HomeMy WebLinkAboutHK - 2020-10-06 - Item 4 - Draft Heritage Impact Assessment (HIA) Full - St. Mark's Lutheran Church - 825 King St WHERITAGE IMPACT ASSESSMENT ST. MARK'S LUTHERAN CHURCH 825 King Street West KITCHENER, ONTARIO DRAFT REPORT 21 SEP 2020 MEGAN HOBSON CARP M.A. DIPL. HERITAGE CONSERVATION Built Heritage Consultant 905.975-7080 mhobson@bell.net TABLE OF CONTENTS APPENDIX A: PHOTO -DOCUMENTATION APPENDIX B: CONSERVATION PRINICIPLES (MICS HERITAGE TOOLKIT) APPENDIX C: STATEMENT OF SIGNIFICANCE (HERITAGE KITCHENER) APPENDIX D: ARCHITECTURAL DRAWINGS (INVIZIJ ARCHITECTS) EXECUTIVE SUMMARY 1.0 INTRODUCTION 1 2.0 LOCATION 1 3.0 SITE DESCRIPTION 2 4.0 HERITAGE STATUS 2 5.0 HISTORICAL BACKGROUND 3 6.0 HERITAGE VALUE 5 6.1 STATEMENT OF SIGNIFICANCE 7 6.2 EVALUATION ACCORDING TO ONTARIO REGULATION 9/06 8 7.0 PROPOSED ALTERATIONS 9 8.0 CONSERVATION APPROACH 15 9.0 HERITAGE IMPACT ASSESSMENT 19 10.0 CONCLUSIONS & RECOMMENDATIONS 21 10.1 ALTERNATIVE OPTIONS 21 10.2 CONSERVATION PLAN 22 11.0 QUALIFICATIONS OF THE AUTHOR 23 12.0 SOURCES 23 13.0 APPENDICES ATTACHED APPENDIX A: PHOTO -DOCUMENTATION APPENDIX B: CONSERVATION PRINICIPLES (MICS HERITAGE TOOLKIT) APPENDIX C: STATEMENT OF SIGNIFICANCE (HERITAGE KITCHENER) APPENDIX D: ARCHITECTURAL DRAWINGS (INVIZIJ ARCHITECTS) EXECUTIVE SUMMARY St Mark's Lutheran Church was built in 1938 and is a good example of an English Gothic style church with a cruciform plan. It is constructed of brick with cast stone trim. The Church was designed by local architects and builders and has been a landmark on King Street West since 1938. Later additions attached to the east side of the church include; the Parish Hall addition that was built in 1950, a 2 -storey link connecting the Church and Hall that was built in 1958, and a 1 -storey addition at the back that was built in the 1970s. The 1950 Parish Hall addition is well designed and complimentary to the 1938 Church but the other additions are mostly functional and do not have architectural interest. The current proposal to rehabilitate the church for residential use has been thoughtfully designed so that most of the new work will be located in areas with limited architectural value so that the heritage attributes of the 1938 Church building will be preserved. 1.0 INTRODUCTION The proposed conversion of St. Mark's Lutheran Church for residential housing will provide a new use for a building that is no longer required by the congregation that built it. The Church was shuttered in 2018 and the congregation has relocated to a new site shared with two other congregations. 2.0 LOCATION The former St. Mark's Lutheran Church is located at the intersection of Green Street and King Street West within the Cherry Park neighbourhood. It located within the Midtown Secondary Plan Area, an area that is currently undergoing a planning review to apply new land use designation and zoning regulations to accommodate an increase in density that supports existing and new public transit infrastructure. St. Mark's is located on a major transit route and the new LRT line runs along King Street West in front of the site. There are institutional buildings adjacent to the property including the Grand River Hospital and Kitchener Collegiate Institute. Given the location on a major transit line and its proximity to existing larger -scaled buildings, residential redevelopment on this site is aligned with current planning objectives for this area. DRAFT HIA_ST MARK'S LUTHERAN CHURCH, 825 King W, KITCHENER_21 SEP 2020 3.0 SITE DESCRIPTION The subject property contains a 1938 Church with latter additions dating from the 1950s -70s. The area in front of the church is paved for parking and there is a paved alleyway behind the church. There is a retaining wall along the property line on the east side due to a fairly significant change in grade. 4 4 AERIAL (FRONT) — 1938 CHURCH with LATER ADDITIONS [Google Maps] 4.0 HERITAGE STATUS St. Mark's Lutheran Church St. Mark's Lutheran Church is included on the Heritage Kitchener Inventory of Historic Buildings. A Statement of Significance was prepared when the property was considered for listing on the Municipal Heritage Register. However, a decision to list the property on the Register was not made by Council. While the property does not have official status under the Ontario Heritage Act, it continues to be a property of interest to the community. The Statement of Significance prepared by Heritage Kitchener is included as an appendix to this report. DRAFT HIA_ST MARK'S LUTHERAN CHURCH, 825 King W, KITCHENER_21 SEP 2020 2 Adjacent Cultural Heritage Resources St. Mark's is adjacent to Kitchener Collegiate Institute (787 King Street West), a property that is Designated under Part IV of the Ontario Heritage Act. The Designation By-law states that the designation is limited to "the area in the foyer off the King Street entrance situated between two pillars upon which the said school's Role of Honour listing the names of the war dead now stands".' Therefore it is not anticipated that the proposed development will have any impact on heritage attributes of Kitchener Collegiate. KITCHENER COLLEGIATE (left) — the front lobby and Honour Role are Designated 5.0 HISTORICAL BACKGROUND St. Mark's Lutheran Church in Kitchener closed in 2018. From 1913 to 2018 it was a member of the Eastern Synod of the Evangelical Lutheran Church in Canada. It was the first English language Lutheran church in Kitchener. Prior to this, Lutheran services in Kitchener were given in German only. The congregation originally met in the former St. Matthew's Lutheran Church on Queen Street that they renamed First Lutheran English Church. In 1935 they purchased property on King Street West and built a new brick church that they called St. Mark's Lutheran Church. ' City of Kitchener, Designation By-law 80-57; 787 King Street West (Kitchener -Waterloo Collegiate and Vocational School) DRAFT HIA—ST MARK'S LUTHERAN CHURCH, 825 King W, KITCHENER-21 SEP 2020 3 ST. MARK'S UNDER CONSTRUCTION IN 1938 — the ceiling trusses have been installed while the walls are still under construction The King Street property was large enough to accommodate future growth of the congregation and a number of additions were made. The 1938 church building served the congregations needs until after WWII. In 1950, to support expanded community services, a Parish Hall was built on the east side of the property that was linked to the Church. In 1958, the link was enlarged and a 2nd floor was added for additional classrooms and offices. The link impacted the east transept and 2 stained glass windows were removed at this time and the openings were bricked in. In the 1970s, a 1 -storey corridor was built along the back of the newer additions that provided an accessible entrance at grade. This addition was needed because there are steps up to both front entrances on King Street West due to the raised foundation that accommodates a full basement level. In 2018 the congregation merged with Reformation Lutheran Church of Kitchener and St. John's Lutheran Church of Waterloo to form Trillium Lutheran Church. Trillium Lutheran Church is located at 22 Willow Street in Waterloo, Ontario. The last service at St. Mark's Lutheran Church was held on September 30, 2018 and the building has been vacant since that time. The Church records are stored at the archives of the University of Wilfred Laurier. The original context associated with the former St. Mark's Lutheran Church has changed dramatically over the years. When the property was originally purchased this area was residential. Since then, large institutional buildings and apartment buildings have been built. The church property is now wedged between Grand River Hospital and Kitchener Collegiate Institute and surrounded by paving. King Street West has become a major transit route that contains the new LRT line. DRAFT HIA—ST MARK'S LUTHERAN CHURCH, 825 King W, KITCHENER-21 SEP 2020 4 6.0 HERITAGE VALUE St. Mark's Lutheran Church is associated with a faith group that provided religious and social services to the community during its ownership of the property from 1938-2018. The congregation is historically significant because it was founded in 1913 to provide the first English-language services in Kitchener. Kitchener, formerly called Berlin, is an area that has historically had a large German-speaking community. Prior to the founding of St. Mark's Lutheran Church, Lutheran services in Kitchener were given in German only. The 1938 Church has architectural significance as a representative example of 201h century Gothic Revival church design. The choice of an English Gothic style is typical of Lutheran churches in Ontario in this period. It is an example of the work of local architect Bernal A. Jones who designed a number of notable buildings in Kitchener between 1926 and 1952. The building contractor was a local contractor that is still in business today as Ball Construction. 1938 CHURCH The interior of the church features stained glass windows and an impressive hammer beam ceiling. The church's wood finishings in dark stained oak, including the "pews, panels, arches, buttresses and hammer beam ceiling in the nave" were supplied by the Interior Hardwood Co. of Kitchener. The company was located at Victoria and Joseph Streets (now the Peer Group offices). The owner of the company was W.T. Sass, a member of the First English Lutheran Church .2 2 'St. Mark's Lutheran Church marks 100 years.' The Record, Friday August 23, 2013 DRAFT HIA_ST MARK'S LUTHERAN CHURCH, 825 King W, KITCHENER_21 SEP 2020 1938 CHURCH - HAMMER BEAM CEILING & STAINED GLASS WNDOWS IN THE NAVE The 1938 Church has additions on the east side that were constructed at different times. In 1950 a Parish Hall was built on the far side of the property that was linked to the church by a corridor. In 1958 the link between the Church and Parish Hall was enlarged and a 2nd storey was added. Stained glass windows in the east transept of the Church were removed at this time. The 1950 Parish Hall addition has Gothic details on the front that reference the architecture of the 1938 Church including ornamental buttresses with stone caps and a Gothic medallion in the gable. The side and rear elevations do not have Gothic design elements. The window style on the side and rear elevation is influenced by Mid -Century Modern design, and consists of rectangular windows grouped in three. The architect for this addition has not been identified. Later additions are functional and do not have distinguishing features that contribute to the heritage value of the place. They have flat roofs and no ornamentation. LATER ADDITIONS - GOTHIC DETAILS ON THE FRONT 1950 PARISH HALL REFERENCE THE ARCHITECTURE & MATERIALS OF THE 1938 CHURCH DRAFT HIA-ST MARK'S LUTHERAN CHURCH, 825 King W, KITCHENER-21 SEP 2020 6.1 STATEMENT OF SIGNIFICANCE The City of Kitchener and the Heritage Kitchener Committee has prepared a Statement of Significance for 825 King Street West, this document is included as an appendix to this report. The 1938 Church is identified as having local historical, contextual and architectural value to the community. The Statement of Significance identifies the heritage attributes as: • All elements related to the English Gothic architectural style of the church including: • original cruciform plan • steeply pitched roof with simple cross at the apex • brown brick • ornamental buttresses capped with stone • windows and window openings with stone sills and brick voussoirs, including: o stained glass windows o leaded glass windows o flat -headed windows, and o lancet windows • cast Indiana stone details • double door entrance with semi -circular cast stone surround with quoins Interior elements are not included in the Statement of Significance. Attributes on the interior that relate to the English Gothic architectural style of the Church identified by the consultant are: • wood trusses with large wall mounted brackets in the nave • wood ceiling panels in the nave, choir and both transepts • wood wall panels and carved wood organ screen in the choir • wood doors at the entrance to the choir with a crenellated trim detail • wood stair railings with a carved newel cap • wood and glazed wall of the Choir Room in the basement Exterior elements on the front elevation of the 1950 addition that are complimentary to the 1938 Church are: • ornamental buttresses capped with stone at the corners • cast stone medallion with Gothic design in the gable DRAFT HIA_ST MARK'S LUTHERAN CHURCH, 825 King W, KITCHENER_21 SEP 2020 7 6.2 EVALUATION ACCORDING TO ONTARIO REGULATION 9/06 The 1938 Church meets criteria for Designation under the Ontario Heritage Act because it meets 3 of the criteria in Ontario Regulation 9/06, as outlined in the table below: CRITERIA FOR DETERMINING ASSESSIVE RATIONALE CULTURAL•. NIT INTEREST • • 1. • 1. Design of physical value: i) Is a rare, unique, representative YES The 1938 Church is a representative or early example of a style, type, example of a Lutheran Church designed in expression, material or an English Gothic style with later additions construction method on the east side. ii) Displays a high degree of YES The hammer beam ceiling in the nave craftsmanship or artistic merit displays a high degree of craftsmanship and was made by the Interior Hardwood Co., a local company owned by W.T. Sass who was a member of the congregation. iii) Demonstrates a high degree of NO It is a modestly scaled brick church. technical or scientific achievement 2. Historical or associative value i) Has direct associations with a NO It is associated with the Lutheran theme, event, believe, person, congregation that built the church and activity, organization or institution provided religious and social services to the that is significant to a community community on this site from 1938 to 2018. ii) Yields, or has the potential to NO It contributes to an understanding of the yield, information that contributes history of the St. Mark's Lutheran to an understanding of a congregation in Kitchener. community or culture iii) Demonstrates or reflects the YES The 1938 Church was designed by Bernal A. work or ideas of an architect, Jones, a local architect who designed a artist, builder, designer or theorist number of notable buildings in Kitchener who is significant to the between 1926 and 1952. community 3. Contextual Value i) Is important in defining, NO It was originally part of a residential maintaining, or supporting the streetscape. In the later 201h century, the character of an area area was impacted by larger -scale development such as institutional buildings and apartment buildings. The streetscape continues to evolve. ii) Is physically, functionally, NO It is located on a main street in Kitchener. visually, or historically linked to its surroundings iii) Is a landmark NO It has not been identified as a landmark. DRAFT HIA_ST MARK'S LUTHERAN CHURCH, 825 King W, KITCHENER_21 SEP 2020 7.0 PROPOSED ALTERATIONS Indwell is a non-profit, charitable organization that builds affordable housing. Invizij Architects has worked with Indwell on a number of projects, including residential conversions of historic buildings. Indwell provides affordable units that prioritize energy efficiency, neighbourhood sensitivity and heritage conservation. Original features and materials are retained as much as possible to preserve heritage character and to reduce construction costs. The design solution proposed for St. Marks's is to locate 40 new residential units in the additions and the basement of the church so that impacts to 1938 Church will be minimized. The nave of the Church will be preserved in its original state and will be used as a communal Dining Hall. The choir space will be reconfigured so that 2 residential units can be built in that area. A new stairwell be constructed in the east transept and a new kitchen installed in the west transept. New washrooms will be installed in the east end of the vestibule. Exterior Alterations Impacts to the exterior of the 1938 Church will be very minor. A new masonry opening will be required in the east transept for a new front entrance. It should be noted that the east transept has already been impacted by earlier additions on this side of the church. Changes to the interior space of the choir area at the back of the church will require 3 new masonry openings for windows in this area. Storm windows will be installed to improve the thermal performance of the stained glass windows and new exterior doors will be installed. The existing doors are not original. Windows in the additions will be replaced with new thermal windows with a traditional one -over -one sash configuration. A 3rd storey will be built on top of the 1958 link and 1950 Parish Hall. The additional height proposed will not exceed the height of the Church roof. The roof of the new addition has been designed to maximize the amount of usable space on the 3rd floor. It will be independent of the church roof and set back from the gable ends of the 1950 Parish Hall. The set back will preserve the existing roofline of the 1950 addition so that it remains legible and visually distinct from the new addition. From the front and back, the 3rd floor addition will be concealed within the roofline. On the front elevation there will be 3 dormers in the roof, aligned with the existing windows below so that they maintain the symmetry of the existing design. Also visible on the main elevation will be 3 new windows on the ground floor of the Parish Hall. These windows will be positioned above the existing basement windows to retain the symmetry of the existing design. The new windows will have a stone sill, similar to the existing windows and will be located at the same height as the existing sills. The rear elevation will be enhanced by the removal of the one -storey corridor currently located there. The same design elements - roof dormers, sash windows and stone sills — will be employed on the rear elevation and will give that fagade a more balanced and coherent look. DRAFT HIA_ST MARK'S LUTHERAN CHURCH, 825 King W, KITCHENER_21 SEP 2020 9 PROPOSED CHANGES ON THE MAIN ELEVATION a +4 ; , a Ii .'}L ren;: .t PROPOSED MAIN ELEVATION — 3RD FLOOR ADDED ABOVE THE EXISTING ADDITIONS EXISTING MAIN ELEVATION — LOCATION OF NEW WINDOWS & NEW 'AT -GRADE' ENTRANCE DRAFT HIA—ST MARK'S LUTHERAN CHURCH, 825 King W, KITCHENER-21 SEP 2020 10 PROPOSED CHANGES ON THE WEST SIDE & REAR ELEVATION PROPOSED SIDE AND REAR ELEVATIONS — 3 NEW WINDOWS IN CHOIR AREA REAR ADDITION TO BE REMOVED DRAFT HIA—ST MARK'S LUTHERAN CHURCH, 825 King W, KITCHENER-21 SEP 2020 11 PROPOSED CHANGES ON THE EAST SIDE & REAR ELEVATIONS PROPOSED - EXTENSION OF WALLS & 3RD FLOOR ADDITION — NEW WINDOWS IN EXISTING OPENINGS EXISTING - REMOVAL OF CHIMNEY & REAR SERVICE CORRIDOR EXISTING - 1950 PARISH HALL ADDITION — EXISITNG WINDOWS WILL BE REPLACED DRAFT HIA—ST MARK'S LUTHERAN CHURCH, 825 King W, KITCHENER-21 SEP 2020 12 Landscaping New landscaping is proposed on the King Street frontage that includes foundation beds with plantings and a canopy with a green roof. The rear alley behind the building will also be enhanced with new landscaping. Interior Alterations Impacts to the interior of the 1938 Church are primarily located in service areas such as the vestibule and the basement. The nave and gallery will remain intact and this area will be used as a dining hall so that the heritage attributes can be preserved and enjoyed as a feature of this space. The existing heating system will be modified to provide heating and cooling in this area. Wood floors in the 1938 church are currently covered with carpet so their condition is unknown at this time. The intention is to retain the wood floors if they are in good condition. A new kitchen for the dining hall will be located in the west transept. This will be similar to a residential kitchen and will not trigger the code requirements of a commercial kitchen. The choir area will re -configured so that this space can be better utilized. A new floor plate will be installed to divide the space into two floors. The floor plate will be located just below the stained glass windows on the rear wall of the choir. The lower level will contain a multi -use room. The upper floor will be partitioned to create two residential units. The east transept will be reconfigured as the lobby for a new front entrance to the building. This will provide an at -grade entrance on the main elevation that enters through the east transept. Inside the entrance there will be a new stairwell that extends up three floors and a lift that provides access to the basement level. DRAFT HIA_ST MARK'S LUTHERAN CHURCH, 825 King W, KITCHENER_21 SEP 2020 13 PROPOSED CHANGES TO THE INTERIOR OF THE 1938 CHURCH NOW I— RECONFIGURATION OF THE CHOIR FOR A MULTI -USE SPACE & 2 RESIDENTIAL UNITS NEW STAIRWELL & NEW FRONT ENTRANCE IN EAST TRANSEPT NEW KITCHEN IN WEST TRANSEPT NEW WASHROOMS IN VESTIBULE F r TANSEPT CEILING PANELS CHOIR CEILING PANELS CHOIR WALL PANELS VESTIBULE DOORS DRAFT HIA_ST MARK'S LUTHERAN CHURCH, 825 King W, KITCHENER_21 SEP 2020 14 8.0 CONSERVATION APPROACH The overall conservation treatment is a rehabilitation approach, with an emphasis on preserving heritage attributes of the 1938 Church exterior and interior by locating new units in later additions and adding a third floor above those areas. The proposal represents an appropriate and sustainable use for a former place of worship. The most significant interior spaces will be preserved as communal spaces so that heritage features will not be impacted and can enhance the new uses that are proposed for these spaces. The nave of the church will be used as a double -height dining hall so that there will be no impacts to the 12 stained glass windows in the nave, the hammer beam ceilling above the nave, and the 3 stained glass windows on the main elevation. The following is a brief review of the compatibility of the proposed rehabilitation with respect to the standards in the Standards and Guidelines outlined by Parks Canada and the Eight Guiding Principles outlined by the Ontario Heritage Trust (OHT) and the Ministry of Heritage, Sport Tourism & Cultural Industries (MHSTC). Standards & Guidelines: Standard 1: Conserve the heritage value of an historic place. Do not remove, replace or substantially alter its intact or repairable character -defining elements. The only portion that is being removed is a service corridor at the back that was built in the 1970s and does not contribute to the heritage value of the place. Character -defining elements on the exterior will not be altered. Character -defining interior elements in the nave of the 1938 Church will not be altered. Removal of character -defining interior elements in the choir and transepts of the 1938 Church will require mitigation in the form of a Conservation Plan. Standard 2: Conserve changes to an historic place that, over time, have become character - defining elements in their own right. The 1938 Church and the 1950 Parish Hall addition represent the evolution of the congregation and its role in the community. Both structures are being retained as part of the proposed rehabilitation. • Standard 3: Conserve heritage value by adopting an approach calling for minimal intervention. New residential units will be located in areas that do not contain character -defining elements such as the basement level of the church in the 1950 and 1958 additions on the east side of the church. This approach calls for minimal intervention to the most significant interior spaces of the 1938 Church. The Nave of the Church will be used as a dining hall so that character -defining elements in that area can be preserved as a feature of that space. DRAFT HIA_ST MARK'S LUTHERAN CHURCH, 825 King W, KITCHENER_21 SEP 2020 15 Standard 4: Recognize each historic place as a physical record of its time, place and use. Do not create a false sense of historical development by adding elements from other historic places or other properties, or by combining features of the same property that never coexisted. The new additions will have a contemporary style that is complimentary to the 1938 Church and the 1950 Parish Hall addition. The evolution of the building will remain legible and the 1938 Church will remain the most prominent feature on the site. • Standard 5: Find a use for an historic place that requires minimal or no change to its character -defining elements. Minimal changes to character -defining elements will occur because new residential units will be located in areas that do not have historic interiors. The V floor addition will not directly impact the 1938 Church and is compatible with the scale and massing of the church and will not overpower it. Changes to the interior of the 1938 Church that are being proposed will require minimal impact to the nave where the most significant character -defining elements are located. There will be minor impacts to the west transept were a kitchen is proposed, moderate impacts to the east transept where a stairwell is proposed, and moderate impacts to the choir where a new floor plate and partition wall will be installed. There are two residential units proposed for the choir that will require three new windows on the rear elevation. Standard 6: Protect and, if necessary, stabilize an historic place until any subsequent intervention is undertaken. Protect and preserve archaeological resources in place. Where there is potential for disturbing archaeological resources, take mitigation measures to limit damage and loss of information. Not applicable. Standard 7: Evaluate the existing condition of character -defining elements to determine the appropriate intervention needed. Use the gentlest means possible for any intervention. Respect heritage value when undertaking an intervention. Exterior and interior elements of the 1938 Church have been well maintained and are in very good condition. This standard applies to repairs. • Standard 8: Maintain character -defining elements on an ongoing basis. Ongoing maintenance of character -defining elements should be part of the management of the property. Standard 9: Make any intervention needed to preserve character -defining elements physically and visually compatible with the historic place and identifiable on close inspection. Document any intervention for future reference. DRAFT HIA_ST MARK'S LUTHERAN CHURCH, 825 King W, KITCHENER_21 SEP 2020 16 Character -defining elements appear to be in excellent condition and will not require repairs at this time. Additional standards for rehabilitation projects: • Standard 10: Repair rather than replace character -defining elements. Character -defining elements appear to be in excellent condition and will not require repairs or replacement at this time. Windows in the 1950 and 1958 additions that will be replaced are not considered to be character -defining elements. Standard 11: Conserve the heritage value and character -defining elements when creating any new additions to an historic place or any related new construction. Make the new work physically and visually compatible with, subordinate to and distinguishable from the historic place. The proposed V floor addition will not exceed the height of the 1938 Church. It will be added on top of the 1950 and 1958 additions. The 1938 Church will remain prominent because the V floor addition is set back. The roof shape and roof dormers will allow for maximum use of the third floor and will conceal the V floor addition on the front and rear elevations. New work will use similar materials and employ traditional design elements that compliment the existing building. • Standard 12: Create any new additions or related new construction so that the essential form and integrity of an historic place will not be impaired if the new work is removed in the future. There are 3 additions on the east side of the 1938 Church that were built at different times. The proposed V floor addition will be added on top of the additions, so that the form and integrity of the 1938 Church will be preserved. Eight Guiding Principles: • Principle 1: Respect for documentary evidence No missing features are being restored, so this is not applicable. • Principle 2: Respect of the original location No structures are being relocated, so this is not applicable. • Principle 3: Respect of historic materials The proposed rehabilitation will require minimal intervention to the 1938 Church so that historic materials will be preserved. • Principle 4: Respect for original fabric The buildings are in excellent condition and repairs are not needed at this time. DRAFT HIA_ST MARK'S LUTHERAN CHURCH, 825 King W, KITCHENER_21 SEP 2020 17 • Principle 5: Respect for the building's history The 1938 Church and the 1950 and 1958 additions are being preserved. Principle 6: Reversibility There will be no significant impacts to the exterior of the 1938 Church. There will be no significant alteration to the nave of the 1938 Church. There will impacts to interior spaces and finishes in the east transept and choir that would be difficult to return to original conditions. Principle 7: Legibility The new work will be of its own time but will be physically and visually compatible with the existing structures. The 1938 Church will remain prominent and the evolution of the building will be legible. • Principle 8: Maintenance The Conservation Plan will provide a framework for ongoing maintenance for heritage attributes of the 1938 Church. DRAFT HIA_ST MARK'S LUTHERAN CHURCH, 825 King W, KITCHENER_21 SEP 2020 18 9.0 HERITAGE IMPACT ASSESSMENT Recommended mitigation measures for reducing negative impacts of the proposed alterations are outlined in the following chart: PROPOSED INTERVENTION IMPACTS TO RECOMMENDED CHARACTER -DEFINING MITIGATION ELEMENTS Addition of a V storey on top of NO IMPACT NOT REQUIRED the 1950 and 1958 additions There will be no impact to the roof of the 1938 Church. Installation of new storm windows NO IMPACTS CONSERVATION PLAN on top of stained glass windows in The stained glass windows will Provide specifications for the 1938 Church be retained. Exterior storms new exterior storms for will be installed to provide an the stained glass additional layer of glazing. windows. \Replacement of windows in the NO IMPACTS NOT REQUIRED 1950 & 1958 additions The windows in the 1950 & 1958 additions have not been identified as heritage attributes. Installation of new exterior doors NO IMPACTS CONSERVATION PLAN Existing exterior doors are not Provide specifications for original. new exterior doors and windows for the 1938 Church to ensure that they are complimentary to the style of the building. Construction of a new entrance on MINOR IMPACTS LIMIT/AVOID IMAPCTS the main elevation that will A small amount of masonry TO MASONRY penetrate the east transept of the will be removed for the An alternative solution 1938 Church proposed 'at grade' entrance would be to install a on the main elevation. supporting column so A canopy will be installed that the canopy is self - above the entrance that will supporting. This would be attached to the exterior avoid direct impacts to wall of the 1938 Church. the exterior wall of the Church. Reconfiguration of interior spaces NO IMPACTS SALVAGE in the 1950 & 1958 additions to No heritage attributes are If solid wood doors in the accommodate new residential located here 1s' floor corridor that units links the Church to the Parish Hall cannot be retained then they should be salvaged for re -use. DRAFT HIA_ST MARK'S LUTHERAN CHURCH, 825 King W, KITCHENER_21 SEP 2020 19 Re -configuration of interior spaces NO IMPACTS SALVAGE in the basement of the 1938 No heritage attributes are If the wood partition wall Church to accommodate new located here in the Choir Room residential units cannot be retained, it should be salvaged for re -use. Installation of new washrooms, MINOR IMPACTS CONSERVATION PLAN including a universal washroom, in The stained glass windows in Provide a methodology the vestibule of the 1938 Church the vestibule will be retained. for protecting or A new partition wall for the salvaging wood trim that universal washroom will will be impacted. impact the edge of the door into the nave. Re -purposing of the nave as a MINOR IMPACTS CONSERVATION PLAN dining hall that will require The stained glass windows Provide further details installation of new heating system, and timber ceiling in the nave about new HVAC new electrical and new lighting. will be retained. equipment and changes The existing heating system to the existing light will be modified. Cooling units fixtures. and ducting will be located below the floor in the basement level with floor vents in the nave. Existing light fixtures and wiring will be utilized. Existing wood flooring will be retained. Installation of a new kitchen in the IMPACTS CONSERVATION PLAN west transept The proposed kitchen is not a Provide further details commercial kitchen and can about new lighting and be built to fit the existing venting in this area. space without impact to heritage attributes in this area including the wood paneling on the ceilling and the stained glass windows on the exterior wall. Installation of a new stairwell in the IMPACTS CONSERVATION PLAN east transept. Approximately half of the Provide a methodology wood paneling on the ceiling for removing and re - will be removed so that a installing the wood stairwell can be constructed at paneling. the north end of the east transept. The paneling on the ceiling will be carefully removed and reused in another location. Installation of a new floor plate IMPACTS CONSERVATION PLAN DRAFT HIA_ST MARK'S LUTHERAN CHURCH, 825 King W, KITCHENER_21 SEP 2020 20 and partition wall in the choir. All of the wood paneling on Provide a methodology Installation of new insulation. the walls and the ceilling will for removing and re - be carefully removed. The installing the wood intention is to reinstall the paneling. wood paneling after the space Provide a methodology has been reconfigured. for installing the new partition wall so that impacts to the stained glass windows are avoided. 10.0 CONCLUSIONS & RECOMMENDATIONS The proposed rehabilitation represents an appropriate and sustainable use for a surplus church building. All of the exterior heritage attributes of the 1938 Church will be conserved and the most significant interior heritage elements of the 1938 Church will be conserved, including the timber ceiling and stained glass windows in the nave. The proposed rehabilitation will provide new residential units on a major transit route and the 1938 Church will retain its prominence on King Street West. Given the large number of surplus church buildings in Ontario a flexible approach to rehabilitation is often needed to prevent demolition of these buildings. Interiors cannot always be preserved intact because new uses require reconfiguration of the large interior spaces typical of church buildings. 10.1 ALTERNATIVE DEVELOPMENT OPTIONS The proposed addition is compact and complimentary to the massing, scale and materials of the 1938 Church. An alternative development option is not warranted because the proposed rehabilitation will maintain all of the exterior heritage attributes of the 1938 Church and will require minimal intervention on the interior. There will be minor impacts to wood paneling in the choir and the east transept. There will be no impact to the hammer beam ceilling in the nave of the church and all of the stained glass windows will be conserved. The choir area will be compartmentalized to achieve the number of units required to make the project financially viable. A new floor plate will divide this space into two levels with a multi -use room on the lower level and two residential suites on the upper level. A partition wall will be constructed that abuts the stained glass window on the rear wall and the wood paneled ceilling. Insulation will be installed on the inside of the exterior walls. The intention is to carefully remove the wood paneling on the walls and ceilling in this area and then replace it after the new insulation and drywall is installed. The stained glass windows will be retained in situ. DRAFT HIA_ST MARK'S LUTHERAN CHURCH, 825 King W, KITCHENER_21 SEP 2020 21 The ceiling in the east transept will be impacted by a new stairwell proposed in this location. Approximately half of the ceiling will be removed for the stairwell. The stairwell will be located here because this is the location of the new at -grade entrance that is being proposed. Currently the only at -grade entrance is at the back of the building. The intention is to carefully remove the wood paneling from the area that will be cut out so that it can be re -used elsewhere. These impacts are considered minor and essential for achieving the number of units required to make the project viable. They allow the interior space to be utilized in an effective way so that there will be no impacts to the nave of the 1938 Church where the most important interior features are located including the hammer beam ceiling. 10.2 CONSERVATION PLAN A Conservation Plan for alterations to the 1938 Church is recommended. The Conservation Plan should include the following: • specifications for new exterior storms for the stained glass windows • specifications for new exterior doors and windows to ensure that they are complimentary to the style of the building • methodology for protecting or salvaging wood trim around the door in the vestibule at the entrance to the nave • further details about new HVAC equipment and changes to the existing light fixtures in the nave • further details about new lighting and venting that will be installed in the kitchen in the west transept • methodology for removing and re -installing wood paneling in the east transept and choir • methodology for installing the new partition wall in the choir so that impacts to the stained glass windows are avoided DRAFT HIA_ST MARK'S LUTHERAN CHURCH, 825 King W, KITCHENER_21 SEP 2020 22 11.0 QUALIFICAITONS OF THE AUTHOR The author of this report is a professional member of the Canadian Association of Heritage Professionals. Formal education includes a Master of Arts in Architectural History from the University of Toronto and a diploma in Heritage Conservation from the Willowbank School of Restoration Arts. Professional experience includes an internship at the Ontario Heritage Trust, three years as Architectural Historian and Conservation Specialist at Taylor Hazell Architects in Toronto, and 8 years in private practice in Ontario as a heritage consultant. Other relevant experience includes teaching art history at the University of Toronto and McMaster University and teaching Research Methods and Conservation Planning at the Willowbank School for Restoration Arts in Queenston. In addition to numerous heritage reports, the author has published work in academic journals such as the Journal of the Society for the Study of Architecture in Canada and the Canadian Historical Review. 12.0 SOURCES Policy Documents City of Kitchener, Draft Midtown Secondary Plan. Ministry of Tourism, Culture & Sport (MTCS) • Ontario Heritage Toolkit; Heritage Places of Worship, A Guide to Conserving Heritage Places of Worship in Ontario Communities • Eight Guiding Principles in the Conservation of Built Heritage Properties Parks Canada • Standards & Guidelines for the Conservation of Historic Places in Canada (2010) St. Mark's Lutheran Church Beglo, J. 'English gothic and the architecture and Lutherism', in A Time for Building; essays on Lutherans in Canada, Barton Beglo, ed. (St. Mark's Press, 1988) Freitag, Walter. "Lutherans in Canada". The Canadian Encyclopedia. Accessed online 08 June 2020. Hill, Robert. "Jones, Bernal Ambrose", entry in Biographical Dictionary of Architects in Canada 1800-1950. Accessed online 20 July 2020. 'St. Mark's Lutheran Church', Doors Open Waterloo Region. Accessed online 08 June 2020. 'St. Mark's Kitchener 1913-2013; Getting to Know the Lutheran Church Part 1'. Cherry Park Neighbourhood Association Newsletter (Winter 2012); p. 6-7. Accessed online 08 June 2020. DRAFT HIA_ST MARK'S LUTHERAN CHURCH, 825 King W, KITCHENER_21 SEP 2020 23 APPENDIX A: SITE PHOTOS . 1950 PARISH HALL 1970s REAR ADDITION I AERIAL (FRONT) — 1938 CHURCH with LATER ADDITIONS [Google Maps] 1950 PARISH HALL 1958 LINK 1938 CHURCH ST. MARK'S LUTHERAN CHURCH, KITCHENER (JULY 2020) I AERIAL (BACK) — Google Earth image 1970s REAR ADDITION 1950 PARISH HALL ST. MARK'S LUTHERAN CHURCH, KITCHENER (JULY 2020) 1938 CHURCH (background) & 1950 PARISH HALL (foreground) 1950 PARISH HALL (left) & 1958 2 -storey LINK (centre) ST. MARK'S LUTHERAN CHURCH, KITCHENER (JULY 2020) 1938 CHURCH - FRONT ENTRANCE 1938 CHURCH - REAR ENTRANCE (possibly added in 1950?) ST. MARK'S LUTHERAN CHURCH, KITCHENER (JULY 2020) 1938 CHURCH — decorative brickwork - original light fixture 1938 CHURCH — stone trim — replacement doors ST. MARK'S LUTHERAN CHURCH, KITCHENER (JULY 2020) 1970s REAR ADDITION 1970s REAR ADDITION ST. MARK'S LUTHERAN CHURCH, KITCHENER (JULY 2020) 1970s REAR ADDITION 1950 PARISH HALL - REAR & EAST SIDE ELEVATION -wood windows ST. MARK'S LUTHERAN CHURCH, KITCHENER (JULY 2020) IRAV 'r 4 eqjA�'®.` �'xa J•,. r��rk". .tea.%/ �11.a__�. H At oft 41 Wrl ! a-� r YtA"f til .may 1938 CHURCH - VESTIBULE — wood handrails 1938 CHURCH - VESTIBULE — wood handrails with carved newel cap ST. MARK'S LUTHERAN CHURCH, KITCHENER (JULY 2020) 1938 CHURCH - VESTIBULE — original (center) and later stained glass windows 1938 CHURCH - VESTIBULE — original (left) and later stained glass windows (right) ST. MARK'S LUTHERAN CHURCH, KITCHENER (JULY 2020) 1938 CHURCH - DOORS — wood doors with glazing and a crenellated trim details 1938 CHURCH - FRONT STAIRS — wood staircases 0 ST. MARK'S LUTHERAN CHURCH, KITCHENER (JULY 2020) 1938 CHURCH - FRONT STAIRS — wood staircases with Gothic newel posts — underside of stairs is paneled with wood 1938 CHURCH - GALLERY — stained glass window and staircase (flooring is not original) ST. MARK'S LUTHERAN CHURCH, KITCHENER (JULY 2020) 1938 CHURCH - DOORS — wood doors with glazing and a crenellated trim detail 1938 CHURCH - NAVE — view towards the front entrance — arched roof trusses with large wall -mounted brackets ST. MARK'S LUTHERAN CHURCH, KITCHENER (JULY 2020) 1938 CHURCH - NAVE — wood paneled ceiling, arched roof trusses with large wall -mounted brackets, pendant lights 1938 CHURCH - NAVE - wood paneled ceiling, arched roof trusses, pendent lights ST. MARK'S LUTHERAN CHURCH, KITCHENER (JULY 2020) 1938 CHURCH - GALLERY — wood paneled ceilling, stained glass windows, pendant lights 1938 CHURCH - GALLERY — wood railing (flooring is not original) ST. MARK'S LUTHERAN CHURCH, KITCHENER (JULY 2020) 1938 CHURCH -GALLERY —arched ceiIIing with wood paneling, pendant lights 1938 CHURCH - STAIRWELL — original stained glass windows, in need of repair ST. MARK'S LUTHERAN CHURCH, KITCHENER (JULY 2020) 1938 CHURCH - WEST TRANSEPT — arched opening 1938 CHURCH - WEST TRANSEPT — flat ceilling with wood paneling, stained glass, pendent lights ST. MARK'S LUTHERAN CHURCH, KITCHENER (JULY 2020) 1938 CHURCH - EAST TRANSEPT — stained glass windows have been removed and masonry openings filled in or covered 1938 CHURCH - EAST TRANSEPT —flat ceiling with wood paneling and pendant lights ST. MARK'S LUTHERAN CHURCH, KITCHENER (JULY 2020) 1938 CHURCH - CHOIR — raised dais, wood wall paneling, pierced panel for organ room, stained glass 1938 CHURCH - CHOIR — arched ceilling with wood paneling ST. MARK'S LUTHERAN CHURCH, KITCHENER (JULY 2020) 1938 CHURCH - CHOIR — pierced wood screen for organ room 1938 CHURCH - CHOIR - wood wall paneling with stylized quattrefoils ST. MARK'S LUTHERAN CHURCH, KITCHENER (JULY 2020) 1938 CHURCH - REAR STAIRWELL — wood stairs with carved newel cap 1938 CHURCH - REAR STAIRWELL — wood stairs with carved newel cap ST. MARK'S LUTHERAN CHURCH, KITCHENER (JULY 2020) 1938 CHURCH — FRONT STAIR WELL — wood stairs with carved new cap 1938 CHURCH — basement — wood doors ST. MARK'S LUTHERAN CHURCH, KITCHENER (JULY 2020) 1938 CHURCH - BASEMENT- wood wall paneling 1938 CHURCH - BASEMENT -wood wall paneling ST. MARK'S LUTHERAN CHURCH, KITCHENER (JULY 2020) I 1938 CHURCH - BASEMENT 1938 CHURCH - BASEMENT ST. MARK'S LUTHERAN CHURCH, KITCHENER (JULY 2020) 1938 CHURCH — BASEMENT — view to rear hallway 1938 CHURCH — BASEMENT — CHOIR ROOM — wood partition with glazing ST. MARK'S LUTHERAN CHURCH, KITCHENER (JULY 2020) 1938 CHURCH - BASEMENT - CHOIR ROOM ri, 1938 CHURCH - BASEMENT - CHOIR ROOM -wood partition with glazing ST. MARK'S LUTHERAN CHURCH, KITCHENER (JULY 2020) 1950 PARISH HALL -wood doors 1950 PARISH HALL -wood doors ST. MARK'S LUTHERAN CHURCH, KITCHENER (JULY 2020) 1950 PARISH HALL - wood doors 1950 PARISH HALL -wood doors ST. MARK'S LUTHERAN CHURCH, KITCHENER (JULY 2020) 1950 LINK - CORRIDOR - wood doors 1950 LINK - CORRIDOR - wood doors ST. MARK'S LUTHERAN CHURCH, KITCHENER (JULY 2020) 1958 ADDITION - entrance ST. MARK'S LUTHERAN CHURCH, KITCHENER (JULY 2020) 1958 ADDIITON- 2nd floor ST. MARK'S LUTHERAN CHURCH, KITCHENER (JULY 2020) 1958 ADDITION 1970s ADDIITON — rear entrance and lobby ST. MARK'S LUTHERAN CHURCH, KITCHENER (JULY 2020) 1970s ADDITION - rear lobby and corridor 1970s ADDITION - rear corridor ST. MARK'S LUTHERAN CHURCH, KITCHENER (JULY 2020) 1950 PARISH HALL — later modificaitons — stairs to basement level 1950 PARISH HALL — BASEMENT ST. MARK'S LUTHERAN CHURCH, KITCHENER (JULY 2020) Appendix D: Guiding Principles for the Conservation of Built Heritage Properties The following guiding principles are based on international charters for the conservation of cultural heritage properties and their surroundings. These principles provide the basis for all decisions concerning good practice in heritage conservation around the world. 1. Respect for documentary evidence • Do not base restoration on conjecture. • Conservation work should be based on historic documentation such as historic photographs, drawings and physical evidence. 2. Respect for the original location • Do not move buildings unless there is no other means to save them. • Site is an integral component of a building or structure. Change in site diminishes cultural heritage value considerably. 3. Respect for historic material • Repair or conserve rather than replace building materials and finishes, except where absolutely necessary. • Minimal intervention maintains the heritage content of the built resource. 4. Respect for original fabric • Repair with like materials. • Repair to return the resource to its prior condition, without altering its integrity. 5. 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. 6. Reversibility • Alterations should be able to be returned to original conditions. This conserves earlier building design and technique (e.g., when a new door opening is put into a stone wall, the original stones are numbered, removed and stored, allowing for future restoration). 7. Legibility • New work should be distinguishable from old. • Buildings or structures should be recognized as products of their own time, and new additions should not blur the distinction between old and new. 8. Maintenance • With continuous care, future restoration will not be necessary. • With regular upkeep, major conservation projects and their high costs can be avoided. 46 Heritage Places of Worship • Appendices APPENDIX A: STATEMENTS OF SIGNIFICANCE Statement of Significance 825 King Street West 825 L i' t f Municipal Address: 825 King Street West Legal Description: GCT Lot 15 Part Lot 7 Year Built: 1938 Architectural Style: English Gothic Original Owner: St. Mark's Lutheran Church Original Use: Church Condition: Good Description of Historic Place 825 King Street West is a mid -20th century brick church built in the English Gothic architectural style. The church is situated on a 0.58 acre parcel of land located on the south west corner of King Street West and Green Street in the K -W Hospital Planning Community of the City of Kitchener within the Region of Waterloo. The principal resource that contributes to the heritage value is the church. APPENDIX A: STATEMENTS OF SIGNIFICANCE Heritage Value 825 King Street West is recognized for its design, historic and associative values The design value relates to the architecture of the church. The church is a notable example of the English Gothic architectural style. The church is in good condition. The church features: original cruciform plan; steeply pitched roof with a simple cross at the apex; brown brick; ornamental buttresses capped with stone; windows and window openings with stone sills and brick voussoirs, including: stained glass windows, leaded glass windows, flat -headed windows and lancet windows; cast Indiana stone details; and, double door entrance with semi -circular cast stone surround with quoins. The historic and associative values relate to the First English Lutheran Church (now St. Mark's Lutheran Church), the architect and the building contractor. The First English Church was founded in 1913 to provide the first English-language services in the area (Beglo, n.d.). The current property was purchased in 1918 when the church membership totaled 475 (NWRACO, 2013). The church name was changed from First English Lutheran Church to St. Mark's Lutheran Church in 1938 along with the dedication of the present church building (Beglo, n.d.; NWRACO, 2013). Additions to the building include: 1958 parlor and offices; 1959 parish hall; and, 1973 extension to the building (NWBACO, 2013). Bernal A. Jones was selected to design the building. B.A. Jones first worked with Frank Darling in the firm of Darling & Pearson from 1908 to 1922 and later moved to Kitchener to work with W.H.E. Schmalz in the firm of Schmalz and Jones from 1922 to 1926 (Hill, 2009). B.A. Jones opened his own practice in 1926 and continued until his retirement in 1952 (Hill, 2009). During that time, B.A. Jones was responsible for the design of many buildings such as the1922-23 Kitchener City Hall (with W.H.E. Schmalz), the 1932 St. Matthew's Lutheran Church chapel and parish hall, the 1932-33 Public Utilities Building, the 1936-37 Church of the Good Shepherd and several buildings at the Freeport Sanitorium (Hill, 2009). The church was built by Ball Brothers Limited, a local building contractor. The company was founded as a partnership between Harold and Frank Ball in 1923, which became incorporated in 1930 and is now known as Ball Construction Ball Construction, 2014). The company is owned by the third generation of the Ball family (Ball Construction, 2014). Heritage Attributes The heritage value of 825 King Street West resides in the following heritage attributes All elements related to the English Gothic architectural style of the house, including: ■ original cruciform plan; ■ steeply pitched roof with a simple cross at the apex; ■ brown brick; ■ ornamental buttresses capped with stone; ■ windows and window openings with stone sills and brick voussoirs, including: o stained glass windows, o leaded glass windows, o flat -headed windows, and o lancet windows; ■ cast Indiana stone details; and, ■ double door entrance with semi -circular cast stone surround with quoins. APPENDIX A: STATEMENTS OF SIGNIFICANCE References Ball Construction. (2014). History. Retrieved on October 14, 2014 from http://www.balIcon.com/index.phP/about-us/history/. Beglo, J. (n.d.). English Gothic and the Architecture of Lutheranism. Hill, R. (2009). Biographical Dictionary of Architects in Canada 1800 to 1950: Jones, Bernal Ambrose. Retrieved on October 14, 2014 from http://www.dictionaryofarchitectsincanada.org/architects/view/173. North Waterloo Region Branch Architectural Conservancy of Ontario (NWRACO). (2013). Newsletter. 9(6): 4. Photos 825 King Street West APPENDIX A: STATEMENTS OF SIGNIFICANCE 825 King Street West 825 King Street West APPENDIX A: STATEMENTS OF SIGNIFICANCE SOON- -„. y_ i 825 King Street West APPENDIX A: STATEMENTS OF SIGNIFICANCE City of Kitchener - Cultural Heritage Resource Evaluation Form Address: 825 King Street West Period: 1938 Field Team Initials: CM/LB Description: St. Mark's Lutheran Church Date: June 20, 2013 DESIGN OR PHYSICAL VALUE FIELD EVALUATION TEAM SUBCOMMITTEE Style Is this a notable, rare or unique example of a particular Yes Yes architectural style? Construction Is this a notable, rare, unique or early example of a particular No No material or method of construction? Design Is this a particularly attractive or unique structure because of No No the merits of its design, composition, craftsmanship or Yes Yes details? No No Does this structure demonstrate a high degree of technical or scientific achievement? No No Interior Is the interior arrangement, finish, craftsmanship and/or Unknown Unknown detail noteworthy? Notes: Field Team — gothic detail; stained glass; cast stone details; addition (1950) works well with original church building CONTEXTUAL VALUE FIELD EVALUATION TEAM SUBCOMMITTEE Continuity Does this structure contribute to the community or character No No of the street, neighbourhood or area? Setting Is the setting or orientation of the structure or landscaping No No noteworthy? Does it provide a physical, historical, functional or visual link to its surroundings? No No Landmark Is this a particularly important visual landmark within the No No region, city or neighbourhood? Completeness No No APPENDIX A: STATEMENTS OF SIGNIFICANCE CONTEXTUAL VALUE FIELD EVALUATION SIGNIFICANCE TEAM SUBCOMMITTEE Does this structure have other original outbuildings, notable landscaping or external features that complete the site? Yes Yes INTEGRITY FIELD EVALUATION SIGNIFICANCE TEAM SUBCOMMITTEE Site Does the structure occupy its original site? Yes Yes Alterations Unknown Yes Does this building retain most of its original materials and Yes Yes design features? Unknown No Condition Is this a notable structure due to sympathetic alterations that No No have taken place over time? Is this building in good condition? Yes Yes HISTORICAL OR ASSOCIATIVE VALUE & FIELD EVALUATION SIGNIFICANCE TEAM SUBCOMMITTEE Does this property or structure have strong associations with and/or contribute to the understanding of a belief, person, activity, organization or institution that is significant or unique Unknown Yes within the City? Is the original, previous or existing use significant? Unknown No Does this property meet the definition of a significant built heritage resource or cultural heritage landscape, as identified in the Provincial Policy Statement under the Ontario Planning Act? 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IEFEI 11 ME11, Fl*l El - 1� RE . ......... —IFIRT CILLE Eowp 10MI 11ELIB' ITEDo� FIILRFIO� lElllER F� —E E F L/,5,OFLDF� TO E 0- UNIT TYPE I ENLARGED FLOOR DT UNIT TYPE H ENLARGED FLOOR UNIT TYPE G ENLARGED FLOOR BEFFET�OPFEDFMD �ET�HFEF TO - ENLRG'D FLR PLAN UNIT TYPE L - ENLRG'D FLR PLAN UNIT TYPE M - ENLRG'D FLR PLAN G UNIT TYPE L - ENLRG'D FLR PLAN UNIT TYPE K - ENLRG'D FLR PLAN UNIT TYPE J - ENLARGED FLOOR PLAN RE CE) � o I x' UNIT TYPE J - ENLARGED FLOOR PLAN T. ���Fo �re� =,o1�F�lT� ow> „wt�m=�mPF .. . ......... �R�� �� �ofw .T,F Ere� —71` T D— RE°R� °= %P`Fl�E�ITTI 1" E 111 �E tiFDoFF,E�EE n EII--E .... ...... re=aFnl ,n�� s�� owF �re��n ROD �.o� �F OF re=.noE. reFoD. Ee�D� 1n'IE RIEI D—OlE, —B .1 �� w oo re 111D .111 1`�FTNFITIl CIO OF ,�CTFD 05" P, _ .� �.re.�rere .�. � BE T— ED Ol _ _F'IT O_El TYPICAL BF TOILET DIMENSIONS r7 TYPICAL MOUNTING HEIGHT�SEEO 3 ILE11, F 11 IOLID ,Ill O /O ('IEIL�`I '.11 FFF) 1111111E L" 11 F OF.. ",POFID L.T F IT111 L FHT F � ""OCE 00RI"R L OFF F TI 11 1111D 'I PlIT111D 'p ...... 0-1 F 'EFI; F—:I I'llIZZT—ITEAD I F I _M FFI -IF ms RCI L'IF F 1-1 F=., LED L— F�11111`. OIFTID �Z`F DI -011 —IL OFILL 001 1-1— F IF lIll;11- ,EFIFO BlILFi,I,,F FOOIL F, F—JiC, —11- t�:Ml D P—ED 10 M—H CE -1 "L T F TF, pT L= 01 111— -01, 10, ,reO� F—R lEll TO D— IEFEI To M11H 1-111D OFLIIOO <=O 111—F reo Z��—Y. DIFFE-1 P E- 'FOD' —01111 IHEET T. �E 01OM -L-- "'LAIED RnlEll 2E 'EE. EEF ;ki I'll I "I CIL lr� t OFF —E. I FF�F' uE L, E, FLO.1 PL.1 IEIR Ell OF FIRE IE—ATIE)IO U Al J�& NT�[A "IT GR 11R uH' IFE-1 1-1 p M A,�FOD —El UE 1-1 10 IL- OPE1 I I —O'T­T' "0' F —11 LEOF Fl., 'EF NArynF EANE�,F�,C�'Fo�"5 eFrFn -�N�— Kulgio U Ki NUN oisrnw OF �El PIRRI 11 IF eon E111 F.LGHT reF 'L Q FREE L�=��—� Lem] EPARATION ic�.asu co OF 0�—IFRIT 11ILLI .1,1 P 1uv' IIEFA ` IT EDo 'op "p I,= IlEl IEFEI 10 PINI 111F 0 ADH 'SEE , El TO F L/,5'F`,LpD"� .1 TOPED — IROFEIF T. UNIT TYPE N ENLARGED FLOOR PLAN UNIT TYPE N — ENLARGED FLOOR PLAN ME OF 5FMP ION GIEEN IFOF e = _ Ll EI Ez ----'�� -- — FrIT „� TO OIII LO111- SE -IL UNIT TYPES E, F, G, J, L — ENLARGED WC UNIT TYPES D — ENLARGED WC ®N1„kE„ III II„LDL ow D'sE °oa ll O `a.o I011 IIIT I,- aoo� k ryF E01, ,E” ,o ME o "o O e °., a O O o p p R, R°;o° E R°<w° 5 Ro LF,—,—,l« nI ID—E ­p POMP P1 10 00 a IF El„, OF „„, N15 BE T—D OID —LED TO UNIT TYPES C — ENLARGED WC PLAN UNIT TYPES B — ENLARGED WC PLAN UNIT TYPES A & K — ENLARGED WC ENLARGED UNIV WC PLAN — 119 & 215 UNIT TYPE M — ENLARGED WC PLAN UNIT TYPE N — ENLARGED WC PLAN UNIT TYPE I — ENLARGED WC PLAN WASIROQM ACCE—RIES -E IN' IN"w[ n wa�.a�e vrcpv orsxw (,•1 1 -1 1111 DIIIENIII ED m owd e.w (••) .owu vmo (rr1 � emv mswErucre �� a wnn� wxeEmxic „a�nu .rcr nar rrru� � �� By oNM[R. ROD Br oN �5 x-rz sxEu DEW?IREE 1i 1 I. llE 111E III— IATED EWL.111EI III -EL UNIT TYPE H — ENLARGED WC PLAN ws n wa�.a�e vrcpv orsxw (""1 III 011-11 A IE m owu a+w (••) .owu vmo (rr1 � CmE mswErucre �� a wnnc wxeEmxu „aanu .rcr nar rrrua �" wo wnnm roa aovicc eut - nso (�a� E IE Ke�lsourv�Mrvsw r°a so c/wa i/ pla[0*0�[LEciRWraL� PILII Prv[ ®na _ IE— c°rvrvct�i do do _IATP, P, MFE� 11— IEIEI 1. MEIH K: Roa; IIIC- Z��—Y. K_ ;IIE OWIEI IIA ©o'LEIATPI 'HA Enrv° oE.P a6,° IEFEI ec " w�R°��; coaIDIIIE /McaL. �;=a° IE TAPED IND IEALEI 0 A DE OF SOMP UNIT TYPE H — ENLARGED WC PLAN TN0O05 sE�M_ ffi �F_l F ­ � GAB `C" s alas Baso ss as eau OF _ III FLO, 31101 E L' IIEL— All _�ELE,.FE�-1 A�TH,�.IITE.. A ALL P��IIOAIIILEI IF ILIT IAII E L,�,G MANIENANCE �1_ ILE E� LI-011 T� �E 'A EID 10— ss rvo*Eo WL "%BEIlF 1 2 — F1.111 ILI I. BIKEE!� IL��I�M -L—All =E ,I SN2.Dl�EDF E c_ JPNIiOR RC E IC�% 7 IC— I CEMi `1'� D7EE L � Nc E IEFEI T� ELEI h I'I'EL�rvHTFFLI 8KLE.ED �2�22--IIE IIT IIIIEEDE_LHET, FIITIIE FO A -4- EFD,LE,F—E. 11 AIK F, E B TVT TA* u(Lr E LED%'ALL` LOLLL MIIIE �E�D,�,AENIII Ll— �Z­l DICT.11 PAILEI LO CEILINO -L- F- ATH L- -NIENI 1EALI ELL 0 Ell III D IEIT IIIL LD LL', 'oL uoM AZICE�11­1`�E`L�I' ZED`VLH V24--- 21 G) Z) BASEMENT RCP P�sEV� — — — — — — — — — u%seoEV"Ex �= R E ORrys�Suse[�o 5 El iER[F[, iRsu c[ss ro fn�uoio= o M%w H — — — — — _00,ssrvC i o o ®E ° OFFlCE� uuEn5E O�-u='d RN ciosuvc �� �a s raouwc u�c rvd �/G�� saEmoEo a ooreo lore �H�p cFcreoospic Tx M �CsEEoIGI`<°�E°FL) e / — — u � soavacE rnoa".eo a N�E DLVILII F N 11, osELEI L1111 FlI. Ok' ucxa ue MIILn-u5E FIIIE �J PINTEI TI M-1 IE�L- ®®T0.Y�aRla VWeu ttNOMAUPeOWup ®®�. m x urvo/V,u�wwuR © c[iLi"G �� cEiEirvc rnry Vrn„ Eip„, ¢ s 9 — L uCu* tn GROUND XUB I I— T, �, AIII �F_l F ... OF IC FL— IE, L, , E1 -HI 1111- EL—1 oo A. =,F I, IIII IEFEI 11 MEIH 1-1 E LIG ccEss Eo PVP 'TE,NANCE ,,,MAT IIIE ° —1-1 'A NTE I 11—TONL—,CIC E, T�,LING 'T —El IIE IEEL ��EE.E�EVL� �,AEIED E�E5L TVExo I&K -LL-AlI IOLIIEI I/ E IEEI T� EE IF �L FFL) AK 1�=— �2�21'17�TIIE FllTllE IENElE�l,LllET°ro FA " llHFTACFE'O'I—El FLI 11 E I'T 111-1 511F.E 11 AlK EFD,LE,� Ll— F—E. LIE%11L%�51 —E ��l IAANLLLlllTFIITIIE LI F—E Fl�ll E° E-11 ­05` I—El �l MATIl CEILINI 11.,1.FFIILI I.L asI E CEILIN 1E�LZ Fll -1 LIIHI 1111NI�ENI 1-1 E" D 'EIT III LED L IEI _E L_ ao SECOND FLOOR RCP F -B 1211 1010 1c EO OF _ 11 FLo, 31101 E L' Bl­ ELE,.FE�-1 D-1 ­IOL IEILI­ ­E —Ell F.1 P�i_ll­ —El IIIE EDTo M­O C 10-1 0-11 ­�D" I­ IIED T%BEIIF E�­SOE�E, _ F1.111 ILI 1. =,IIL�ryI�M -L—011 E F L LieF,E I'E TP2.'I'EDO F E l';0 -11'­ 0 D7 L El�l­D IILIIEII/ IEEFEI T� ELEI PKOEMED 2V19 =IE FFL) �2�22_­IIE ,II�EEDE�O_HET, FIITIIE F Ll IFT��F E'�'O — E F I I E Ll EFI,LE,� Ll— FIIIIE. E­­ �l TO X ,P,0��EED D�ICI`IE�Ull IELIol IL.,I.Fl IELI�lIIILI 11R E� ­L­ F- Ul- ­OILEl 0 E" " Ell III D IEIT IIIL LD L L L 1= —Ell I �E IED G) THIRD FLOOR RCP 43 9 T T T T 7177 T 7 1 7 T E�l 0 77to 11 0117 t-- f EI_ (E FLGD �I a 11EI'lVI/I =OIMPIIT MEI-- L IIEI. IE— �� EAST ELQLA�I��," IEI -11 .,, ri ri IEI IHIIILE IIIF ........... M- -ID ME— METIL 2Nol�l� C= ­LEY Q Q Q Q Q Q Q Q Q —11 �rv,ElrereE �E EEE ®Irv,,,' � � MRo..re ® P.�IE, RE, E.a � Rry RR�RE PRre.«.I aore. ®�E;�� PR�rv. �oEry °o a� a� D,1111D —1-1 � IRoE„Ery R ,R .� Ro .FORK �oo o ND a o 000 _— aareR � a `EFou.. M°, a OL °= ME R �� -� �_ _ ��-- - a aME—N-LMrvEREreEFE WEST ELEVATION �\ w° ®=IarvR�E n s s s n TT n _ �R RR .R.rvR 0- IEi -11 s a I— oEw ssoo (M RRlck. ro�ouR r ® o unsex fEl 0 n (E) s 'NILE IIIF FIN FLW�— LO�R io r+m El aC uore2 OA ID o PEFN ME - 1-01 0 I _ mLSouPGCETIL _ sreourvo NORORR umu COLouR � CupRCCPL SOUTH ELEVATION �\ C T T H T "' o aaor orev ztsoo C]C C] L C] PLOL v L31­D FLoFUl G— ' l 5 _ — LP01JB CL, LIl�dI gLL1ZJ [ rry are X3»0 BUILDING SECTION 2 T T T T " 0 �" " E:3E.T" �" JC �I�L�FL (E) F" � �o of BUILDING SECTION 1 ;o T T T T ......................... o Roor or� sarvre o` 1]yLF -- �_ «, "z oRo�rvo «ooR 0000 ,oE spa I Rre BUILDING SECTION 4 z i n 3 n s s 5-s n 11 r ryrL �. raiRo aooe ur tia � ,. � =Ewrvo r�oore „wry UUUUryryryry����r ly7rLN � MFeFnA::U C488�' ULII—uSE ND BOOR _LU c riry rare woo m BIKE S -E RM ✓��T, NP o oai s a. rt� rt � a. enscucrv� RooR im0 * o r rry Ra 4ed I BUILDING SECTION 3 , T T T 0 T o n [E� LL�J uO SE�[!�i UEii—u5E L[l�ZiJ Si9@P6E L�� L31fl1 � ry� U[�i i LPiJC i]y i]yL_A LPdJ Ury�i U[!�i iMA gA AA i]yLE L9AflJ omi % � LP14J LQlL nil '�� .� n eascucrv� RaoR * o E nry M ±m0 BUILDING SECTION 6 z 111 rez 121 3 141 rez TT ] 8 T r o aoo� o[cu ±ssoo S� I n ( p YIP'll "I ffN _ } L�I9J 5 6Lvl _ — — FTA- �ygg. L1W -- L91L.8 TNA . r BUILDING SECT12N,,5 r7o'�.,o ao n,/a ao 1:ia r thi STAIR B PLAN - THIRD FLOOR STAIR B PLAN - SECOND FLOOR TACTILE INDICATOR DETAIL �11UN HR SECTION DETAIL SECTION DETAIL SECTION DETAIL ­ETE-1 D oER G— F—E —DED P'El T 'T 5� —D _,ff J—F p —D— IT —1 I—L I SECTION DETAILO PLAN DETAIL SECTION DETAIL ELEVATOR LADDER -SECTION ELEVATOR LADDER -ELEVATION r2 STAIR B PLAN - GROUND FLOOR STAIR B PLAN - GROUND FLOOR STAIR B PLAN - GROUND FLOOR STAIR B PLAN - BASEMENT