HomeMy WebLinkAboutHK - 2021-06-01 - Item 4 - Draft Heritage Impact Assessment (HIA) - 16-20 Queen Street NDate:May 19, 2021
To:Members of Heritage Kitchener
From:Victoria Grohn, Heritage Planner
cc:
Subject:16-20 Queen Street North
Draft Heritage Impact Assessment
The Planning Division is in receipt of a draft Heritage Impact Assessment (HIA) dated May 19,
2021prepared by MHBC Planning Ltd., regarding the property municipally addressed as 16-20
Queen Street North. The subject property is listed on the City’s Municipal Heritage Register as a
non-designated property of heritage interest. The Owner proposes to redevelop the site with a
34-storey tower. The front façade and returns of the existing building are proposed to be retained
and incorporated into the tower.
The Owner’s heritage consultant will be in attendance at the June 1, 2021 meeting of Heritage
Kitchener to present the draft HIA and answer questions. Heritage Planning staff will be seeking
the committee’s input and comments, which will be taken into consideration as part of staff’s
review of the HIA and the related Planning applications. A motion or recommendation to Council
will not be required at the June meeting.
A copy of the Executive Summaryand excerptsfrom the draft HIA is attached to this memo. The
full draft HIA will be made available under separate cover on the City’s website, together with the
June 1, 2021 meeting agenda.
_____________________________
Victoria Grohn, BES
Heritage Planner
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Cultural Heritage Impact Assessment
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EXECUTIVE SUMMARY
MHBC was retained in September 2020 by Momentum Developments to undertake a
Cultural Heritage Impact Assessment (CHIA) for the subject property located at 16-20
Queen Street North. The purpose of this CHIA is to determine the impact of the
development on identified heritage attributes of the existing building on the subject property.
The proposed development includes the integration of a portion of the existing building
(front façade) into the new construction. This report determined through the evaluation
under the prescribed Ontario Regulation 9/06, that the building has significant cultural
heritage value or interest. The Statement of Cultural Heritage Value or Interest is included
in Sub-section 5.3 of this report.
Sub-section 8.2 of this report identifies the impacts to identified heritage attributes of
the existing cultural heritage resource on the subject land, which includes the retention of the
main façade of the building, which is considered the significant façade, and integration into
a new construction. The following impacts were identified based on this proposal:
Adverse Impacts:
1.Moderate impact of destruction of exterior and interior heritage attributes and original
mass of the building;
2.Moderate impact of land disturbances during construction.
As required, this report outlines mitigation measures for the proposed impacts in Section 10.0.
Mitigation Measures:
A Documentation and Salvage Plan should be completed; that will:
o Identify interior and exterior heritage attributes and other salvageable building
material to be salvaged prior to removal of the building fabric;
o Identify method of extraction of heritage building material and outline plan for
re-use within new construction including in the community space, as well as
possibly in the main lobby/ foyer of the new building;
o Measured drawings of elevations identifying existing features and materials and
floor plans;
o High resolution photographs thoroughly document the building, context,
setting, exterior elevations and interior spaces, detailing, finishes and
characteristics.
A Conservation Plan should be completed to the satisfaction of the City Staff this Plan
will be composed of short, medium and long-term conservation goals. The short/
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medium term conservation goals will be included in a Temporary Protection Plan
which will include:
o A Demolition Plan outlining the method of partial demolition (manual, selective
demolition); this repot will require a report completed by a certified structural
engineer deeming the method feasible and appropriate;
o Certification by an engineer that the proposed development will be constructed
in a way that will avoid damage to the building façade;
o Stabilization Plan that identifies and prioritizes short term building stabilization
requirements necessary to protect and conserve the retained portion of the
building including a Risk Management Plan which outlines steps requirements in
the event of the damage to the retained facade whether it be partial or total loss.
An Interpretation Plan should be completed to the satisfaction of City Staff; this Plan
will:
o Commemorative/ interpretative signage and/ or installation commemorating
the portions of the building that have been removed and a historical overview of
the property;
o It is encourage that the Interpretation Plan be completed in collaboration with
local community groups and institutions (i.e. The Museum, the Waterloo
Historical Society).
It is encouraged that a form and location of commemoration or interpretative installation be
part of the Site Plan process to acknowledge the building’s significance in the Town of Berlin,
now the City of Kitchener.
Conservation Recommendations:
Materials, details and ornamentation particularly on the first three levels (pedestrian
level) should be sympathetic to the existing building by utilizing a contemporary
interpretation of existing architectural articulations (i.e. roofline, mouldings) and
materials that do not detract from the existing façade; glazing intercepted by high
quality materials (i.e. stone and brick) are recommended to integrate the existing
cultural heritage resource into new buildings;
Signage andlighting of the retained building should emphasis the existing building’s
prominence along the streetscape and avoid obstructing any views of the front façade.
The retained façade should be conserved in accordance with the Standards and Guidelines for
the Conservation of Historic Places in Canada.
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5.0 EVALUATION OF CULTURAL
HERITAGE RESOURCES
5.1 INTRODUCTION
The following sub-sections of this report will provide an analysis of the cultural heritage value of
the subject property as per Ontario Regulation 9/06, which are the legislated criteriafor
determining cultural heritage value or interest. Thesecriteria are related to design/physical,
historical/associative and historical values as follows:
1.The property has design or physical value because it:
a.Is a rare, unique, representative or early example of a style, type, expression,
material or construction method,
b.Displays a high degree of craftsmanship or artistic merit, or
c.Demonstrates a high degree of technical or scientific achievement.
2.The property has historical value or associative value because it,
a.Has direct associations with a theme, event, belief, person, activity, organization or
institution that is significant to a community,
b.Yields, or has the potential to yield, information that contributes to an
understanding of a community or culture, or
c.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,
a.Is important in defining, maintaining or supporting the character of an area,
b.Is physically, functionally, visually or historically linked to its surroundings, or
c.Is a landmark.
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5.2 EVALUATION OF 16-20 QUEEN STREET
NORTH
5.2.1 Physical/ Design Value
The building is representative of Beaux-Arts architecture that has retained its heritage integrity.
The building is true to its original design when compared with historical photographs and
ephemera. The building is one of the few remaining examples of commercial Beaux- Arts
architecture in Kitchener.
Exterior characteristics demonstrative of the Beaux-Arts architecture include: flat roof, raised
first storey, hierarchy of spaces articulated within three bays from the grand entrance to more
utilitarian spaces on the upper storeys, arched windows (west and east elevations), classical
details including bas-relief panels with medallions/ shields and festoons. The grandiosity of the
front entrance is characteristic of this style of architecture with over scaled details, four stone
Roman Doric columns support stone entablature which rests below the upper balcony. There
are Juliette balconies below the window openings on second and third storey on front façade,
and smaller-scale stone header with festoon and decorative consoles. There is rich deep
cornicing along the front façade below the roofline with dentil mouldings. The Juliette balconies
include stretches of iron railings along the width of the window openings; this feature also
appears along the width of the first storey windows. Other details include bas relief on frieze of
front entrance entablature “1871-1916”, sculptural inserts in brick exterior on the front façade
above the front façade cornicing. The majority of the exterior design value is exhibited on the
front façade.
The interior attributes of the building were designed within the vision of Classicism
demonstrating that there was design intent within the interior arrangement as it relates to
aesthetics and functionality. Interior attributes include: wood detailing (original wood flooring,
wooden bannisters and stairs, wooden panelling throughout building, original wooden doors
and floors, wooden and glass partition walls, original marble wainscoting on ground floor level,
original decorative crown moulding including pilasters mimicking classical columns and Greek
fret patterns located in the front entry and second floor. The exterior and interior features
described above display a high degree of craftsmanship and artistic merit.
The building also includesoriginal mechanical equipment and electrical systems including:
original electrical breakers, original locally made broiler andoriginal electric fireplace in second
storey meeting room. The building also includes locally made Goldie & McCulloch Ltd. in Galt
fireproof safe doors.
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5.2.2 Historical/ Associative Value
The property is directly associated with the original Economical Mutual Fire Insurance Company
of Berlin (now Economical Insurance) which made the building its fourth headquarters in
Kitchener. The company was first established in Kitchener (then Berlin) in 1871. The company is
now nationally known as Economical Insurancewhich has been in service for 149 years with head
offices located in Waterloo Region. The building was used for the company for approximately
36 years between 1916 and 1952. Also, it is directly associated with William Schmalz (Sr.) who
was the mayor of Kitchener in 1911-1912 and senior manager of Economical Mutual during the
time it was located in the building.
The building is directly associated with the Royal Conservatory of Music which operated in the
building between 1917 and 1935. Later, the buildingfacilitated the Ontario Conservatory of
Music and the Elsie Ewald School of Dance. It is directly associated with George H. Ziegler who
operated the Conservatory of Music in the building. Ziegler conducted Kitchener Musical Society
Band and was the organist and choir master for years at Trinity United Church.
Architect William Henry Eugene Schmalz and Charles Knetchel were commissioned to design
the building. W.H.E. Schmalz was a notable architect in the City and is known for designing the
original City Hall of the City of Kitchener which was completed in 1924. He was a member of the
Chamber of Commerce, the Kitchener Parks Board, the Kiwanis Club and the Kitchener Musical
Society.
5.2.3 Contextual Value:
The building supports the character of the area that has commercial buildings also built within
the same era. The building is functionallyand historically linked to the surroundings; the building
abuts Goudie’s lane and is within 60 metres of the fifth headquarters at 10 Duke Street at the
intersection of Duke and Queen Street North which was the successor to the company’s location
at 16-20 Queen Street North. Plaques embedded into the sidewalk outline the years that
Economical Mutual Fire Insurance Company and Royal Conservatory of Music existing at the
location.
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5.2.4 Heritage Attributes:
Exterior
The placement, setback and orientation of the building in its original location on Queen
Street North;
The scale, form and massing of the original building;
Materials including brick with Flemish bonding and stone;
The symmetrical arrangement of the principal (east) elevation into three bays;
Original window and door openings including associated brick voussoirs and stone sills
and headers and remaining original windows and doors;
Front portico of building including iron railings;
Central frontispiece of 20 Queen Street N. including stone door surround and entablature
with date stone relief “1871-1916” and centred decorative console;
Cast stone features on front elevation including: front entrance columns, entablature
with decorative consoles/ corbels, medallion/ shield and festoon bas-reliefs;
Cornicing on front elevation with Classical dentil mouldings;
Balconies including: second storey balcony with balustrade and associated balusters and
newel posts and Juliette balconieson second and third storey window openings on front
elevation.
Interior
Foyer of 20 Queen Street North with classical crown moulding, wood panelling and
marble wainscoting ;
Decorative crown mouldingsthroughout the building including Doric pilasters and
Greek fretting;
Main meeting room on second storey level including c. 1916 electric fireplace;
Wood features including partition wall on third floor with glass windows and
transoms separated by wood mullions andoriginal staircases;
Original wood and terrazzo (foyer) flooring;
Original light fixtures;
Original Goldie & McCulloch Co. Limited Galt fireproof safe doors;
Mechanical equipment including: original boiler by Waterloo Manufacturing
Company Limited, “Square D” breaker and Dominion Electric Manufacturing
breaker.
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5.2.5 Summary of O-REG 9/06 Evaluation
Ontario Regulation 9/0616-20 QUEEN STREET NORTH
1.Design/Physical Value
i.Rare, unique, representative or
Yes.
early example of a style, type,
expression, material or
construction method
Yes.
ii.Displays high degree of
craftsmanship or artistic merit
iii.Demonstrates high degree of
No.
technical or scientific
achievement
2.Historical/Associative value
i.Direct associations with a theme,
Yes.
event, belief, person, activity,
organization, institution that is
significant
ii.Yields, or has potential to yield
Yes.
information that contributes to an
understanding of a community or
culture
iii.Demonstrates or reflects the work
Yes.
or ideas of an architect, artist,
builder, designer, or theorist who
is significant to the community.
3.Contextual Value
i.Important in defining, maintaining
Yes.
or supporting the character of an
area
ii.Physically, functionally, visually,
Yes.
or historically linked to its
surroundings
No.
iii.Is a landmark
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5.3 STATEMENT OF CHVI
The former headquarters of Economical Insurance is an important cultural property in the City
of Kitchener for its design/ physical, historical/ associative and contextual values.
The former Economical Insurance building has design/ physical value as a representationof the
Beaux-Arts style in the City Kitchener which displays a high degree of craftsmanship and artistic
merit. Typical Beaux Arts features found on the front elevation of this 1916 structure includes:
classical Roman and Greek elements such as the portico columns, cornicing with classical dentil
mouldings, use of stone and brick, elevated first storey and sculptural decorations. Several of
these features are exhibited in the use of cast stone such as front entrance portico columns,
entablature with decorative consoles/ corbels, medallion/ shield and festoon sculptural bas-
reliefs. The front portico and central frontispiece as well as the use of baluster and Juliette
balconies on the front elevation exaggerate the first storey by its use of elaborate, decorative
Italian and French Renaissance elements.
The interior of the building also exhibits typical Beaux-Art architectural design including a grand
arrival hall, which is located at the 20 Queen Street North entrance, staircases and hierarchy of
spaces. The majority of the original interior arrangement is in place at it were at its debut c. 1916
as well as many of the interior features. Interior features include: classical crown moulding such
as Roman Doric columns and Greek frets, wood panelling and marble wainscoting, elaborate
main meeting room on second floor with c. 1916 electric fireplace, original wood flooring and
doors, original light fixtures, four sets of wooden staircases with wood square top balusters and
capped newel posts. The building also includes original mechanical and electrical equipment
such as the original boiler by Waterloo Manufacturing Company Limited, “Square D” breaker
and Dominion Electric Manufacturing breaker c. 1920 and originalGoldie & McCulloch Co.
Limited Galt fireproof safe doors.
The historic or associative values of the building relate to its direct association with the
Economical Mutual Fire Insurance Company of Berlin building (now Economical Insurance)
which made the building its fourth headquarters in Kitchener. The company was first established
in Kitchener (then Berlin) in 1871; the company is now nationally known as Economical Insurance
which has now been in service for 149 years with head offices located in Waterloo Region. The
building was occupied by the company between August 1916 and 1952.
The building is directly associated with William Schmalz (Sr) who was the managing Director of
the Company between 1916 and 1933 and who also was the first mayor of the City of Berlin (later
Kitchener) which incorporated as a City in 1912. It is also directly associated with the Royal
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Conservatory of Music which operated out of the building between 1917 and 1935. Later it
facilitated the Ontario Conservatory of Music and the Elsie Ewald School of Dance. It is directly
associated with George H. Ziegler who operated the Conservatory of Music in the building.
The Economical Insurance Company operated in this building for over three decades, during the
Great Depression and WWII and overcame several significant, national economic and political
changes during this time and can yield information as it relates to businesses within the City
during this era. Several decisions relating to mergers with other companies including the 1936
agreement with the Merchants Casualty Insurance Company of Waterloo, Ontario where
established in the building which broadened their insurance from solely fire and in 1947 the
Company’s purchase of Northwestern Mutual Fire Insurance Association which expanded the
businesses into Maritime Provinces to offer insurance for automobiles, accidents and illnesses.
The building demonstrates the work of architect William Henry Eugene Schmalz (son of William
Henry Schmalz) and Charles Knetchel who were commissioned to design the building. W.H.E.
Schmalz was a notable architect in the City and is known for designing the original Kitchener
City Hall which was completed in 1924.
The contextual value of the building relates to its location within Downtown Kitchener. It
supports the character of the area and is functionally and historically linked to the surroundings
including Goudie’s lane and the fifth headquarters at 10 Duke Street at the intersection of Duke
and Queen Street North which was the successor to the company’slocation at 16-20 Queen
Street North. Plaques embedded into the sidewalk outline the years that Economical Mutual
Fire Insurance Company and Royal Conservatory of Music which confirms its historical
contextual value to the streetscape and overall downtown area.
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6.0 DESCRIPTION OF PROPOSED
DEVELOPMENT
The proposed development of the subject lands includes the construction of a 34 storey multi-
storey residential building with 212 units; the total GFA for the proposed building is 17,925.3sqm.
The current concept plan includes integrating the façade oftheexisting cultural heritage on the
subject lands. Levels 2-5 will function as the podium, levels 6-20 will compose the lower tower
and levels 21-33 the upper tower and remaining levels will include the penthouse (see Figure 59).
See Appendix ‘B’ forurban design brief which includes architectural drawings of elevations. The
final design of the proposed development is still in progress.
Figure 59 – Site Plan of proposed development (Source:ABA Architects., 2020)
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The proposed develpoment will retain the front façade of the building as demonstrated in the
Figure below while integrating it the first three floors of the new building. The new construction
will be setback approximately 3 metres from the front façade (it is a greater distance from the
front portico).
A Phase Two Environmental Site Assessment (ESA) was completed by GHD Group to
investigate soil and groundwater quality in October 2020. Mercury contamination was
discovered below the existing building, primarily in the rear extension. The development
requires the extraction of the contaminated soil which is a critical factor in the decision to
remove the majority of the existing building.
Figure 60 –Draft first floor of proposed development; blue sectionsindicate the extent of the retained façade
to be integrated into the new development (Source: ABA Architects Inc.. 2020)
GM Blue Plan Engineering completed a “Designated Substance Survey” in November of 2020
(see Appendix ‘G’). Lead was detected in paint and asbestos was detected in window glazing,
pipe insulation, pipe elbows in basement and the vacant unit at 16 Queen Street N. If any of
these features were retained and/ or salvaged, their removal/ re-use would have to consider the
findings of this study.
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Figure 61– Rendering of proposed development(Source: ABA Architects Inc.,2020)
The development proposes to salvage removed heritage attributes and exhibit some of the
attributes within the “Community Benefit” space shown in Figure 60. This space would be
publically accessible and would function as a commemorative area/ small-scale museum.
Salvaged attributes are also proposed to be used in other part of the new construction including
the main lobby/ foyer of the building. Interpretation will also be connected to Goudies Lane.
The rhythm of the front façade of the new construction was based on a musical excerpt to give
ode to the Kitchener Conservatory of Music which operated out of the former building on-site
between 1917 and 1935 (see Figure 62).
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Figure 62 – Rendering of proposed development (Source: ABA Architects Inc., 2021).
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7.0 IMPACT ANALYSIS
The following sub-sections of this report will provide an analysis of impacts which are
anticipated as a result of the proposed redevelopment of the subject lands as they relate to the
identified cultural heritage resources. This will include a descriptionof the classification of the
impact as beneficial, neutral, or adverse.
7.1 CLASSIFICATIONS OF IMPACTS
There are three classifications of impacts that the effects of a proposed development may have
on an identified cultural heritage resource: beneficial, neutral or adverse. Beneficial impactsmay
include retaining a resource of cultural heritage value, protecting it from loss or removal,
restoring/repairing heritage attributes, ormaking sympathetic additions or alterations that
allow for the continued long-term use of a heritage resource. Neutral effects have neither a
markedly positive or negative impact on a cultural heritage resource. Adverse effects may
include the loss or removal of a cultural heritage resource, unsympathetic alterations or
additions which remove or obstruct heritage attributes. The isolation of a cultural heritage
resource from its setting or context, or addition of other elements which are unsympathetic to
the character or heritage attributes of a cultural heritage resource are also considered adverse
impacts. These adverse impacts may require strategies to mitigate their impact on cultural
heritage resources.
The impacts of a proposed development or change to a cultural heritage resource may occur
over a short or long-term duration, and may occur during a pre-construction phase, construction
phase or post-construction phase. Impacts to a cultural heritage resource may also be site
specific or widespread, and may have low, moderate or high levels of physical impact. According
to the Ontario Heritage Tool Kit, the following constitutes negative impacts which may result
from a proposed development:
Destruction: of any, or part of any significant heritage attributes or features;
Alteration: that is not sympathetic, or is incompatible, with the historic fabric and
appearance:
Shadows: created that alter the appearance of a heritage attribute or change the
viability of a natural feature or plantings, such as a garden;
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Isolation:of a heritage attribute from its surrounding environment, context or a
significant relationship;
Direct or Indirect Obstruction: of significant views or vistas within, from, or of built and
natural features;
A change in land use: such as rezoning a battlefield from open space to residential use,
allowing new development or site alteration to fill in the formerly open spaces;
Land disturbances:such as a change in grade that alters soils, and drainage patterns
that adversely affect a cultural heritage resource.
Furthermore, this report utilizes guides published by the International Council on Monuments and
Site (ICOMOS), Council of UNESCO, from the World Heritage Convention of January of 2011.
The grading of impact is based on “Guide to Assessing Magnitude of Impact” as a framework for
this report:
Built Heritage and Historic Landscapes
Impact Grading Description
Major Change to key historic building elements that contribute to the cultural
heritage value or interest (CHVI) such that the resource is totally altered.
Comprehensive changes to the setting.
Moderate Change to many key historic building elements, such that the resource is
significantly modified.
Changes to the setting of an historic building, such that it is significantly
modified.
MinorChange to key historic building elements, such that the asset is slightly
different.
Change to setting of an historic building, such that is it noticeably changed.
Negligible/ Slight changes to historic building elements or setting that hardly affect it.
Potential
No change No change to fabric or setting.
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7.2ADVERSE IMPACTS OF THE PROPOSED
DEVELOPMENT TO 16-20 QUEEN STREET
NORTH
The following chart evaluates the impact the proposed development will have on the existing
cultural heritage resource on the subject lands.
Table 1.0 Adverse Impacts 16-20 Queen Street North, Kitchener
Impact Level of Impact Analysis
((Potential, No, Minor,
Moderate or Major)
Destructionor alteration Moderate The development will retain the front façade of
of heritage attributes the building; however, the majority of the
building is proposed to be removed to facilitate
the development. Subsequently, the interior
heritage attributes identified in sub-section
5.2.4 will be removed, however, the majority of
exterior attributes will be conserved with the
retention of the front façade which has been
determined to be the significant façade. See
sub-section 7.2.1.
Shadows No. Due to the location of the building facing
southeast, nearly all shadows will fall away from
the front façade.
The proposed development will not isolate the
Isolation No.
façade from its original context as it will retain its
original location on Queen Street N. and
contextual relationship with Queen Street North
and Goudies Lane. See sub-section 7.2.2.
Direct or Indirect No.There will be no direct obstruction of significant
Obstructionof Views views ofthe main façade(which has been
determined to be the significant façade of the
building), however, the new portion of the
building will be visible from all vantage points.
See sub-section 7.2.3.
A Change in Land Use No
Land Disturbance Moderate.Land disturbances will be a result of construction
activities within close proximity of the retained
façade.
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7.2.1 Impact of Destruction and Alteration
The proposed development will remove the majority of the building’s mass which includes
exterior and interior heritage attributes identified in sub-section 5.2.4 of this report. The
majority of theexterior heritage attributes will be retained by conserving the front façade,
however, the overall mass, form and scale will become disassociated with this retained portion
of the building and alter the original design intent which is an impact of alteration/ destruction.
See Appendix ‘D’ for measured drawings of the existing building.
TO BE DEMOLISHED
Figure 63 – Measured drawing of existing first floor;red box indicates heritage building fabric proposed to be
removed (Source: iGuide., 2020)
7.2.2 Impact of Isolation
The Ontario Heritage Tool Kit outlines an impact of isolation is when a heritage attribute of a
cultural heritage resource is isolated from its surrounding environment, context or significant
relationship. The proposed development will not alter the relationship or orientation of the
cultural heritage resources to Queen Street North. The propose development retains the current
setback of the existing building due to the retention of its façade.The increased scale contrasts
with the existing streetscape of primarily 2-3 storey buildings.
The retention of the façade allows for the cultural heritage resource to continue to read as part
of the historic rhythm of commercial buildings along the streetscape. It is important that the
materials and design elements of the proposed development be sympathetic to the retained
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heritage building fabric contained in the façade to eradicate any adverse impacts of isolation.
This will be examined more thoroughly in Section 10.0 of this report.
7.2.3 Impact of Direct or Indirect Obstruction of View
The Standards and Guidelines for the Conservation of Historic Places (Second Edition) defines in
Section 4.1.5 “Visual Relationships” which is included as part of a character-defining element of
a historic place and relates to an observer and their relationship with a landscape or landscape
feature or between the relative dimensions of landscape features (scale). This policy with the
Ministry adopted the following definitions of a view and vista, respectively:
Vista means a distant visual setting that may be experienced from more than one vantage
point, and includes the components of the setting at various points in the depth of field.
The Ontario Heritage Toolkit acknowledges that views of a heritage attributes can be
components of its significant cultural heritage value. This can include relationships between
settings, landforms, vegetation patterns, buildings, landscapes, sidewalks, streets, and gardens,
for example.
View means a visual setting experienced from a single vantage point, and includes the
components of the setting at various points in the depth of field.
Views can be either static or kinetic. Static views are those which have a fixed vantage point and
view termination. Kinetic views are those related to a route (such as a road or walking trail) which
includes a series of views of an object or vista. The vantage point of a view is the place in which
a person is standing. The termination of the view includes the landscape or buildings which is
the purpose of the view. The space between the vantage point and the termination (or object(s)
being viewed) includes a foreground, middle-ground, and background. Views can also be
‘framed’ by buildings or features.
While there may be many vantage points providing views and vistas of a property, landscape,
building or feature, these must be evaluated to determine whether or not they are significant.
Significance is defined by PPS 2020as follows:
Significant:means e) in regard to cultural heritage and archaeology, resources that have
been determined to have cultural heritage value or interest for the important contribution
they make to our understanding of the history of a place, an event, or a people.
Therefore, a significant view must be identified as having an important contribution to the
understanding of a place, event or people.
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The table on the following page identifies the two (2) identified significant views of the existing
buildings on the subject lands.
2
1
Table 3.0 Significant Views
View No. 1- Static view from east side of Queen Street North looking north-east
View No. 2-Kinetic view via Queen Street North
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View No. 1- Static view from east side of Queen Street North looking north-east
The building is located at 16-20 Queen Street North at a point where the street inclines towards
Duke Street West. The Beaux-Arts architectural style was intended to impress viewers by its
exaggerated Classical features. The view of the building from the east side of Queen Street
North is most commonly depicted in local photographs and ephemera relating to the
Economical Mutual Fire Insurance Company as seen below. This angle provided an image of the
building with the greatest perspective of scale, mass and grandeur. The proposed development
will not obstruct this view, however, and the new portions of the building will be visible in all
views of the building.
Figures 64, 65, 66– (aboveleft) Photograph c. 1930; (above right) Photograph c. 1949; (Courtesy of the Grace
Schmidt Room, City of Kitchener Public Library); (below) Current view of 16-20 Queen St N (Source: MHBC,
2020)
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View No. 2- Kinetic view via Queen Street North
The proposed construction will be setback from the façade of the existing building so the kinetic
view will not be significantly impacted as the original front façade will still read as it historically
along the streetscape. The new construction will be visible in all kinetic views, however, it will
not result in a direct or indirect obstruction of the significant views of 16-20 Queen Street North
from points along Queen Street.
Figures 67 & 68- (above) Kinetic view of existing built heritage on subject lands travelling northwards along
Queen Street North towards Duke Street West; (below) Kinetic view of existing built heritage on subject lands
travelling southwards along Queen Street North towards King Street West; red arrows indicate existing building
on subject lands (Source: Google Earth Pro, 2020).
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7.2.4 Impact of Land Disturbances
The proposal includes the majority of the site area (925m ²) and will be within the area of the
proposed retained front façade; this posesa moderate impact asconstruction activities will be
within close proximity of the façade. This impact, however, is simultaneous with that of
destruction and alteration discussed in sub-section 7.2.1.
Figures 69 & 70- (above) Draft site plan; (below) Draft ground floor plan; red dotted lines indicate property lines
and yellow lines indicate outline of proposed new construction (Source: ABA Architects Inc., 2020).
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8.0 ALTERNATIVE DEVELOPMENT
OPTIONS
8.1.
INTRODUCTION
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. The following sub-sections of this report consider the potential for
alternative development options as it relates to the proposed development.
8.1.1 ‘Do Nothing’ Alternative
The ‘do nothing’ alternative would result in no adverse impacts to the existing significant cultural
heritage resource since no redevelopment would occur.
8.1.2 Retain Existing Building On-Site with Reduce Construction Height
This option would result in retaining the existing buildingand developing in the form of a mid-
high rise addition above the building. This option would result in the retention of all of the
facades of the existing cultural heritage resource, however, some of the interior features would
be removed and likely the roof structure in order to integration the addition into the existing
structure.
A Phase Two Environmental Site Assessment (ESA) completed by GHD Group in October 2020
identified mercury contamination below the building. GHD Group consultant states that the
extent of the contamination is, “-beneath the northwestern and southwestern walls of the boiler
room, as well as the main wall separating the rear section of the basement from the front
section” (Beattie, 2020). In order for the soil contamination to be extracted this portion of the
building would have be raised; the mass and scale of the building poses significant challenges
for this option.
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8.1.3 Demolish Existing Building On-Site and Develop as Proposed
This option would result in the removal of the entire building to permit the soil remediation to
occur in the easiest manner. However, this alternative would have the greatest impact on
heritage resources since all heritage attributes would be removed. This option is not
recommended.
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9.0 MITIGATION MEASURES &
CONSERVATION
RECOMMENDATIONS
9.1 MITIGATION MEASURES
A Documentation and Salvage Plan should be completed; that will:
o Identify interior and exterior heritage attributes and other salvageable building
material to be salvaged prior to removal of the building fabric;
o Identify method of extraction of heritage building material and outline plan for
re-use within new construction;
o Measured drawings of elevations identifying existing features and materials and
floor plans;
o High resolution photographs thoroughly document the building, context,
setting, exterior elevations and interior spaces, detailing, finishes and
characteristics.
A Conservation Plan should be completed that will identify short and long-term
conservation goals. The short term conservation goals should describe how the
retained portions of the building will be conserved during construction including :
o the method of partial demolition (manual, selective demolition);
o Demonstration that the proposed development will be constructed in a way that
will avoid damage to the building façade and that during construction the
retained portions will be stabilized and protected;
o Risk Management Plan which outlines requirements in the event of any damage
to the retained facade whether it be partial or total loss.
An Interpretation Plan should be completed to the satisfaction of City Staff; this Plan
will:
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o Commemorative/ interpretative signage and/ or installation commemorating
the portions of the building that have been removed;
o Describe the commemorative area/ small-scale museum within the Community
Benefit space on the ground level of new building and the means by which it will
be established;
o It is encouraged that the Interpretation Plan be completed in collaboration with
local community groups and institutions (i.e. The Museum, the Waterloo
Historical Society).
Figure 71 – Draft ground floor plan of proposed development (Source: ABA Architects Inc. 2020).
The form and location of commemoration or interpretative installation should be part of the Site
Plan process to acknowledge the building’s significance.
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9.2 CONSERVATION RECOMMENDATIONS
There are federal, provincial and municipalresources that guide the conservation of historic
places in Canada. This sub-section of the report will review the proposed development within
the context of these guides.
The Standards and Guidelines for the Conservation of Historic Places in Canada document was
designed to guide the approach and methodology of conservation for cultural heritage
resources in Canada. The Standards in this document discourage the removal of character
defining elements of a cultural heritage resource. The character-defining elements of retained
façade should be protected and stabilized during the construction period before any
intervention is undertaken (Standard 6). Upon the construction of the new building, the
appropriate intervention will be identified in a Conservation Plan, which is a recommendation of
this report.
The proposed development should conserve the heritage value and character defining elements
of the retained façade. The ‘addition’ of the proposed development should be, “physically and
visually compatible with, subordinate to and distinguishable from the historic place” (Standard
11). Although not able to be subordinate, the new development should be physically and visually
compatible by being consistent with the “Elements of Infill” discussed in the following section
as well as being distinguishable. The ability to be distinguishable is consistent with theprinciple
of ‘legibility’ of the Eight Guiding Principles in the Conservation of Historical Properties. The
contemporary design of the proposed development is distinguishable in its use of glazing and
modern architectural articulations.
The O ntario Heritage Tool Kit outlines acceptable infill designs within a cultural heritage
landscape (see Figure 72). It is important to note that the current streetscape of Queen Street
North is not a designated cultural heritage landscape. According to the OHTK, infills in
designated cultural heritage landscapes are to fit in the immediate context, be of the same scale
and similar setback, maintain proportions of windows and entrances similar to other cultural
heritage resources and be of similar colour and material.
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Figure 72: Appropriate Infill Examples in Cultural Heritage Landscape (Source: Ontario Heritage Tool Kit,
2018).
Although, the subject land is not included in a designated cultural heritage landscape, it is
acknowledged that is a part of mature neighbourhood and is identified Cultural Heritage
Landscape (L-Com-2) which is defined as “Downtown.”
The Region of Waterloo outlines “Elements of Successful Infill” in Infill: New Construction in
Heritage Neighbourhoods as part of their series, Practical Conservation Guide for Heritage
Properties. The “Elements of Successful Infill” include:setback, scale, orientation, scale,
proportion, rhythm, massing, height, materials, colour, roof shape, detail and ornamentation,
landscape features, secondary buildings, and parking. The following Table 4.0 evaluates the
proposed development within this framework:
Table 4.0 Elements of Successful Infill
Setback & Orientation The proposed development proposes to retain the existing
building’s façade and thus, will retain the existing setback along
the streetscape. Subsequently, the existing building will
inherently retain the proposed development’s orientation to the
streetscape.The new construction will be setback approximately
3 metres from the retained façade allowing for the streetscape
to retain its rhythm (see Figure 73).
Scale, Proportion, The proposed development is of a much greater scale then
Rhythm buildings along Queen Street North and greater area. The
proportion of the building, however, is consistent with modern/
contemporary buildings within the surrounding area. The
hierarchy of space demonstrative of the existing building is
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typical of Beaux-Arts and includes a variety of proportions. The
proposed development is consistent with portions of
architectural features suchas openings and balconies (see Figure
62).
The rhythm of panels on the face of balconies are based on a
musical score to reflect the sites previous use for the Kitchener
Conservatory of Music.
Massing and Height The proposed development is of a much larger mass and height
than buildings along this stretch of Queen Street North which is
predominately low to mid-rise development.The mass and
height is setback from the streetscape which allows a buffer
between the streetscape and change in mass/ height. The
proposed use of glazing also will reduce the perspective of mass.
Materials, Colour, Roof Colours are of a neutral palette (light and dark grey). Walls are to
Shape, Detail and be composed of precast material. The new construction is
Ornamentation modern and simplistic in design.
Landscape Features, There are no proposed secondary buildings on-site or surface
Secondary Buildings, parking (there is loading area proposed in the approximate
Parking location of existing parking lot to the north). There are no
proposed landscape features (the subject lands are currently
void of vegetation) but would benefit from landscape features to
coincide with the historic open space at the north-east corner of
Queen Street North and Duke Street West.
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Figure 73: Extent of stepback from façade to new construction (Source: ABA Architects Inc.).
In summary, the proposed development generally complies with the elements of successful infill
in a mature neighborhood with the exception of: scale, massing and height.The proposed
development is still in progress. In order to guide development, it is recommended that
materials, colours, details and ornamentation and landscape features be sympathetic to the
retained heritage building fabric contained in the front façade of the existing building. The
following are recommendations as they relate to the proposed development and these
elements:
Materials, details and ornamentation particularly on the first three levels (pedestrian
level) should be sympathetic to the existing building by utilizing a contemporary
interpretation of existing architectural articulations (i.e. roofline, mouldings) and
materials that do not detract from the existing façade; glazing intercepted by high
quality materials (i.e. stone and brick) are recommended to integrate the existing
cultural heritage resource into new buildings;
Colours should be of a neutral palette;
Signage and lighting of the retained building should emphasis the existing building’s
prominence along the streetscape and avoid obstructing any views of the front façade.
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10.0 CONCLUSIONS
MHBC was retained in September 2020 by Momentum Developments to undertake a Cultural
Heritage Impact Assessment (CHIA) for the subject property located at 16-20 Queen
Street . The purpose of this CHIA is to determine the impact of the development on
identified heritage attributes of the existing building on the subject property. The proposed
development includes the integration of a portion of the existing building (front façade)
into the new construction. This report determined through the evaluation under the
prescribed Ontario Regulation 9/06, that the building has significant cultural heritage
value or interest. The Statement of Cultural Heritage Value or Interest is included in Sub-
section 5.3 of this report.
Sub-section 8.2 of this report identifies the impacts to identified heritage attributes of the
existing cultural heritage resource on the subject land, which includes the retention of the
main façade of the building and integration into a new construction. The following impacts
were identified based on this proposal:
Adverse Impacts:
1.Moderate impact of destruction of exterior and interior heritage attributes and
original mass of the building;
2.Moderate impact of land disturbances during construction.
As required, this report outlines mitigation measures for the proposed impacts in Section 10.0.
Mitigation Measures:
A Documentation and Salvage Plan should be completed; that will:
o Identify interior and exterior heritage attributes and other salvageable building
material to be salvaged prior to removal of the building fabric;
o Identify method of extraction of heritage building material and outline plan for
re-use within new construction;
o Measured drawings of elevations identifying existing features and materials and
floor plans;
o High resolution photographs thoroughly document the building, context,
setting, exterior elevations and interior spaces, detailing, finishes and
characteristics.
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A Conservation Plan should be completed to the satisfaction of the City Staff this Plan
will be composed of short, medium and long-term conservation goals. The short/
medium term conservation goals will be included in a Temporary Protection Plan
which will include:
o A Demolition Plan outlining the method of partial demolition (manual, selective
demolition); this repot will require a report completed by a certified structural
engineer deeming the method feasible and appropriate;
o Certification by an engineer that the proposed development will be constructed
in a way that will avoid damage to the building façade;
o Stabilization Plan that identifies and prioritizes short term building stabilization
requirements necessary to protect and conserve the retained portion of the
building including a Risk Management Plan which outlines steps requirements in
the event of the damage to the retained facade whether it be partial or total loss.
An Interpretation Plan should be completed to the satisfaction of City Staff; this Plan
will:
o Commemorative/ interpretative signage and/ or installation commemorating
the portions of the building that have been removed and a historical overview of
the property preferably within the community space identified on the first floor
in the proposed development;
o It is encourage that the Interpretation Plan be completed in collaboration with
local community groups and institutions (i.e. The Museum, the Waterloo
Historical Society).
It is encouraged that a form and location of commemoration or interpretative installation be
part of the Site Plan process to acknowledge the building’s significance in the Town of Berlin,
now the City of Kitchener.
Conservation Recommendations:
Materials, details and ornamentation particularly on the first three levels (pedestrian
level) should be sympathetic to the existing buildingby utilizing acontemporary
interpretation of existing architectural articulations (i.e. roofline, mouldings) and
materials that do not detract from the existing façade; glazing intercepted by high
quality materials (i.e. stone and brick) are recommended to integrate the existing
cultural heritage resource into new buildings;
Signage and lighting of the retained building should emphasis the existing building’s
prominence along the streetscape and avoid obstructing any views of the front façade.
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The retained façade should be conserved in accordance with the Standards and Guidelines for
the Conservation of Historic Places in Canada.
spectfully submitted,
Re
Dan Currie, MA, MCIP, RPP, CAHP
Partner, MHBC
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