HomeMy WebLinkAboutDSD-20-062 - Heritage Permit Applications HPA-2020-V-001, HPA-2020-V002 (50-52, 56 Weber St W)REPORT TO: Heritage Kitchener
DATE OF MEETING: August 4, 2020
SUBMITTED BY: Brandon Sloan, Manager of Long Range & Policy Planning,
519-741-2200 ext. 7684
PREPARED BY:Leon Bensason,Coordinator, Cultural Heritage Planning
(519)741-2200 x7306
WARD (S) INVOLVED:Ward10
DATE OF REPORT:March 20, 2020
REPORT NO.:DSD-20-062
SUBJECT: Heritage Permit Application HPA-2020-V-001 (50-52 Weber St. W.)
Heritage Permit Application HPA-2020-V-002 (56 Weber St. W.)
Proposed Demolitions
__________________________________________________________________________________________
RECOMMENDATIONS:
1.THAT pursuant to Section 42of the Ontario Heritage Act, Heritage Permit Application HPA-
2020-V-001 be approvedto permit the demolition of the existing detached building located at
50-52 Weber Street West, subject to the following conditions:
A.That a Demolition Plan in accordance with the measures outlined in Section 10.
(Mitigation and Conservation Measures) of thePhase I Heritage Impact Assessment for
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street dated January
17, 2020, revised March 13, 2020andprepared by MHBC Planning Ltd.,be completed
to the satisfaction of City Heritage Planning staff prior to thefinalissuance of this
Heritage Permit; and,
B.That the owner obtainheritage approval under the Ontario Heritage Act and a Building
Permit under the Building Code for theproposed replacement mid-risebuilding, prior to
the issuance ofademolition permit.
2.THAT pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA-
2020-V-002 be approvedto permit the demolition of the existing detached building located at
56 Weber Street West, subject to the following conditions:
A.That a Demolition Planand a Commemoration Planin accordance with the measures
outlined in Section 10.(Mitigation and Conservation Measures) of the Phase I Heritage
Impact Assessment for 50-52 Weber Street West, 56 Weber Street West, and 107 Young
Street dated January 17, 2020,revised March 13, 2020 and prepared by MHBC Planning
Ltd., be completed to the satisfaction of City Heritage Planning staff prior to the final
issuance of thisHeritage Permit; and,
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994for assistance.
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B.That the owner obtain heritage approval under the Ontario Heritage Act and a Building
Permit under the Building Code for theproposed replacement mid-risebuilding,prior to
the issuance of a demolition permit.
BACKGROUND:
The Development Services Department is in receipt of Heritage Permit Applications HPA-2020-V-001
and HPA-2020-V-002 seeking permission to demolish the existing detached buildings located on 50-52
Weber Street West and 56 Weber Street West respectively. Demolition is being pursued in order to
redevelop the subject properties with an 8 storey mid-risebuilding. Bothproperties are located on the
north side of Weber Street West at the northeast intersection of Weber Street West and Young Street,
within the Civic Centre Neighbourhood Heritage Conservation District.
The property municipally addressed as 50-52 Weber Street West is occupied with a 1 ½ storey brick and
stucco building in the Ontario Cottage style, likely built between 1853 and 1875, and identified as a Group
‘B’ building in the Civic Centre Neighbourhood Heritage Conservation District Plan (CCNHCD Plan). The
building is occupied by a commercial business on the ground floor and two residential units on the upper
floor.
Location Map: 50-52 and 56 Weber Street West
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50-52 Weber Street West
The property municipally addressedas56 Weber Street West is occupied with a2 ½ storey brick building in
the Queen Anne style, likely built between 1879 and 1892, and is identified as a Group ‘C’ building in the
CCNHCD Plan.The building is occupied with 5 residential units.
56 Weber Street West
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Arecent building condition assessment undertaken by Tacoma Engineers (member of the Canadian
Association of Heritage Professionals) advises that both buildings are structurally sound and in good
condition. While limited localized deficiencies were found, the assessment suggests they can likely be
resolved with routine maintenance and/or minor restoration efforts.
The OfficialPlan designation and zoning applied to the subject properties and surrounding area along the
north side of Weber Street West, anticipates development at a higher density than currently exists. The
existing Civic Centre Neighbourhood Secondary Plan, which is currently under review and pre-dates the
establishment of the heritage conservation district, applies a High Density Commercial Residential land use
designation on the subject properties, permitting mixed use and multiple residential development having a
maximum density of 4.0 FSR (floor space ratio)with no height limit.
The CCNHCD Plan was adopted by by-law as part of City Council’s approval of the Civic Centre
Neighbourhood Heritage Conservation District in 2008. The Plan contains policies and guidelines that
provide direction for the management of change within the heritage district. Specific policies are provided
regarding demolition and proposed new construction. While the Plan clearly establishes that the primary
objective of the heritage district is to preserve and protect heritage resources, it also states that there are
situationswhere demolition may be necessary such as partial destruction due to fire or othercatastrophic
events, severe structural instability,and occasionally, redevelopment that isin keeping with appropriate
City policies.
The applicant is proposing to demolish 50-52 Weber Street West and 56 Weber Street West topermit
the construction of an 8storey mid-risebuilding. The proposed redevelopment would retain anexisting
Arts & Crafts building municipally addressed as 107 Young Street, located north of andadjacent to 56
Weber Street West, but would require that the building at 107 Young Street be lifted or temporarily moved
to facilitate construction of underground parkingto serve the proposed redevelopment. Heritage Permit
applications have only been made for the proposed demolition of 50-52 and 56 Weber Street West. A
Heritage Permit application for the proposed new mid-risebuilding has not been made at this point in
time, and the heritage-related merits of any new development would be reviewed and considered under
that separate application.
REPORT:
CCNHCD Plan Policies
In addition to general policieshaving to do with demolition, alterations to existing buildings, new building
construction, and the public realm; the CCNHCDPlan contains site and area specific policies to be
considered when reviewing proposals and making decisions regarding changes in the heritage district.
This includes the following specific policies for the Weber Street area, within which the subject properties
are located (CCNHCD Plan Section 3.3.5.2):
a)The protection and retention of existing heritage buildings and their architectural featuresis 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 theneighbourhood;
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c) 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;
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; and
f)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.
The CCNHCD Plan references that Weber Street contains nearly half of the oldest buildings in the Civic
Centre Neighbourhood, making it one of the most important streets in the District from an architectural
and historic perspective.
107 Young St.
To Be Retained
56 Weber St. W.
50-52 Weber
St. W.
Draft proposed site plan of new development also showing
location and outline of existing heritage buildings
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Phase I Heritage Impact Assessment (HIA)
A Phase I Heritage Impact Assessment (HIA) dated January 17, 2020and revised March 13, 2020 has
been prepared by MHBC Planning Ltd. on behalf of the applicantandin support of the subject Heritage
Permitapplications. An excerpt from the Phase I HIA summarizing some the report findings and
recommendations isattached to this staff report as Appendix ‘B’.
The Phase I HIA makes the followingkey observationsand conclusions:
50-52 Weber Street West is of cultural heritage significance for its design value as a
representative example of the Ontario Gothic Revival style, and for its contextual value given its
location within the Civic Centre Neighbourhood Heritage Conservation District.
56 Weber Street is of cultural heritage significance for its design value as arepresentative
example of the Queen Anne style; for its historical associations with John and William J. Motz and
Henry J. Shoniker; and for its contextual value in CCNHCD.
While both 50-52 and 56 Weber Street West are of cultural heritage value, the buildings have
been subject to unsympathetic alterations resultingin the loss of originalheritage attributes. As a
result, the buildings do not currently make an important contribution tothe historic character of
the Weber Street West streetscape or the heritage district overall.
Conservation options including adaptively re-using one or both of the subject buildings and
integrating the structures within a form of redevelopment have been considered but were found
to be unfeasibleand uneconomical to pursue, given the expectation of achieving a form of
development with a higher residential density.
While the impact of the demolition of 50-52 Weber Street West is considered ‘moderate’ given
the building is an early representation of a Gothic Revival Cottage and is identified as a Group
‘B’ property in the heritage district; the overall impact of the demolition of both 50-52 and 56
Weber Street West buildings on the integrity of the heritage district is considered to be minor.
Heritage Planning Staff Comments
Heritage Planning staff are in agreement with the findings and conclusions of the Phase I HIA.
The CCNHCD acknowledges that demolition and appropriate redevelopment may be a possibility
While it is clear the CCNHCD Plan strongly discourages the demolition of historic buildings, demolition is
identified as a possibility, including occasionally where redevelopment is proposed in accordance with
appropriate City policies. In this regard, the CCNHCD Plan acknowledges that higher intensity uses or
redevelopment opportunities should be focused at the perimeter or outside of the heritage district,
primarily in appropriate locations in the Victoria Street Mixed Use Corridor or on Weber Street West
(CCNHCDPlan, Section 3.3.1 c).
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Draft updatedSecondary Plan for the Civic Centre Neighbourhood contemplates a transitional, mid-rise
form of development for the subjectproperties
A detailed review of the land use and planning framework for the Civic Centre Neighbourhoodis currently
underway. The process has involved considering various City, Regional and Provincial policies and
objectives (including heritage objectives), and engagingwithproperty owners and the public in identifying
appropriate zoning,land usedesignations and urban design guidelines.A new draft Civic Centre
Neighbourhood Secondary Plan has been tabled with City Council, and while not yet approved, the
current draft proposes to apply a Mixed Use - Medium to High Rise land use designationon properties
fronting Weber Street West. The proposed land use would permita form of development having a
maximum density of 4.0 FSR but with a maximum buildingheight not to exceed the equivalent of 8
storeys, which is consistent with the development anticipated to be proposed for the subject properties
should permission be granted to demolish 50-52 and 56 Weber Street West. This proposed limit in height
would helpestablish a more appropriate transition of built form, height and density from the downtown
into the neighbourhoodand heritage district.
The CCNHCD Plan encourages the adaptive reuse of existing buildings over redevelopmentrequiring
demolition. In this regard, the development to be proposed would retain the existing detached building
located at 107 Young Street, which has been identified in the Phase I HIA as having design, associative
and contextual heritage values. In comparison to the two subject properties, 107 Young Street retains a
very high degree of integrity,having maintained the majority of its original heritage attributes. Staff accept
the conclusion made in the HIA that given the location of the buildings and limited size of the subject
properties, it would not be feasible to retain 107 Young Street as well as one or both of 50-52 and 56
Weber Street West and still establish a form of development that achieves the density target for Weber
Street Westenvisioned by the City.
Proposed redevelopment would retain 107 Young Street (above).
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Overall impact ofproposed demolitionscan be considered to be minor
Both 50-52 and 56 Weber Street West contribute to the Civic Centre NeighbourhoodHeritage
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Conservation District, as they reflect a key era in the development of the City inthe 19century.Like
other properties within the heritage district, 56 Weber Street Westis associated with important business
people and community leaders, and features a building in the more common Queen Anne architectural
style. 50-52 Weber Street West is perhaps more noteworthy given it dates to an earlier period in the
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development history of the neighbourhood (dating closer to the mid-19century) and is of an architectural
style that is uncommon within the heritage district(Ontario Gothic Revival or Ontario Cottage). This is
perhaps reflected in the group rating applied to the propertiesin the CCNHCD Study and Plan (Group ‘B’
for 50-52 Weber Street West and Group ‘C’ for 56 Weber Street West).
While bothproperties have cultural heritage value, they have also been subject to unsympathetic
alterationsthat have had an impactonheritage attributes and character defining elevations.Some of the
changes are reversible andare more easily addressed than others (e.g. new windows in original
openings).However more significant changes, such as new door and window openings and significant
front facing additionsand alterations,have hadconsiderable impact on the architectural integrity of each
building. Evidence of the loss of building fabric and features, and of the introduction of unsympathetic
alterations and additions to 50-52 Weber Street West and 56 WeberStreet West are outlined in Sections
5.4.1 and 5.4.2 inthe Phase I HIA.
City staff agree with the conclusions made in the Phase I HIA that several of the physical changes made
to 50-52 and 56 Weber Street West are not complimentary to the buildings, are significant in scale and
impact, andwould require considerable work to resolve. While the loss of architectural integrity may not
impact building age or values such as historic associations, it does diminish the physical quality of the
propertiesand the degree to which they contribute to the character of the heritage districtand Weber
Street streetscape. While retaining physical evidence related to historic and associative values is
preferred, an understanding and appreciation of such values can be represented through on site
commemorative and interpretive signage. As a result, the heritage value of 50-52 and 56 Weber Street
West can be considered to be modest, and the impact of their demolition on maintaining the integrity of
the heritage district, minor.
In regard to the potential impact of the proposed demolitions on other buildings within the heritage district,
the Phase I HIA advises that no adverse impact to 107 Young Street through land disturbance is expected
given there is approximately 12 metres distance from56 Weber Street West and 17.5metresfrom 50-52
Weber Street West. The distance between the 50-52 Weber Street West and the existing multiple
residential building at 48 Weber Street West is approximately 4 metres. The Phase I HIA advises that
potential land disturbance impacts can be mitigated through the implementation of measures to be
outlined in a Demolition Plan, including fencing and selective deconstruction.
New development is not necessarily contrary to heritage conservation
New development, if designed appropriately, can enhance the heritage landscape.The CCNHCD Plan
contains specific policies and guidelines for Weber Street West having to do with massing, design and
materials. The application of such policies and guidelines is meant to ensure new development is
compatible with the adjacent context. To support this point, the CCNHCD Plan contains illustrations of
higher density building developments that would be considered suitable for Weber StreetWest(CCNHCD
Plan, Section 6.95). Attention to detail is evident in the selection of materials, façade articulation and
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relationship to the street; and several of the examplesillustrated demonstrate well-executed modern
interpretations of traditional architectural detailsand building components.Should Council grant
permission to demolish 50-52 and 56 Weber Street West, any proposed new development would be
subject to the CCNHCD Plan Weber Street Site/Area specific policies and design guidelines, as well as
Heritage Permit approval.
Any approval to demolish should be made conditional
As mentioned earlier in this report,while the retention of historic buildings is strongly encouraged, the
CCNHCD Plan contemplates the possibility of new higher density development being located on Weber
Street West. To achieve higher densities, the loss of some earlier lower density buildings may occur.
Such loss may be tempered in situations wherethe heritage value of the resource is already
compromised, and where there is still a balance of City interests and objectives being achieved. City staff
are of the opinion that the heritage value of 50-52 and 56 Weber Street West has been impacted by the
loss of architectural integrity; that an appropriate level of heritage conservation will be achieved with the
retention of 107 Young Street; and that additional important objectives will be addressedthrough the
proposed redevelopmentin meeting the City’s density target for intensification on Weber Street West.
Nevertheless,it isimportant to ensure any loss of heritage fabric does not occur in the absence of
undertaking proper due diligence.In this regard, the owner has consulted with a qualified Structural
Engineer as well as an experienced house moving company, on the feasibility of temporarily moving 107
Young Street in order to build underground parkingas part of the proposed redevelopment. The
conclusion of the engineer and house mover is that 107 Young Street is a good candidate to be
temporarily moved (see correspondence in AppendicesD and E of the Phase I HIA).
Section 10 ofthe Phase I HIA outlines mitigation and conservation measurestied to the proposal to
demolish 50-52 and 56 Weber Street West. Theseincludepreparing a Commemoration Plan to address
the interpretation and commemoration of the historic and associative significance of 56 Weber Street
West; and the preparation of a Demolition Plan for both subject buildings, to address opportunities to
salvage materials and existing heritage attributes, and to avoid or mitigate potential land disturbance
impacts to 48 Weber Street West.
City Staff are in agreement with the above measures and recommend that they be included as conditions
of Heritage Permit approval. Staff are also of the opinion that additional conditions are warranted to
ensure demolition does not occur pre-maturely. This includes adding a condition requiring that the owner
obtain heritage approval and a Building Permit for the proposedmid-risebuilding, prior to the issuance of a
demolition permit.
Finally, Section 10 of the Phase I HIA also identifies additional conservation measures and actionsthat
are recommended to be undertaken should demolition approval be granted. These are referenced as
Further Recommendationsin the HIA, as follows:
that a Phase II HIA be completed once the finaldesignfor the proposed redevelopmentis
complete;
that a Conservation Plan be completed for 107 Young Street that includes conservation actions
to be implemented prior, during and post construction;and,
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that depending on the final location and design of the proposed new development, a Cultural
Heritage Protection Plan (CHPP) be completed for the adjacent building at 48 Weber Street and/
or 109 Young Street, as required.
As these measures and actions are more directly associated with the proposed redevelopment, it is
recommended that such measures be addressed through conditions tied to the planning and
development review and/or Heritage Permit process for the anticipated developmentapplications.
In accordance with the Heritage Permit Application form, the approval of an application under the Ontario
Heritage Actshall not be a waiver of any of the provisions of any by-law of the City of Kitchener or legislation,
including, but not limited to, the requirements of the Ontario Building Code and Zoning By-law.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
The recommendation of this report supports the achievement of the City’s strategic vision through the
delivery of core service.
FINANCIAL IMPLICATIONS:
N/A
COMMUNITY ENGAGEMENT:
INFORM - This report has been postedto the City’s website with the agenda in advance of the Heritage
Kitchener committee meeting.
CONSULT - Heritage Kitchener has been consulted regarding the subject Heritage Permit Application.
ACKNOWLEDGED BY: Della Ross, InterimDirector of Planning
APPENDICES:
APPENDIX A: Heritage Permit ApplicationsHPA-2020-V-001 (50-52 Weber St. W.) and HPA-
2020-V-002 (56 Weber St.W.).
APPENDIX B: Excerpt from Phase I Heritage Impact Assessmentfor 50-52 and 56 Weber
Street West and 107 Young Streetdated January 17, 2020, revised March 13,
2020and prepared by MHBC Planning Ltd.
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HERITAGEIMPACT
ASSESSMENT REPORT
Phase I
50-52 Weber Street West, 56 Weber Street West & 107 Young
Street, City of Kitchener
Date:
January 17, 2020
(Revised March 1, 2020)
Prepared for:
Prepared by:
MacNaughton Hermsen Britton Clarkson PlanningLimited (MHBC)
200-540 Bingemans Centre Drive
Kitchener, ON N2B 3X9
T: 519 576 3650
F: 519 576 0121
Our File: ‘17191A’
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Heritage Impact Assessment Report Phase I
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
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 107 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 107
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;
107 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 recognizes that 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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Heritage Impact Assessment Report Phase I
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
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 50-52 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. not associated with an important business or community leader,
wellmaintained or finely detailed, nor does it contribute to an attractive, consistent
streetscape orHibner 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; 10.5 % of buildings in the District are of this style (40 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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Heritage Impact Assessment Report Phase I
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
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 109
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 | 7
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Heritage Impact Assessment Report Phase I
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
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 2018 and reviewed by Heritage Kitchener August
2018. 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 107 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 for the CCNHCD). The subject lands are identified in the CCNHCD Plan as ‘High Density Residential
Commercial’.
1.2 Purpose
The purpose of this HIA (Phase I) 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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Heritage Impact Assessment Report Phase I
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
6.0 Evaluation of Cultural Heritage Resources
6.1 Evaluation under Ontario Regulation 9/06
This report uses Ontario Regulation 9/06 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.
1.The property has design value or physical value because it,
i.is a rare, unique, representative or early example of a style, type, expression, material 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 or supporting 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 1853 and 1879. The original portion of the building (described in this report as
Section ‘A’) is 1 ½ 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
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as Section ‘B’) was enclosed and unsympathetically altered in the late 20 to include modern window and
door openings for service/commercial related purposes.
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Heritage Impact Assessment Report Phase I
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
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
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been converted to include two units in the early 20century 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
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commonly dated to the mid. 19century. 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 at the 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
1879. 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’ of the building
was added between 1925 and 1947 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 1860s), 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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50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
The building was constructed between 1853 and 1879 as a single detached residence and was converted
into a duplex between 1904 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 20th 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
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surrounding context has changed considerably since it was built in the latter half of the 19century 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 107 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 1894 (revised 1904) 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 1 ½ 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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50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
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 2 ½ storey brick
building constructed in the Queen Anne architectural style. The building was constructed for John Motz
between 1879 and 1892. The building retains some of its original features and has been subject to several
alterations and additions, described in this report as Sections ‘B’, ‘C’, ‘D’ and ‘E’. The building retains its
overall 2 ½ storey brick construction with hipped roof and gable peaks at the south, east and west
elevations.
As the 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
1879 and 1892. Section ‘B’ was added shortly after the building was constructed and appears on the 1894
(revised 1904) Fire Insurance Plan. These portions of the building have design/physical value as being part
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of the original building constructed in the Queen Anne architectural style in the late 19 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 1925 and 1947). 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
Sections ‘A’ or ‘B’ of the original portion of the building. This addition is not considered early, rare, unique,
and does not demonstrate a high degree of craftsmanship or scientific merit.
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Section ‘D’ was constructed in the first half of the 20century 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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50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
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 (2010) 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 that they 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 about social, 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 of the Craftsman or Arts and Crafts architectural
style.
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Section ‘E’ of the building was constructed in the latter half of the 20 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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50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
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 20th 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 per the 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
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District. The surrounding context has changed since it was constructed in the latter half of the 19
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
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the northerly portion of Lot 5 to construct a house for their daughter, Louisa in the early 20
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 2 ½ storey massing of brick construction (Sections ‘A’ and ‘B’);
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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50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
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 107 Young Street has design/physical value as it includes a building
representative of the Arts and Crafts style of architecture c. 1912. The building was constructed after the
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 147 houses in the
District which is 40.61% of the District. Also Group ‘C’ buildings, as it is also identified as, comprises of
144 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 107 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 1912. While John and William J. Motz never resided on the subject lands, Helen Motz (wife of
John Motz) was demonstrated to reside at 107 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 20th centuries, such as the former Victoria Park Pavilion.
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50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
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 1912. 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.
He
ritage Attributes
Overall 1 storey massing of brick construction with original square-shaped plan;
Hipped roof with gables at the 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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50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
6.2 Summary of Evaluation under Ontario Regulation 9/06
Ontario Regulation 9/06 50-52 Weber 56 Weber St. W 107 Young St.
St. W
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
style
method
ii.Displays high degree of
No.No. No.
craftsmanship or artistic
merit
iii.Demonstrates highNo.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 potentialNo.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
maintainingor
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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50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
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 107 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 9/06. Architectural styles that 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-classicalItalianate
Gothic or Gothic RevivalQueen Anne
VictorianSecond Empire
Georgian
The subject properties as described in the CCNHCD as follows:
Evaluation of Subject Lands within HCD
50-52 Weber Group B 33.98% of the buildings
0.83% of houses in the
district are Ontario
Street West in the HCD are ranked as
Cottages
“The Cottage” Group B in the HCD
Ontario
Cottage
39.78% of buildings in
56 Weber Street Group C
10.5% of buildings within
the HCD are Queen Anne
the HCD are ranked as
“The Motz House”
Style (40 buildings are of
Group C
Queen Anne style in HCD)
Queen Anne
107 Young Street Group C 39.78% of buildings in
40.61% of buildings within
the HCD are Vernacular
the HCD are ranked as
“The Craftsman
(147 buildings are
Group C
House” Vernacular in HCD)
Vernacular
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Heritage Impact Assessment Report Phase I
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
7.0 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).
Figure 119: 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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50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
8.0 Impacts 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:
1)Impact of the proposed demolition in relation to the demolition policies of the CCNHCD Plan (2007);
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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50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
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 2.:
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 1900s 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.
8.3.1 50-52 Weber Street West, “The Cottage”
Based on the key attributes of the District, the removal of the 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 wel l
maintained or finely detailed; unfortunately, the front façade has been altered so much so that
is considered irreversible, particularly due to the number of large openings created on the
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exterior, in particular as a result of its conversion into a duplex at the early part of the 20
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, t he 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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50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
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
that the 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).
17.5 metres
12 metres
4 metres
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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50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
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, 107 Young Street retains the majority of its integrity. This option would not result in the
rehabilitation or restoration of these buildings. This option would also not result in the any intensification
of the site and the achievement of wider planning goals.
9.1.2 Retainand 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 107
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 order to 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 20century additions to 50-52 and 56 Weber
Street West would be removed; the resulting density would be approximately 0.60 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 1.0 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 107 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 if the 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
12.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 by the 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 or equipment as a result of the demolition damages the west elevation of 48 Weber Street West.
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50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
11.0 Conclusions and Recommendations
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 107 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 107
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;
107 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 recognizes that 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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Heritage Impact Assessment Report Phase I
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
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 50-52 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; 10.5 % of buildings in the District are of this style (40 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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Heritage Impact Assessment Report Phase I
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
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 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 109 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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107 Young St
56 Weber St W
50-52 Weber St W
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960 Taunton Rd E
Whitby, ON L1R 3L8
Laurie McCulloch
Phone: (905) 728-0884
Fax: (905) 743-0528
Building Moving
info@mccullochmovers.ca
Monday, March 2, 2020
Budgetary Quotation
RE: 107 Young Street Kitchener
Background
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
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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
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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 relocationsteel 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
Greg McCulloch
Laurie McCulloch Building Moving
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