200.00
Gaidermak (?)
175456
Grant
1958
Albert E. Besserer etux
Eilleen M. Norris
12,800.55
673497
Grant
1979
Eileen M Norris
Peter and Frank's Beauty
Studio Ltd.
WR776682
Transfer
2013
The Beauty Studio Ltd.
1 627220 Ontario Inc.
Chain of Title, 56 Weber Street West
Lot 5, Plan 401
Inst. #
Inst.
Reg.
Date
Grantor
Grantee
Area
Consideration
6711
Pt. Dis. Mort
1886
Provincial Loan and Savings
Company
Elizabeth G. Finlayson et
(?)
3 ac 14
per (?)
(Lot 5, See A8, No.
3883)
6712
Pt. Dis. Mort.
1886
Provincial Loan and Savings
Company
Elizabeth G. Finlayson
3 ac 14
per (?)
Lot 5 (See A8 no.
3891)
6713
Conveyance
1886
Provincial Loan and Savings
Company
John Cairnes (?)
3 ac 14
per
6714
B&S
1886
John Cairnes etux
John Motz
Part of lot
8108
B&S
1888
John Cairnes etux
Anton Wilhelm
10 per
Pt of lot
8131
B&S
1886
Anton Wilhelm
Anton Wilhelm Jr.
25 per
12480
B&S
1896
Anton Wilhelm Jr. Etux
John Z. Moser
25 per
3850
Will (?)
1912
John Motz
William J. Motz & Louisa
Zinger (?)
27760
B&S
1912
William J. Motz & Louisa (?),
Helena, Motz, Widow
Rose Motz
0.16
$2750.00
27761
B&S
1912
William Motz & Louisa (?),
Erin John Motz, Helena Motz,
Widow
Louisa Zinger (?)
$250.00
37891
B&S
1918
Rose and William Motz
Carl G. Pritschau
.16
2.00
37922
B&S
1918
Carl G. Pritschau
HenryBaer
0.16
$1.00
41607
B&S
1920
John Moser etux
George Moser
$8,000.00
45710
Grant
1921
HenryBaer etux
John M. Rabb
0.16
$9500.00
45918
Grant
1922
John M Rabb etux
Louisa Rabb
0.16
$9,500.00
55079
N. of Sale
1925
Henry Baer
John M. And Louisa
Rabb, Nathaniel Martin,
Adolph Klopfer etal
0.16
$1.00
57425
C. (?) Sale
1925
Henry Baer
John Wintermeyer
61540
Grant
1928
Laura C. Brant and John E.
Joseph E. Fehrenbach,
$5,800.00
Caines Sole Surviving Exec.
Leone M. Zinger
Jane Cairnes, John E. Caines
63955
Grant
1929
John Wintermeyer etuz
Hilda M. Shoniker
0.16
$7,000.00
63956
Deed
1929
Moser Bauer & Daniel Eby
John Wintermeyer
1.00
Exrs. Of Henry Baer
68243
Grant
1932
Louise Zinger, widow
Leone and Joseph E.
.09
1.00
Fehrenbach
94304
Grant
1947
Joseph E. And Leone M
Albert E. Besserer
1.00
Fehrenbach (formerly Leone
M Zinger)
97495
Grant
1948
Charles Wm. And Josephine
Charles W. Moser
.25
1.00
Moser
99438
Grant
1949
Hilda. M. Shoniker, widow
Andrew Kugler
.16
1.00
107169
Grant
1951
Andrew Krugler
Albert and Martha Giller,
joint tenants
287610
Grant
1964
Albert and Martha Giller (?)
Frank Pongratz
26,000.00
WR 130754
Transfer
2005
Frank Pongratz
Frank Pongratz and
Hilda Scheid
WR776690
Transfer
2013
Frank Pongratz and Hilda
2383509 Ontario Inc.
Schei(?)
Chain of Title, 107 Young Street
Lot 5, Plan 401
Inst. #
Inst.
Reg.
Date
Grantor
Grantee
Area
Consideration
6711
Pt. Dis. Mort
1886
Provincial Loan and Savings
Company
Elizabeth G. Finlayson et
(?)
3 ac 14
per (?)
(Lot 5, See A8, No.
3883)
6712
Pt. Dis. Mort.
1886
Provincial Loan and Savings
Company
Elizabeth G. Finlayson
3 ac 14
per (?)
Lot 5 (See A8 no.
3891)
6713
Conveyance
1886
Provincial Loan and Savings
Company
John Cairnes (?)
3 ac 14
per
6714
B&S
1886
John Cairnes etux
John Motz
Part of lot
8108
B&S
1888
John Cairnes etux
Anton Wilhelm
10 per
Pt of lot
8131
B&S
1886
Anton Wilhelm
Anton Wilhelm Jr.
25 per
12480
B&S
1896
Anton Wilhelm Jr. Etux
John Z. Moser
25 per
3850
Will (?)
1912
John Motz
William J. Motz & Louisa
Zinger (?)
27760
B&S
1912
William J. Motz & Louisa (?),
Helena, Motz, Widow
Rose Motz
0.16
$2750.00
27761
B&S
1912
William Motz & Louisa (?),
Erin John Motz, Helena Motz,
Widow
Louisa Zinger (?)
$250.00
37891
B&S
1918
Rose and William Motz
Carl G. Pritschau
.16
2.00
37922
B&S
1918
Carl G. Pritschau
HenryBaer
0.16
$1.00
41607
B&S
1920
John Moser etux
George Moser
$8,000.00
45710
Grant
1921
HenryBaer etux
John M. Rabb
0.16
$9500.00
45918
Grant
1922
John M Rabb etux
Louisa Rabb
0.16
$9,500.00
55079
N. of Sale
1925
Henry Baer
John M. And Louisa
Rabb, Nathaniel Martin,
Adolph Klopfer etal
0.16
$1.00
57425
C. (?) Sale
1925
Henry Baer
John Wintermeyer
61540
Grant
1928
Laura C. Brant and John E.
Joseph E. Fehrenbach,
$5,800.00
Caines Sole Surviving Exec.
Leone M. Zinger
Jane Cairnes, John E. Caines
63955
Grant
1929
John Wintermeyer etuz
Hilda M. Shoniker
0.16
$7,000.00
63956
Deed
1929
Moser Bauer & Daniel Eby
John Wintermeyer
1.00
Exrs. Of Henry Baer
68243
Grant
1932
Louise Zinger, widow
Leone and Joseph E.
.09
1.00
Fehrenbach
94304
Grant
1947
Joseph E. And Leone M
Albert E. Besserer
1.00
Fehrenbach (formerly Leone
M Zinger)
97495
Grant
1948
Charles Wm. And Josephine
Charles W. Moser
.25
1.00
Moser
99438
Grant
1949
Hilda. M. Shoniker, widow
Andrew Kugler
.16
1.00
107169
Grant
1951
Andrew Krugler, etal
Albert and Martha Giller,
1.00
joint tenants
141691
Grant
1956
The Waterloo Trust and
George and Lucille S.
.28
13,000.00
Savings Go., Exr. Josephine
Binder
Moser
145247
Grant
1956
Albert E. Besserer et and
The Corporation of the
400.00
Eileen Norrie (?)
City of Kitchener
162537
Grant
1957
Charles W. Moser, widower
Valentine and Anne
14,200.00
Gaidermak (?)
175456
Grant
1958
Albert E. Besserer etux
Eilleen M. Norris
12,800.55
673497
Grant
1979
Eileen M Norris
Peter and Frank's Beauty
Studio Ltd.
684158
Grant
1980
Joseph E. And Lorne M
Lawrence A. Matlow (?)
Fehrenbach (?)
in trust
723291
Transfer
1982
Lawrence S. Matlow (?)
V.P Management Inc.
LT123647
Transfer
2003
V.P Management Inc.
M N Bales Investments
Ltd.
WR927233 I Transfer 12015 1 M N Bales Investments Ltd. 12482948 Ontario Inc.
Heritage Impact Assessment Report Phase I
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Appendix D -Structural Condition Report (Tacoma
Engineers, 2018) and Relocation Report (Tacoma
Engineers, February, 2020)
March 1.3,2020 MHBC 1107
Structural
Condition Assessment
50-52 Weber Street West, 56 Weber Street West, 107 Young Street
Kitchener, Ontario
Prepared by:
TACOLMA
176 Speedvale Avenue West
Guelph, ON
TE -32157-18
July 3, 2018
Tacoma Engineers Inc.
Project No. TE -32157-18
July 3, 2018
1. Introduction
Structural Condition Assessment
50-52 Weber St W, 56 Weber St W, 107 Young St
Kitchener, Ontario
Tacoma Engineers has been retained by to carry out a structural
condition assessment of three properties located at 50-52 Weber Street West, 56 Weber Street West, and
107 Young Street, in Kitchener, Ontario.
Following initial discussions, Tacoma Engineers was retained by on May 28t'', 2018.
The undersigned attended the site on June 7t'', 2018, accompanied by John Gibson as a representative of
and Vanessa Hicks as a representative of MHBC.
This report includes a summary of the following items for the building:
major structural systems;
existing structural conditions and areas of potential concern;
conceptual repair options for any areas that may require remedial work; and
2. Background
owns the buildings in question, and Tacoma Engineers is being retained as a
Consultant directly by the Owner.
This assessment is being undertaken by the Owner and is intended to form part of a Heritage Impact
Assessment Report, required as a part of a redevelopment proposal for the site. This report is not being
prepared as a response to an Order, recommendations, or request by any regulatory body.
This report is based on a visual inspection only and does not include any destructive testing. Where no
concerns were noted the structure is assumed to be performing adequately. The structure is assumed to have
been constructed in accordance with best building practices common at the time of construction. No further
structural analysis or building code analysis has been carried out as part of this report unless specifically
noted.
No previous work has been completed by Tacoma Engineers on this building for this or any other owner.
A visit to site was carried out by Nick Lawler of Tacoma Engineers on June 7t' of 2018 in order to aid in
the preparation of this report.
No sub -consultants of Tacoma Engineers have been retained to participate in this assessment.
3. Building History
The property at 50-52 Weber Street West was likely constructed between 1853 and 1879, according to
research undertaken by MHBC. The building is a one and a half storey masonry building, complete with
wood -framed floors and roof. It is best characterized as an architectural style of Ontario Cottage, and
measures approximately 2200 ft' in gross building area. The building has been sub -divided into three
separate units.
The property at 56 Weber Street West was likely constructed between 1879 and 1892, based on fire
insurance map research undertaken by MHBC. The building is a two and a half storey masonry building,
complete with wood -framed floors and roof. It is best characterized as Queen Anne architectural style, and
measures approximately 2600 ftZ in gross building area. The building has been sub -divided into multiple
separate units. The property is associated with John Motz, a prominent citizen of Berlin (now Kitchener).
Tacoma Engineers Inc. Structural Condition Assessment
Project No. TE -32157-18 50-52 Weber St W, 56 Weber St W, 107 Young St
July 3, 2018 Kitchener, Ontario
The property at 107 Young Street was likely constructed between 1904 and 1925, according to research
undertaken by MHBC. The building is a one and a half storey masonry building, complete with wood -
framed floors and roof. It measures approximately 1600 ft' in gross building area. The building has a single
occupancy; however, it appears to be currently used by many tenants.
All three buildings are located in the Civic Centre Neighbourhood, a heritage conservation district
recognized under Part IV of the Ontario Heritage Act.
4. Scope and Methods
The following documents were provided to the undersigned prior to the preparation of this report:
• Heritage Impact Assessment Report, MHBC, April 2018
The exterior assessment of the buildings was based on a visual assessment from grade.
Note that most the spaces in the building have applied finishes that preclude a direct visual assessment of
the structural systems. Limited areas are unfinished, and a review of the primary structures was possible in
these areas.
A site visit was carried out by Nick Lawler, P.Eng., on June 7t'', 2018, accompanied by John Gibson as a
representative of and Vanessa Hicks as a representative of MHBC. A visual review
of all accessible spaces was completed on this date, and photographs were taken of all noted deficiencies.
5. Definitions
The following is a summary of definitions of terms used in this report describing the condition of the
structure as well as recommended remedial actions. Detailed material condition definitions are included in
Appendix A of this report.
Condition States':
1. Excellent — Element(s) in "new" condition. No visible deterioration type defects present
and remedial action is not required.
2. Good — Element(s) where the first signs of minor defects are visible. These types of
defects would not normally trigger remedial action since the overall performance is not
affected.
3. Fair — Element(s) where medium defects are visible. These types of defects may trigger
a "preventative maintenance" type of remedial action where it is economical to do so.
4. Poor — Element(s) where sever or very sever defects are visible. These types of defects
would normally trigger rehabilitation or replacement if the extent and location affect the
overall performance of that element.
5.
• Immediate remedial action': these are items that present an immediate structural and/or safety
hazards (falling objects, tripping hazards, full or partial collapse, etc.). The remedial
recommendations will need to be implemented immediately and may include restricting access,
temporary shoring/supports or removing the hazard.
' Adapted from "Structural Condition Assessment", 2005, American Society of Civil Engineers/Structural
Engineering Institute
2
Tacoma Engineers Inc.
Project No. TE -32157-18
July 3, 2018
Structural Condition Assessment
50-52 Weber St W, 56 Weber St W, 107 Young St
Kitchener, Ontario
Priority remedial action': these are items that do no present an immediate hazard but still require
action in an expedited manner. The postponement of these items will likely result in the further
degradation of the structural systems and finishes. This may include interim repairs, further
investigations, etc. and are broken down into timelines as follows:
1. Short-term: it is recommended that items listed as short-term remedial action are acted on
within the next 6 months (before the onset of the next winter season).
2. Medium-term: it is recommended that items listed as medium-term remedial action are acted
on within the next 24 months.
3. Long-term: it is recommended that items listed as long-term remedial action are acted on
within the next 5-10 years. Many of these items include recommendations of further
review/investigation.
• Routine maintenance': these are items that can be performed as part of a regularly scheduled
maintenance program.
In addition to the definitions listed above, it should be noted that the building in question is of interest from
the perspective of heritage. The Standards and Guidelines for the Conservation of Historic Places in Canada
provide direction when a structural system is identified as a character -defining element of an historic place.
They also provide direction on maintaining, repairing, and replacing structural components or systems'.
Refer to the General Guidelines for Preservation, Rehabilitation, and Restoration to further inform the
development of more detailed remedial actions.
6. General Structural Conditions
All three buildings, while constructed at various times, were found to be constructed in the same manner.
The buildings all contain load bearing masonry walls and foundations with conventional wood -framed
floors. Exterior walls are constructed with mass masonry and brick, several interior bearing walls are
constructed with masonry, and the roof and floors are constructed with wood framing.
Generally, the buildings were found to be in good condition, with limited structural deficiencies. Where
deficiencies were found, they were localized, and can likely be resolved with routine maintenance and / or
minor restoration efforts. The areas of concern have been outlined below, broken down into each subject
building.
' "Standards and Guidelines for the Conservation of Historic Places in Canada", 2nd Edition, 2010,
www. historicplaces. ca
Tacoma Engineers Inc.
Project No. TE -32157-18
July 3, 2018
7. 50-52 Weber Street West
Structural Condition Assessment
50-52 Weber St W, 56 Weber St W, 107 Young St
Kitchener, Ontario
Photograph 1: 50-52 Weber Street West
7.1. Basement
The basement houses several service spaces, including mechanical rooms and storage spaces. The main
floor framing is visible and was found to be in generally good condition. Interior and exterior load-bearing
walls were found to be rubble stone construction, are generally in poor condition, with some limited areas
of efflorescence and surface deterioration on exterior foundation walls.
Photograph 2: Condition of rubble stone foundation
The wood framing was found to be saw cut joists, with a hand hewn main beam, located centrally. It
appeared that the joists may have been notched and continuous over the main beam, however this could not
be directly verified.
4
Tacoma Engineers Inc. Structural Condition Assessment
Project No. TE -32157-18 50-52 Weber St W, 56 Weber St W, 107 Young St
July 3, 2018 Kitchener, Ontario
Around the perimeter of the basement, a small 8"x12" bench footing was observed. The purposes of this
bench could not be determined; however, these are typically used to facilitate lowering the floor elevation.
It may also be used to provide a dry shelf for storage, as the basement was found to be very wet. Some areas
of the bench were found to be very poor, with exposed dirt and soils observed. These conditions do not
present a structural concern for the basement walls.
Photograph 3: Bench footing / exposed soils
7.2. Upper Levels
The upper levels were complete with finishes in place. Direct observation of the structure could not be
made, however it is typical to use "tell tale" observations to determine if the structure is distressed.
No significant damage was observed on the interior of 50-52 Weber Street West. The most considerable
damage was related to cracked plaster ceilings around the dormers and gothic window. This is likely due
to movement of the roof framing overtime. As buildings age, connections and lumber materials can deflect
over time causing the damage to occur to plaster finishes, which are highly susceptible to movement.
None of the cracks were cause of structural concern and could be repaired by an experienced plaster trades
person with experience with historic materials.
Tacoma Engineers Inc.
Project No. TE -32157-18
July 3, 2018
7.3. Exterior
Structural Condition Assessment
50-52 Weber St W, 56 Weber St W, 107 Young St
Kitchener, Ontario
Photograph 4: Cracked plaster at dormer / gothic window
The exterior was observed to be painted clay brick found to be in good condition. Two wood framed
additions were observed, with the front addition covered in stucco, while the rear addition was clad in metal
siding. The lower 24" of the brick adjacent to the driveway was found to be damaged, likely from saturation
and damage from road salts. This type of damage is typical in brick exposed to these conditions. To provide
long term durability to the brick, it should be repaired by a mason experienced with heritage masonry. Hard
surfaces such as driveways should be sloped away from the building, and if possible, a landscaped swale
introduced.
Painting exterior brick is typically discouraged, as paint can trap moisture within he bricks, accelerating
damage from freeze -thaw cycles. Maintenance of buildings which already have painted brick is critical to
the long-term durability of the material. Flaking cracked, or missing paint is a pathway for moisture to enter
the brick wall and should be repaired as soon as it is discovered.
Photograph 5: Damaged bricks at grade
Tacoma Engineers Inc.
Project No. TE -32157-18
July 3, 2018
8. 56 Weber Street West
Structural Condition Assessment
50-52 Weber St W, 56 Weber St W, 107 Young St
Kitchener, Ontario
Photograph 6: 66 Weber Street West
8.1. Basement
The basement houses several service spaces, including mechanical rooms and storage spaces. The main
floor framing is visible and was found to be in generally good condition. Interior and exterior load-bearing
walls were found to be rubble stone construction, are generally in poor condition, with some limited areas
of efflorescence and surface deterioration on exterior foundation walls.
The basement space was broken up into several storage areas, likely constructed as storage for the various
units and occupancies that have been introduced to the building over the years. Unique to the framing was
the use of several wood beam bearing lines to support the floor framing above. Typically, in a home of this
age, heavy timber and / or stone bearing walls will be used in the basement. In this instance, 6x6 timber
beams were used as beams. This method of construction speaks to the scale and therefore wealth of the
original construction.
Tacoma Engineers Inc.
Project No. TE -32157-18
July 3, 2018
Structural Condition Assessment
50-52 Weber St W, 56 Weber St W, 107 Young St
Kitchener, Ontario
Photograph 7: Load bearing beams in basement
The basement floor was constructed with clay brick masonry, placed tight together on what appears to be a
sand bed. The bricks were found to be in good condition, with few missing or cracked units.
Photograph 8: Brick basement floor
8.2. Interiors
The upper levels were complete with finishes in place. Direct observation of the structure could not be
made, however it is typical to use "tell tale" observations to determine if the structure is distressed.
No significant damage was observed on the interior of 56 Weber Street West. The most considerable
damage was related to cracked plaster ceilings in the finished attic areas. This is likely due to movement of
the roof framing over time. As buildings age, connections and lumber materials can deflect over time
causing the damage to occur to plaster finishes, which are highly susceptible to movement.
None of the cracks were cause of structural concern and could be repaired by an experienced plaster trades
person with experience with historic materials.
Tacoma Engineers Inc.
Project No. TE -32157-18
July 3, 2018
8.3. Exterior
Structural Condition Assessment
50-52 Weber St W, 56 Weber St W, 107 Young St
Kitchener, Ontario
Photograph 9: Cracked plaster ceiling
The exterior was observed to be painted clay brick found to be in good condition. Several additions and
alterations have been made to the building over the years. It has been broken into serval rental units, with
separate entries.
A one -storey masonry addition was found to the south. It is believed this was used as a medical office when
the building was owned by a local doctor. At the rear of the building, a two-storey wood framed exterior
deck was observed. The deck was found to be in poor condition, with several noted deficiencies mostly
related to deferred maintenance and exposure to the elements.
The exterior masonry walls and stairs leading to the units off Weber Street were found to be in poor
condition. Long term exposure to de-icing salts and weather have damaged the concrete and masonry
materials. This does not pose an immediate structural concern but should be repaired within the next two
to three years as a part of ongoing maintenance activities.
Photograph 10: Damaged entry stairs
Tacoma Engineers Inc. Structural Condition Assessment
Project No. TE -32157-18 50-52 Weber St W, 56 Weber St W, 107 Young St
July 3, 2018 Kitchener, Ontario
The south chimney was observed to be heavily damaged, and in very poor condition. The masonry appears
to have been repaired several times over the years, however it is again in need of proper maintenance. Open
joists can be observed from grade, along with missing and damaged units. Form grade it appears a Portland
cement based parge was used previously. Using modern cement based parge on historic masonry can
accelerate damage and is generally discouraged. A mason experienced with heritage materials should be
retained within the next six to twelve months to repair the chimney.
Photograph 11: Damaged chimney
The eaves and soffits have been clad in either metal or vinyl siding. In select location this siding is pulling
away from the building, exposed the original base materials in some instances. On the north elevation, a
portion of the soffit and fascia is damaged, exposing the original dentil brick details. One of the west
dormers is missing some siding trim, exposing the wood framing and trim behind it. None of the base
materials appear to be damaged, however long term exposure to the elements will cause damage in the long
term. The damage cladding should be addressed within the next twelve months, to ensure damage to the
structure does not accelerate.
Photograph 12: Damaged Siding (north elevation)
10
Tacoma Engineers Inc.
Project No. TE -32157-18
July 3, 2018
Structural Condition Assessment
50-52 Weber St W, 56 Weber St W, 107 Young St
Kitchener, Ontario
Photograph 13: Damaged Dormer (west elevation)
9. 107 Young Street
Photograph 14: 107 Young Street
9.1. Basement
The basement is mostly finished, with several rooms. A mechanical room is in the basement, where the
main floor framing is visible and was found to be in generally good condition. Interior and exterior load-
bearing walls were found to be rubble stone construction, are generally in good condition, with some limited
areas of efflorescence and surface deterioration on exterior foundation walls.
11
Tacoma Engineers Inc. Structural Condition Assessment
Project No. TE -32157-18 50-52 Weber St W, 56 Weber St W, 107 Young St
July 3, 2018 Kitchener, Ontario
9.2. Interiors
The upper levels were complete with finishes in place. Direct observation of the structure could not be
made, however it is typical to use "tell tale" observations to determine if the structure is distressed.
No significant damage was observed on the interior of 107 Young Street. The most considerable damage
was related to cracked plaster ceilings in the finished attic areas. This is likely due to movement of the roof
framing over time. As buildings age, connections and lumber materials can deflect over time causing the
damage to occur to plaster finishes, which are highly susceptible to movement. None of the cracks were
cause of structural concern and could be repaired by an experienced plaster trades person with experience
with historic materials.
Photograph 15: Exposed plaster lathe in mechanical room
12
Tacoma Engineers Inc. Structural Condition Assessment
Project No. TE -32157-18 50-52 Weber St W, 56 Weber St W, 107 Young St
July 3, 2018 Kitchener, Ontario
9.3. Exterior
The exterior was observed to be red clay brick found to be in good condition. Additions and alternations to
the building exterior appear to be limited, as the original form of the building is still mostly intact, outside
of changes to the rear porch.
The exterior masonry walls on the west elevation were found to be in poor condition, with signs of brick
damage and distress. Efflorescence on the brick indicates that the brick is saturated, and damage indicates
that the brick is undergoing freeze -thaw cycles in a saturated state. This damage is likely due to several
conditions. The presence of large trees adjacent to this area prevent drying of the brick from sunlight. There
are also several poor details around the bay window which do not adequately direct rain away from the
brick. At this point the brick damage does not pose a structural concern, however the bricks should be
repaired, and drainage details improved within the next twelve to twenty-four months.
Photograph 16: Damaged brick
10. Conclusions
Generally, the three buildings located at 50-52 Weber Street West, 56 Weber Street West and 107 Young
Street in Kitchener, were found to be in good condition, and structurally sound. There were a few noted
deficiencies which were isolated, and mostly related to deferred maintenance, or exposure to the elements.
Damaged caused by deferred maintenance will accelerate over time, as such, an effort should be made to
address any noted issues within a short time frame. If damage is not addressed, it can accelerate and cause
more expensive repairs in the future or concerns to the structure.
Please contact the undersigned with any further questions or comments.4'"`
52
Per: 100194';a17
Nick Lawler, MASc, PE, P.Eng., CAHP TE -32157-18
Structural Engineer, Senior Associate ' UL-3-1,�
Tacoma Engineers Inc. U1tP
13
Tacoma Engineers Inc.
Project No. TE -32157-18
July 3, 2018
Structural Condition Assessment
50-52 Weber St W, 56 Weber St W, 107 Young St
Kitchener, Ontario
Appendix A: Material Condition Definitions
Condition States':
1. Excellent — Element(s) in "new" condition. No visible deterioration type defects present and remedial
action is not required.
2. Good — Element(s) where the first signs of minor defects are visible. These types of defects would not
normally trigger remedial action since the overall performance is not affected.
3. Fair — Element(s) where medium defects are visible. These types of defects may trigger a "preventative
maintenance" type of remedial action where it is economical to do so.
4. Poor — Element(s) where severe or very severe defects are visible. These types of defects would
normally trigger rehabilitation or replacement if the extent and location affect the overall performance
of that element.
Steel Corrosion':
1. Light — Loose rust formation and pitting in the paint surface. No noticeable section loss.
2. Medium — Loose rust formation with scales or flakes forming. Up to 10% section loss.
3. Severe — Stratified rust with pitting of metal surface. Between 10% and 20% section loss.
4. Very Severe — Extensive rusting with local perforation or rusting through, in excess of 20% section
loss.
Timber Checks, Splits and Shakes':
1. Light — Extend less than 5% into the member.
2. Medium —Extend between 5% and 10% into the member.
3. Severe —Extend between 10% and 20% into the member.
4. Very Severe — Extend more than 20% into the member.
Timber Cracking, Splintering and Crushing':
1. Light — Damage is superficial with less than 5% section loss.
2. Medium— Considerable damage with 5% to 10% Section loss.
3. Severe —Significant damage with 10% to 20% Section loss.
4. Very Severe — Extensive damage with section loss in excess of 20%.
Timber Rot/Decay':
1. Light — Slight change in colour. The wood sounds solid and cannot be penetrated by a sharp object.
Damage is superficial with less than 5% section loss.
2. Medium — Surface is discoloured with black and brown streaks. The wood sounds solid and offers
moderate resistance to penetration by sharp object. Considerable damage with 5% to 10% Section loss.
3. Severe — Surface is fibrous, checked or crumbly and fungal fruiting bodies are growing on it. The wood
sounds hollow when tapped and offers little resistance to penetration by sharp object. Significant
damage with 10% to 20% Section loss.
4. Very Severe — The surface can be crumbled and disintegrated with ease. Extensive damage with section
loss in excess of 20%.
' Adapted from "Ontario Structure Inspection Manual (OSIM), 2000 (Rev. 2008)" by the Ministry of
Transportation Ontario (MTO)
14
Tacoma Engineers Inc.
Project No. TE -32157-18
July 3, 2018
Masonry Cracking':
1. Hairline Cracks - Less than 0.1 mm wide.
2. Narrow Cracks - Between 0.1 and 0.3 mm wide.
3. Medium Cracks - Between 0.3 and 1.0 mm wide.
4. Wide Cracks - Greater than 1.0 mm wide.
Structural Condition Assessment
50-52 Weber St W, 56 Weber St W, 107 Young St
Kitchener, Ontario
Masonry Splitting, Spalling and Disintegration':
1. Light - Hairline cracking and minor loss of stone surface with loss of section up to 50 mm.
2. Medium- Considerable damage with 5% to 10% Section loss.
3. Severe -Significant damage with 10% to 20% Section loss.
4. Very Severe - Extensive damage with section loss in excess of 20%.
Concrete Scaling':
1. Light - Loss of surface mortar to a depth of up to 5 mm without exposure of coarse aggregate.
2. Medium - Loss of surface mortar to a depth of 6 to 10 mm with exposure of some coarse aggregates.
3. Severe - Loss of surface mortar to a depth of 11 mm to 20 mm with aggregate particles standing out
from the concrete and a few completely lost.
4. Very severe - Loss of surface mortar and aggregate particles to a depth greater than 20 mm.
Concrete Spalling':
1. Light - Spalled area measuring less than 150 mm in any direction or less than 25 mm in depth.
2. Medium - Spalled area measuring between 150 mm to 300 mm in any direction or between 25 mm and
50 mm in depth.
3. Severe - Spalled area measuring between 300 mm to 600 mm in any direction or between 50 mm and
100 mm in depth.
4. Very Severe - Spalled area measuring more than 600 mm in any direction or greater than 100 mm in
depth.
Concrete Delamination':
1. Light - Delaminated area measuring less than 150 mm in any direction.
2. Medium - Delaminated area measuring 150 mm to 300 mm in any direction.
3. Severe - Delaminated area measuring 300 mm to 600 mm in any direction.
4. Very Severe - Delaminated area measuring more than 600 mm in any direction.
Concrete Cracking':
1. Hairline Cracks - Less than 0.1 mm wide.
2. Narrow Cracks - Between 0.1 and 0.3 mm wide.
3. Medium Cracks - Between 0.3 and 1.0 mm wide.
4. Wide Cracks - Greater than 1.0 mm wide.
Corrosion of Reinforcement':
1. Light - Light rust stain on the concrete surface
2. Medium - Exposed reinforcement with uniform light rust. Loss of reinforcing steel section less than
10%
3. Severe - Exposed reinforcement with heavy rusting and localized pitting. Loss of reinforcing steel
section between 10% and 20%
' Adapted from "Ontario Structure Inspection Manual (OSIM), 2000 (Rev. 2008)" by the Ministry of
Transportation Ontario (MTO)
15
Tacoma Engineers Inc.
Project No. TE -32157-18
July 3, 2018
Structural Condition Assessment
50-52 Weber St W, 56 Weber St W, 107 Young St
Kitchener, Ontario
4. Very severe - Exposed reinforcement with very heavy rusting and pitting. Loss of reinforcing steel
section over 20%.
Immediate remedial action': these are items that present an immediate structural and/or safety hazards
(falling objects, tripping hazards, full or partial collapse, etc.). The remedial recommendations will need to
be implemented immediately and may include restricting access, temporary shoring/supports or removing
the hazard.
Priority remedial action': these are items that do no present an immediate hazard but still require action
in an expedited manner. The postponement of these items will likely result in the further degradation of the
structural systems and finishes. This may include interim repairs, further investigations, etc. and are broken
down into timelines as follows:
1. Short-term: it is recommended that items listed as short-term remedial action are acted on within the
next 6 months (before the onset of the next winter season).
2. Medium-term: it is recommended that items listed as medium-term remedial action are acted on within
the next 24 months.
3. Long-term: it is recommended that items listed as long-term remedial action are acted on within the
next 5-10 years. Many of these items include recommendations of further review/investigation.
Routine maintenance': these are items that can be performed as part of a regularly scheduled maintenance
program.
' Adapted from "Structural Condition Assessment', 2005, American Society of Civil Engineers/Structural
Engineering Institute
16
TAC(,,,,MA
STRUCTURAL REPORT
Feasibility Assessment
- ENGINEERS
Date: February 20, 2020
No. of Pages: 2 + Encl.
Project: Temporary House Relocation - Feasibility
Project No.: TE-33784-19
Address: 107 Young Street, Kitchener
Permit No.: N/A
Client:
Distribution: -
Background
Tacoma Engineers has been retained by to provide a structural engineering
assessment on the feasibility to temporarily move the home located at 107 Young Street, Kitchener.
A redevelopment plan has been proposed to see the current property consolidated into a mid -rise
residential development. It has been proposed to relocate the home during construction, to facilitate
construction of the underground parking structure. It is believed that the home was constructed between
1904 and 1920. The building is a one and a half storey masonry building, complete with wood -framed
floors and roof. It measures approximately 1600 ft' in gross building area. The building has a single
occupancy; however, it appears to be currently used by many tenants. The building is located in the
Civic Centre Neighbourhood, a heritage conservation district recognized under Part IV of the Ontario
Heritage Act.
owns the building in question, and Tacoma Engineers is being retained as a
Consultant directly by the Owner.
This assessment is being undertaken by the Owner and is intended to form part of the early preparation
work for proposed redevelopment of the property. This report is not being prepared as a response to an
Order, recommendations, or request by any regulatory body.
This report is based on a visual inspection only and does not include any destructive testing. Where no
concerns were noted the structure is assumed to be performing adequately. The structure is assumed to
have been constructed in accordance with best building practices common at the time of construction.
No further structural analysis or building code analysis has been carried out as part of this report unless
specifically noted.
Previously, Tacoma Engineers prepared a Structural Condition Assessment for this property, as a part
of a Heritage Impact Assessment. No previous work has been completed by Tacoma Engineers on this
building for any other owner. A site visit was carried out by Nick Lawler of Tacoma Engineers on June
7t' of 2018 to aid in the preparation of the Structural Condition Assessment.
No sub -consultants have been retained to participate in this assessment.
Existing Construction
The structure is approximately 1600 ft' in gross building area and is a single storey with a finished attic
area. The roof is a cottage style hip roof, with several dormers.
The walls are approximately 12" thick and are constructed with multi-wythe red clay brick masonry,
with a natural lime based mortar. The bottom 3' to 4' of the wall is comprised of exposed rubble stone
masonry, which appears to be constructed of either limestone, or granite.
176 Speedvale Ave. West T: 519-763-2000 x264
Guelph, Ontario Professional Engineers F: 519-824-2000
Canada NIH 1C3 Onmrio n.lawler(i�tacomaengineers.com
Temporary House Relocation - Feasibility Page 2 of 2
TE -33784-19 Structural Report
February 20, 2020 Feasibility Assessment
The interior finishes did not permit direct observation of the interior framing, however given the age
and construction of the home, it is assumed that the framing is conventional wood framed floors, with
load bearing wood stud walls. No significant damage or signs of distress were observed. Some minor
cracking of the plaster was noted in the attic area; however, this is believed to be related to previous
roof leak.
Feasibility to Move the Building
Provided an experienced contractor is involved, it is relatively straightforward process to relocate a
structure. When considering moving a building, the stability and structural stability must be
considered. Further, the existing building should be reviewed to determine how loads are directed to
the foundations, so that the new foundations and supporting structure can be provided which match
the existing construction.
In the case of the subject property, the supporting brick walls were found to be in good condition,
with little to no deterioration. Minor cracks were noted over the windows, which is to be expected for
a stone structure of this age and construction. Along the driveway, exposure to moisture and de-icing
salts has caused damage to the brick, which should be repaired. It is recommended that all
deteriorated mortar joints and bricks be repaired prior to relocating the building. Repairs should be
made with a lime -based mortar, compatible with the existing mortar and clay bricks.
Conclusions and Recommendations
The assessment of the existing building has determined that the building is structurally sound enough
to be relocated. We are of the Minion that the existiniz house is a izood candidate for relocation. The
necessary repairs to the exterior should be completed prior to undertaking such a move, such as
repointing of damaged mortar joints, and supplementary support as required. An experienced
contractor should be retained to perform the move, one with experience in moving older structures
constructed using heritage material. Restoration of the building, both prior to and after the move
should be supervised by an engineer / architect experienced in the restoration of heritage structures
Per�or-E~S5l�
Nick Lawler, 94'.A.Sc., PE, P.Eng. CARP
Structural Engineer, Associate
Tacoma Engineers Inc. v N. U. WIER
100194",117
Encl. Nil. TE -33784-19
0% B 20- rya®
Heritage Impact Assessment Report Phase I
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Appendix E- Laurie McCulloch Building Moving
Report, March 2020
March 13,2020 MHBC I io8
Laurie McCulloch
960 Taunton Rd E
Whitby, ON L1R 3L8
Building Moving
Phone: (905) 728-0884
Fax: (905) 743-0528
info mccullochmovers.ca
Budgetary Quotation
RE: 107 Young Street Kitchener
Background
Monday, March 2, 2020
The building to be retained is approximately 37' X 42' X 1 and 1/2 storey solid brick Ontario
Cottage style house moving out onto street to allow for underground parking to be completed.
Site Preparation
Excavation of site to allow steel placement down to footing level will be done by others. Any
demolition or site clearing to occur will also be done by others
Loading Procedure
1. clean basement, disconnect services and remove fixtures (furnace, stairs etc.)
2.
3. insert main beams under building
4. level beams and install jacking and safety cribs under each beam
5. insert cross beams at each end through the mains to carry the needle beams
6. grout the cross beam ends to the underside of the cut line as well as the interior
masonry walls
7. insert the needle beams, pack and grout to the brick line
8. with the two end walls loaded and packed open holes on each side and insert one
cross loader at a time packing and grouting into place as you go
9. the first floor joist will also be packed to the cross beams
10. install any necessary bracing for weak points in doorways, etc.
11. connect the jacks and raise building 1 inch with our unified jacking machine
12. remove basement support points between cross beams and insert safety needles
Laurie McCulloch Building Moving 2
13. install roll steel and multi directional Hillman rollers to slide building out onto street
14. move building desired distance crib off and remove roll steel
15. Once parking garage is completed
16. Reinstall roll steel and multi directional Hillman rollers to slide building out back
into final location
17. hold in place while basement completed by others
18. once basement complete relieve steel framework and remove
Rolling
Multi directional Hillman rollers are placed between the main beams and roll steel for the move.
The 50 ton capacity rollers will be installed based on the actual weight of the loaded building
including steel.
The actual weight will be determined once the building is loaded on our equipment with our
hydraulic equipment and verified by David Seberras to ensure that an adequate safety ratio for the
rolling equipment is maintained.
Foundation
An adequate height foundation will need to be built up to the underside of the brick to pin the
building in its final location by others.
We will assist in the design of new foundation walls to make sure the design facilitates the
removal of our steel framework.
Placement
After the building is at its desired location and elevation, the new concrete foundation wall is
installed leaving openings for the main beam removal.
Scope of Work
• Install steel framework
• Lift building free of current foundation
• Relocate to storage location
• Relocate to final location
• Place according to your surveyors marks
• Hold building in place to while basement built by others
• Remove steel framework
Laurie McCulloch Building Moving 3
Exclusions
The following are not in our scope:
• Cleaning out of current basement of all organic materials
• Permits
• Road Occupancy cost such as police, local utility company costs for wire raising,
hoarding, pedestrian protection
• Foundations for building
• Any demolition required
• Excavation around the perimeter of the building down to footing level to allow for
placement of steel beams
• Excavation for foundation
• Service disconnections and reconnections
• Surveyors required permanent building placement
Assumptions
The following is assumed in the pricing
• Adequate laydown area for relocation steel and equipment
• Onsite parking for company trucks
• Temporary power and water
• Minimum six ft basement under current structure and new foundation
Cost
The cost for the relocation will be approx. Two Hundred Twenty -Six Thousand Plus HST
Based on builder supplied information of photos and dimensions.
Yours Truly
Greg McCulloch
Laurie McCulloch Building Moving
Heritage Impact Assessment Report Phase I
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Appendix F- CHIA Terms of Reference, Site Plan
Pre -Submission Consultation Memo (November Zo,
2017)
J
March 1.3,2020 MHBC I iog
City of Kitchener
Community Services Department - Planning Division
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.
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.
2.2 A detailed site history to include a listing of owners from the Land Registry Office,
and a history of the site use(s).
2.3 A written description of the buildings, structures and landscape features on the
subject properties including: building elements, building materials, architectural
and interior finishes, natural heritage elements, and landscaping. The description
will also include a chronological history of the buildings' development, such as
additions and demolitions.
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.
2.4 Documentation of the subject properties to include: current photographs of 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 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 the
properties (buildings, structures, and site details including landscaping). In
particular, the potential visual and physical impact of the proposed development
on the identified heritage attributes of the properties, shall be assessed.
The Heritage Impact Assessment must consider potential negative impacts as
identified in the Ministry of Tourism, Culture and Sport's Ontario Heritage Tool
Kit. 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 subject properties.
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,
relocation, commemoration and/or documentation. Each mitigative measure
should create a sympathetic context for the heritage resource.
2.7 A summary of the heritage conservation principles and how they will be used
must be included. Conservation principles may be found in online publications
such as: the Standards and Guidelines for the Conservation of Historic Places in
Canada (Parks Canada); Eight Guiding Principles in the Conservation of Built
Heritage Properties (Ontario Ministry of Tourism, Culture and Sport); and, the
Ontario Heritage Tool Kit (Ontario Ministry of Tourism, Culture and Sport).
2.8 Proposed alterations and demolitions must be justified and explained as to any
loss of cultural heritage value and impact on the streetscape/neighbourhood
context.
2.9 Recommendations shall be as specific as possible, describing and illustrating
locations, elevations, materials, landscaping, 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
4.0
Summary Statement and Conservation Recommendations
The summary statement should provide a full description of:
■ The significance and heritage attributes of the subject properties.
■ The identification of any impact the proposed development will have on
the heritage attributes of the subject properties.
■ 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.
Mandatory Recommendation
The consultant must write a recommendation as to whether the subject
properties are worthy of listing or designation under the Ontario Heritage Act.
Should the consultant not support heritage designation then it must be clearly
stated as to why the subject property does not meet the criteria as stated in
Regulation 9/06.
The following questions must be answered in the mandatory recommendation of
the report:
1. Do the properties meet the City of Kitchener's criteria for listing on the
Municipal Heritage Register as a Non -Designated Property of Cultural
Heritage Value or Interest?
2. Do the properties meet the criteria for heritage designation under Ontario
Regulation 9/06 of the Ontario Heritage Act? Why or why not?
3. If the subject properties do not meet the criteria for heritage listing or
designation then it must be clearly stated as to why they do not.
4. Regardless of the failure to meet criteria for heritage listing or designation, do
the properties warrant conservation as per the definition in the Provincial
Policy Statement? Why or why not?
5.0 Approval Process
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.
InternalMeMo
KIR Community Services Department www.kitchener.ca
Date:
November 10, 2017
To:
Craig Dumart, Junior Planner
From:
Michelle Drake, Senior Heritage & Policy Planner
cc:
Lenore Ross, Urban Designer
Subject:
SP Pre -Submission Consultation
50-52 Weber Street West, 56 Weber Street West & 107 Young Street
Heritage Planning Comments
Heritage Planning staff have reviewed the pre -submission consultation meeting request form
and supporting materials for the proposed site plan on the lands municipally addressed as 50-
52 Weber Street West, 56 Weber Street West and 107 Young Street.
All three subject properties are located within the Civic Centre Neighbourhood Heritage
Conservation District (CCNHCD) and designated under Part V of the Ontario Heritage Act. The
CCNHCD Plan contains policies and guidelines that regulate and manage change in the
neighbourhood. Any proposal that involves demolition and/or new construction requires a
Heritage Permit Application (HPA). The City's Heritage Kitchener committee and City Council
consider all proposals that involve demolition.
Heritage Planning staff have significant concerns with the proposed demolitions within the Civic
Centre Neighbourhood Heritage Conservation District (CCNHCD) based on the clear goals,
policies and guidelines within the CCNHCD Plan, which strongly discourage demolition and, in
particular, discourage the demolition of buildings fronting Weber Street as many of these
buildings are the oldest buildings in the neighbourhood. The CNHCD Plan requires that
protection, retention and adaptive reuse of existing buildings be given priority over
redevelopment. The comments provided with respect to the proposed 6 storey building do not
reflect support for demolition but rather are provided for information purposes only.
Ontario Heritage Act Comments
Proposal to Demolish Three Buildings
The CCNHCD Plan strongly discourages demolition. As a result, the applicant will be required to
submit a Heritage Permit Application. A Structural Assessment (Building Conditions Report) and
a Heritage Impact Assessment (HIA) will be required to be submitted with a complete HPA. Both
assessments must be prepared by a qualified professional who is a member of the Canadian
Association of Heritage Professionals with demonstrated experience in the conservation of
similar heritage buildings.
The HIA must be prepared in accordance with the City's standard terms of reference for HIAs
(see attached). The CCNHCD Plan provides clear guidance that demolition is strongly
discouraged. The Plan explains that the wide spread demolition of heritage buildings results in
the loss of history and other resources. The Plan acknowledges that some old buildings should
be demolished to make way for new but further acknowledges that there may be rare occasions
where infill development or limited integrated redevelopment is possible or where
redevelopment is required due to loss of buildings through fire, severe structural decay, etc. The
Plan goes on to explain that that the final HCD boundary includes the majority of Weber Street
which has a high proportion of the oldest, most unique and significant buildings in the
neighbourhood and the buildings on the corner of Weber and Young serve as a gateway into
the stable residential neighbourhood. In comparison, excluded areas along Victoria Street are
less architecturally significant than those on the interior and on Weber Street, and Water Street
was excluded because it does not serve as a gateway to the stable residential neighbourhood in
the same manner that the streets intersecting with Victoria and Weber do. As a result, the HIA
must consider the direction provided in the CCNHCD Plan including, but not limited to, the
following:
• Goals
o Recognize, protect, enhance and appreciate the Civic Centre Neighbourhood's
cultural heritage resources, including buildings, landscapes and historical
connections, and value their contribution to the community by: Encouraging the
retention, conservation and adaptation of the District's heritage buildings and
attributes, as described in the Study and Plan, rather than their demolition and
replacement;
o Avoid the destruction and/or inappropriate alteration of the existing building
stock, materials and details by: Strongly discouraging the demolition of heritage
buildings and the removal or alteration of distinctive architectural details;
• Policies
o The demolition of heritage buildings in the District is strongly discouraged.
o The protection and retention of existing heritage buildings on Weber Street and
their architectural features is strongly encouraged.
o Adaptive reuse of existing buildings should be given priority over redevelopment.
Flexibility in Municipal Plan policies and zoning regulations is encouraged where
necessary to accommodate appropriate adaptive reuse options.
o Any proposal to demolish a heritage building or portion of a heritage building that
is visible from the street or other public space within the District shall require a
heritage permit from the municipality.
o Where demolition of a heritage building is proposed, the property owner shall
provide supporting documentation demonstrating appropriate reasons for the
demolition.
o In situations where demolition is approved by Council, written and / or
photographic documentation of any notable architectural features and
construction techniques may be required to create a record of the building and its
components.
o Reclamation of suitable building materials such as windows, doors, moldings,
columns, bricks, etc. for potential reuse in a new building on the site or as
replacement components for other buildings in the neighbourhood which require
repair and restoration over time is strongly encouraged if demolition is approved
for any heritage buildings in the District.
Proposal to Construct a 6 -Storey Multi -Residential Building
The following comments are provided for information only and do not reflect support from
Heritage Planning staff for the proposed demolitions that are required to facilitate the proposal
to construct a 6 storey multi -residential building.
The CCNHCD Plan contains policies and guidelines that regulate new construction. As a result,
the applicant will be required to submit a Heritage Permit Application. A Heritage Impact
Assessment (HIA) will be required to be submitted with a complete HPA. The HIA must be
prepared by a qualified professional who is a member of the Canadian Association of Heritage
Professionals with demonstrated experience in the conservation of similar heritage buildings.
The HIA must be prepared in accordance with the City's standard terms of reference for HIAs
(see attached). The CCNHCD Plan provides clear direction for new buildings, including new
buildings on Weber Street. The Plan indicates that potential infill or redevelopment along Weber
could have a negative impact on the heritage character of the area if not undertaken in a
sensitive manner, particularly as this street contains nearly half of the oldest buildings in the
District. As a result, the HIA must consider the direction provided in the CCNHCD Plan
including, but not limited to, the following:
• Goals
o Avoid the destruction and/or inappropriate alteration of the existing building
stock, materials and details by: Establishing policies and design guidelines to
ensure new development and alterations are sensitive to the heritage attributes
and details of the District and are based on appropriate research and
examination of archival and/or contextual information;
• Principles
o Make New Replacements Distinguishable - The construction eras and historical
progression should be self-evident. Although new work should be sympathetic to
the original and match or mimic as appropriate, it should not attempt to appear as
if built as part of the original.
• Policies
o Where new uses or intensification is proposed, adaptive reuse of the existing
heritage building stock should be considered wherever feasible;
o Maintain residential streetscape character through the use of appropriate built
form, materials, roof pitches, architectural design and details particularly at the
interface between Weber Street and the interior of the neighbourhood;
o Where redevelopment is proposed on vacant or underutilized sites, new
development shall be sensitive to and compatible with adjacent heritage
resources on the street with respect to height, massing, built form and materials.
o Any buildings proposed over 5 storeys in height may be required to undertake
shadow studies where they abut existing residential uses, to demonstrate that
they will not unreasonably impact on access to sunlight in rear yard amenity
areas.
o Design guidelines provided in Section 6.9.2 of this Plan will be used to review
and evaluate proposals for major alterations, additions or new buildings to ensure
that new development is compatible with the adjacent context.
o 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 requirements.
• Design Guidelines
o Match setback, footprint, size and massing patterns of the neighbourhood,
particularly to the immediately adjacent neighbors.
o 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.
o 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.
o Respond to unique conditions or location, such as corner properties, by providing
architectural interest and details on both street facing facades.
o Use roof shapes and major design elements that are complementary to
surrounding buildings and heritage patterns.
o Size, shape, proportion, number and placement of windows and doors should
reflect common building patterns and styles of other buildings in the immediate
area.
o Use materials and colours that represent the texture and palette of the Civic
Centre Neighbourhood.
o 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.
o 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.
o 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.
Weber Street Design Guidelines
o Any infill development on Weber Street should maintain a strong relationship to
the street at the lower levels (2 to 4 storeys) with respect to built form and use.
o Setbacks of new development should be consistent with adjacent buildings.
Where significantly different setbacks exist on either side, the new building
should be aligned with the building that is most similar to the predominant
setback on the street.
o Building facades at the street level should incorporate architectural detail, similar
materials and colours, and consistency with the vertical and horizontal
proportions or rhythm of adjacent / nearby buildings on the street to establish a
cohesive streetscape.
o New development shall have entrances oriented to the street.
o Size, placement and proportion of window and door openings for new buildings
or additions should be generally consistent with those on other buildings along
the street.
o Any new buildings taller than 3 to 4 storeys should incorporate some form of
height transition or stepbacks to minimize the perception of height and shadow
impacts to pedestrians on the street and provide more visual continuity.
Stepbacks should be a minimum of 2 metres to provide for useable outdoor
terraces for the upper levels.
o Any buildings taller than 5 storeys abutting a residential property to the rear
should be constructed within a 45 degree angular plane where feasible, starting
from the rear property line, to minimize visual impacts on adjacent property
owners.
o To minimize impacts on properties to the rear of or flanking Weber Street, a rear
yard setback of 15 metres should be maintained for new buildings as well as
additions where feasible.
o Locate loading, garbage and other service elements (HVAC, meters, etc.) away
from the front fagade so they do not have a negative visual impact on the street
or new building / addition.
Ontario Planning Act Comments
Proposed Site Plan Application (Demolition & New Construction)
Section 2 of the Planning Act indicates that Council shall have regard to matters of Provincial
interest such as the conservation of features of significant architectural, cultural, historical,
archaeological or scientific interest. In addition, Section 3 of the Planning Act requires that
decisions of Council shall be consistent with the Provincial Policy Statement. Policy 2.6.1 of the
Provincial Policy Statement requires that significant built heritage resources and significant
cultural heritage landscapes shall be conserved. The Provincial Policy Statement defines
significant as 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 a place, an event, or
a people and notes that while some significant resources may already be identified and
inventoried by official sources, the significance of others can only be determined after
evaluation.
Regional and municipal policies and guidelines also address the conservation of cultural
heritage resources. The Regional Official Plan contains policies that require the conservation of
cultural heritage resources. The City's 1994 and 2014 Official Plan contains policies that require
development to conserve cultural heritage resources. The relevant 2014 Official Plan policies
are not under appeal. These policies also establish the requirement for the submission of
studies as part of complete applications.
The development proposal outlines a proposed site plan that does not conserve the existing
cultural heritage resources, which are designated under the Ontario Heritage Act, and meet the
definition of a significant built heritage resource or cultural heritage landscape as defined by the
Provincial Policy Statement. As the proposed development moves through the planning
process, the existing cultural heritage resources shall remain intact to ensure a thorough and
proper evaluation of the resources so that appropriate conservation options can be explored
and implemented as required by the Planning Act, Provincial Policy Statement, Regional Official
Plan and City of Kitchener 2014 Official Plan. The recommended conservation option must be
supported by an approved Heritage Permit Application and an approved Heritage Impact
Assessment.
In considering the above, Heritage Planning staff will require the submission of a Heritage
Impact Assessment (HIA), Structural Assessment (Building Conditions Report) and
Conservation Plan (CP) as part of a complete Planning Act application. Both assessments must
be prepared by a qualified professional who is a member of the Canadian Association of
Heritage Professionals with demonstrated experience in the conservation of similar heritage
buildings. The HIA and CP must be prepared in accordance with the City's standard terms of
reference for HIAs (see attached). The HIA must also consider Heritage Planning staff
comments provided earlier in this memo. In addition, Heritage Planning staff will require the
Urban Design Brief to respond to the objectives and policies of Section 12 of the 2014 Official
Plan.
In summary, Heritage Planning staff will require the following as part of a complete application:
• the submission of a Heritage Impact Assessment, including Shadow Study;
• the submission of a Structural Assessment (Building Conditions Report);
• the submission of a Conservation Plan; and,
• a response to the objectives and policies of Section 12 of the 2014 Official Plan.
Heritage Impact Assessment Report Phase I
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Appendix G -Curricula Vitae
March 1.3,2020 MHBC 111.0
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
2016
Master of Arts in Planning,
specializing in Heritage
Planning
University of Waterloo,
School of Planning
2010
Bachelor of Arts (Honours) in
Historical/Industrial
Archaeology
Wilfrid Laurier University
CONTACT
540 Bingemans Centre Drive,
Suite 200
Kitchener, ON N2B 3X9
T 519 576 3650 x 728
F 519 576 0121
vhicks@mhbcplan.com
www.mhbcplan.com
CURRICULUMVITAE
Vanessa Hicks, M.A., c.A.H.P.
Vanessa Hicks is a Heritage Planner with MHBC and joined the firm after having
gained experience as a Manager of Heritage Planning in the public realm
where she was responsible for working with Heritage Advisory Committees in
managing heritage resources, Heritage Conservation Districts, designations,
special events and heritage projects (such as the Architectural Salvage
Program).
Vanessa is a member of the Canadian Association of Heritage Professionals and
graduated from the University of Waterloo with a Masters Degree in Planning,
specializing in heritage planning and conservation. Vanessa provides a variety
of research and reportwriting services for public and private sector clients. She
has experience in historical research, inventory work, evaluation and analysis
on a variety of projects, including Heritage Conservation Districts (HCDs),
Heritage Impact Assessments (HIAs), Cultural Heritage Evaluation Reports
(CHERs), Conservation Plans (CPS), Documentation and Salvage Reports, and
Commemoration Projects (i.e. plaques). Vanessa is also able to comment
provide comments regarding Stages 1-4 Archaeological Assessments due to
her experience as a practicing field archaeologist and experience writing
archaeological reports submitted to the Ministry of Tourism, Culture and sport.
PROFESSIONAL ASSOCIATIONS
Professional Member, Canadian Association of Heritage Professionals
PROFESSIONAL EXPERIENCE
June 2016 - Cultural Heritage Specialist/ Heritage Planner
Present MacNaughton Hermsen Britton Clarkson Planning Ltd.
2012- Program Manager, Heritage Planning
2016 Town of Aurora
May 2012 - Heritage Planning Assistant
October 2012 Town of Grimsby
2007- Archaeologist
2010 Archaeological Research Associates Ltd.
CONTACT
540 Bingemans Centre Drive,
Suite 200
Kitchener, ON N2B 3X9
T 519 576 3650 x 728
F 519 576 0121
vhicks@mhbcplan.com
www.mhbcplan.com
CURRICULUMVITAE
Vanessa Hicks, M.A., C.A.H.P.
SELECT PROJECT EXPERIENCE
HERITAGE IMPACT ASSESSMENTS (HIAs) 2016-2019
Heritage Impact Assessment
-'Southworks', 64 Grand Avenue South, City of
Cambridge
Heritage Impact Assessment
— Badley Bridge, part of a Municipal EA Class
Assessment, Township of Centre Wellington
Heritage Impact Assessment
— 474 and 484 Queen Street South (and
Schneider Haus National Historic Site), City of Kitchener
Heritage Impact Assessment
— 883 Doon Village Road, City of Kitchener
Heritage Impact Assessment
— 57 Lakeport Road, City of St. Catharines
Heritage Impact Assessment
— Langmaids Island, Lake of Bays
Heritage Impact Assessment
—1679 Blair Road, City of Cambridge
Heritage Impact Assessment
- 64 Margaret Avenue, City of Kitchener
CULTURAL HERITAGE EVALUATION REPORTS (CHERs) 2016-2019
Cultural Heritage Evaluation Report - Dunlop Street West and Bradford Street,
Barrie - Prince of Wales School and Barrie Central Collegiate Institute
Cultural Heritage Evaluation Report - Lakeshore Drive, Town of Oakville
Cultural Heritage Evaluation Report — Queen Victoria Park Cultural Heritage
HERITAGE CONSERVATION DISTRICTS (HCDs)
Heritage Conservation District Study — Southeast Old Aurora (Town of Aurora)
CONSERVATION PLANS
Strategic Conservation Plan — Queen Victoria Park Cultural Heritage
Landscape
DOCUMENTATION AND SALVAGE REPORTS
Documentation and Salvage Report & Commemoration Plan — 474 and 484
Queen Street South, City of Kitchener
SPECIAL PROJECTS
Artifact Display Case - Three Brewers Restaurant(275 Yonge St., Toronto)
`A
EDUCATION
2011
Higher Education Diploma
Cultural Development/ Gaelic
Studies
Sabha] Mor Ostaig, University of the
Highlands and Islands
2012
Bachelor of Arts
Joint Advanced Major in Celtic
Studies and Anthropology
Saint Francis Xavier University
2014
Master of Arts
World Heritage and Cultural
Projects for Development
The International Training Centre of
the ILO in partnership with the
University of Turin, Politecnico di
Torino, University of Paris 1
Pantheon- Sorbonne, UNESCO,
ICCROM, Macquarie University
www.linkedin.com/in/rachelredshaw
CONTACT
540 Bingemans Centre
Drive,
Suite 200
Kitchener, ON N2B 3X9
T 519 576 3650 x751
F 519 576 0121
rredshaw@mhbcplan.com
www.mhbcplan.com
CURRICULUMVITAE
Rachel Redshaw, MA, H.E. Dip[.
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. Rachel is member of the Canadian
Association of Heritage Professionals.
Ms. Redshaw provides a variety of heritage planning services for public and
private sector clients. Ms. Redshaw has worked for years completing cultural
heritage planning in a municipal setting. She has worked in municipal
building and planning departments and for the private sector to gain a
diverse knowledge of building and planning in respect to how they apply to
cultural heritage. Rachel enjoys being involved in the local community and
has been involved in the collection of oral history, in English and Gaelic, and
local records for their protection and conservation and occasionally lecturers
on related topics. Her passion for history and experience in archives,
museums, municipal building and planning departments supports her ability
to provide exceptional cultural heritage services.
PROFESSIONAL ASSOCIATIONS
Intern Member, 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
CONTACT
540 Bingemans Centre
Drive,
Suite 200
Kitchener, ON N2B 3X9
T 519 576 3650 x751
F 519 576 0121
rredshaw@mhbcplan.com
www.mhbcplan.com
CURRICULUMVITAE
Rachel Redshaw, MA, H.E. Dip[.
2009-2014 Historical Researcher & Planner
Township of North Dumfries
2012 Translator, Archives of Ontario
2012 Cultural Heritage Events Facilitator (Reminiscence Journey)
and Executive Assistant, Waterloo Region Plowing Match
and Rural Expo
2011 Curatorial Research Assistant
Highland Village Museum/ Baile nan Gaidheal
PROFESSIONAL/COMMUNITY ASSOCIATIONS
2019-2020 Intern Member, Canadian Association of Heritage
AWARDS / PUBLICATIONS / RECOGNITION
2019 Waterloo Historical Society Publication, Old Shaw: The Story
of a Kindly Waterloo County Roamer
2014 Master's Dissertation, The Rise of the City: Social Business
Incubation in the City of Hamilton
2014 Lecture, A Scot's Nirvana, Homer Watson House and
Gallery
Professionals
2017-2020
Member, AMCTO
2018-2019
Member of Publications Committee, Waterloo Historical
Society
2018
Member, Architectural Conservancy of Ontario- Cambridge
2018-2019
Secretary, Toronto Gaelic Society
2012-2017
Member (Former Co -Chair & Co -Founder), North Dumfries
Historical Preservation Society
2011 -2014
Member, North Dumfries Municipal Heritage Committee
2013
Greenfield Heritage Village Sub -committee, Doors Open
Waterloo Region
2012
Volunteer Historical Interpreter, Doon Heritage Village, Ken
Seiling Waterloo Region Museum
2008-2012
Member, Celtic Collections, Angus L. Macdonald Library
2012-2013
Member (Public Relations), Mill Race Folk Society
2011
Member, University of Waterloo Sub -steering Committee for
HCD Study, Village of Ayr, North Dumfries
2010-2011
Member (volunteer archivist), Antigonish Heritage Museum
AWARDS / PUBLICATIONS / RECOGNITION
2019 Waterloo Historical Society Publication, Old Shaw: The Story
of a Kindly Waterloo County Roamer
2014 Master's Dissertation, The Rise of the City: Social Business
Incubation in the City of Hamilton
2014 Lecture, A Scot's Nirvana, Homer Watson House and
Gallery
CONTACT
540 Bingemans Centre
Drive,
Suite 200
Kitchener, ON N2B 3X9
T 519 576 3650 x751
F 519 576 0121
rredshaw@mhbcplan.com
www.mhbcplan.com
CURRICULUMVITAE
Rachel Redshaw, MA, H.E. Dip[.
2013
Lecture, The Virtual Voice of the Past: The Use of Online
Oral Accounts for a Holistic Understanding of History,
University of Guelph Spring Colloquium
2012-2013
Gaelic Events Facilitator, University of Guelph
2012-2015
Intermediate Gaelic Facilitator, St. Michael's College,
University of Toronto
2012
Nach eil ann tuilleadh: An Nos Ur aig nan Gaidheal (BA
Thesis) Thesis written in Scottish Gaelic evaluating
disappearing Gaelic rites of passage in Nova Scotia.
2012
Waterloo Historical Society Publication, Harvesting Bees
and Feasting Tables: Fit for the Men, Women and Children
of Dickie Settlement and Area, Township of North Dumfries
2007-2012
25 historical publications in the Ayr News (access to some
articles http://ayrnews.ca/recent )
PROFESSIONAL DEVELOPMENT COURSES
2020 Condo Director Training Certificate (CAO)
2018 Building Officials and the Law (OBOA Course)
2017-2018 AMCTO Training (MAP 1)
2017 AODA Training
2010 Irish Archaeological Field School Certificate
COMPUTER SKILLS
Microsoft Word Office
Bluebeam Revu 2017
ArcGIS
Keystone (PRINSYS)
Municipal Connect
Adobe Photoshop
Illustrator
ABBYY Fine Reader 11
Book Drive
CONTACT
540 Bingemans Centre
Drive,
Suite 200
Kitchener, ON N2B 3X9
T 519 576 3650 x751
F 519 576 0121
rredshaw@mhbcplan.com
www.mhbcplan.com
CURRICULUMVITAE
Rachel Redshaw, MA, H.E. DipL
SELECT PROJECT EXPERIENCE 2018-2020
CULTURAL HERITAGE IMPACT ASSESSMENTS
Peterborough Lift Lock and Trent -Severn Waterway (TSW), National
Historic Sites, Development for 380 Armour Road, City of
Peterborough
City of Waterloo Former Post Office, Development for 35-41 King
Street North, City of Waterloo, Phase II
Consumers' Gas Station B, Development for 450 Eastern Avenue,
City of Toronto
82 Weber Street East, City of Kitchener
87 Scott Street, City of Kitchener
2348 Sovereign Street, Town of Oakville (Phase 1)
Carriage House Restaurant, 2107-2119 Old Lakeshore Road, City of
Burlington
34 Manley Street, Village of Ayr, Township of North Dumfries
Quinte's Isle Campark, 558 Welbanks Road, Prince Edward County
(LPAT)
174 St. Paul Street, Town of Collingwood (LPAT)
30-40 Margaret Avenue, City of Kitchener
McDougall Cottage and Historic Site, Development for 93 Grand
Avenue South, City of Kitchener
60 Broadway, Town of Orangeville
45 Duke Street, City of Kitchener
383-385 Pearl Street, City of Burlington
Old Kent Brewery, 197 Ann Street, City of London
St. Patrick's Catholic Elementary School, (SPCES), 20 East Avenue
South, City of Hamilton
2325 Sunningdale Road, City of London
250 Allendale Road, City of Cambridge
110 Deane Avenue, Town of Oakville
249 Clarence Street, City of Vaughan
2-16 Queen Street West, City of Cambridge (Hespeler)
Specific for Relocation of Heritage Buildings
1395 Main Street, City of Kitchener
10379 & 10411 Kennedy Road, City of Markham
50-56 Weber Street West & 107 Young Street, City of Kitchener
(temporary relocation of 107 Young St)
4
CONTACT
540 Bingemans Centre
Drive,
Suite 200
Kitchener, ON N2B 3X9
T 519 576 3650 x751
F 519 576 0121
rredshaw@mhbcplan.com
www.mhbcplan.com
CURRICULUMVITAE
Rachel Redshaw, MA, H.E. DipL
CULTURAL HERITAGE SCREENING REPORT
Kelso Conservation Area, Halton County
CULTURAL HERITAGE EVALUATION REPORTS
52 King Street North, City of Kitchener
Sarnia Collegiate Institute and Technical School (SCITS), 275
Wellington, City of Sarnia (Municipal contingency study)
10536 McCowan Road, City of Markham
Former Burns Presbyterian Church, 155 Main Street, Town of Erin
(Designation Report)
Former St. Paul's Anglican Church, 23 Dover Street, Town of
Otterville, Norwich Township (CRB)
6170 Fallsview Boulevard, City of Niagara Falls
CONSERVATION PLANS
City of Waterloo Former Post Office, 35-41 King Street North, City of
Waterloo
82 Weber Street East, City of Kitchener
87 Scott Street, City of Kitchener
107 Young Street, City of Kitchener (Temporary relocation)
1395 Main Street, City of Kitchener (Relocation)
10379 & 10411 Kennedy Road, City of Markham (Relocation)
Cultural Heritage Conservation Protection Plans (Temporary protection for
heritage building during construction)
12 & 54 Margaret Avenue, City of Kitchener
45 Duke Street, City of Kitchener
82 Weber Street West and 87 Scott Street, City of Kitchener
DOCUMENTATION AND SALVAGE REPORTS
57 Lakeport Road City of St. Catharines
Gaslight District, 64 Grand Avenue South, City of Cambridge
242-262 Queen Street South, City of Kitchener (Photographic
Documentation Report)
721 Franklin Boulevard, City of Cambridge
HERITAGE PERMIT APPLICATIONS
35-41 King Street North, City of Waterloo (Old Post Office), Phase II
(alteration to building with a municipal heritage easement, Section
37, OHA)
CONTACT
CURRICULUMVITAE
Rachel Redshaw, MA, H.E. DipL
50-56 Weber Street West & 107 Young Street, City of Kitchener
(demolition and new construction within HCD)
30-40 Margaret Avenue, City of Kitchener (new construction within
HCD)
249 Clarence Street, City of Vaughan (alteration within HCD)
174 St. Paul Street, Town of Collingwood (demolition within HCD)
MASTER PLANS/ HERITAGE CHARACTER STUDY
Elgin, Central and Memorial Neighbourhoods, Municipality of
Clarington
540 Bingemans Centre
Drive,
Suite 200
Kitchener, ON N2B 3X9
T 519 576 3650 x751
F 519 576 0121
rredshaw@mhbcplan.com
www.mhbcplan.com 6
200-540 BINGEMANS CENTRE DRIVE KITCHENER / ONTARIO /N2B3X9 / T:519.576.3650 / F:519-576-0121 / WWW.MHBCPLAN.COM
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