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Home My WebLink AboutHK Agenda - 2022-01-04Heritage Kitchener Committee Agenda Tuesday, January 4, 2022, 4:00 p.m. - 6:00 p.m. Electronic Meeting Due to COVID-19 and recommendations by Waterloo Region Public Health to exercise physical distancing, City Hall is closed to the public. Members of public are invited to participate in this meeting electronically by accessing the meeting Iivestream video at www.kitchener.ca/watchnow. While in-person delegation requests are not feasible at this time, members of the public are invited to submit written comments or participate electronically in the meeting by contacting delegation@kitchener.ca. Please refer to the delegations section on the agenda below for registration deadlines. Written comments will be circulated prior to the meeting and will form part of the public record. Accessible formats and communication supports are available upon request. If you require assistance to take part in a city meeting or event, please call 519-741-2345 or TTY 1-866-969-9994. Chair - S. Hossack Vice -Chair - J. Haalboom Pages 1. Commencement 2. Delegations Pursuant to Council's Procedural By-law, delegations are permitted to address the Committee for a maximum of five (5) minutes. Delegates must register by 2:00 p.m. on January 4, 2022, in order to participate electronically. 2.1. Item 3.1. -Vanessa Hicks, MHBC Planning, & Zac Zehr, Zehr Group 2.2. Item 3.2. - Sarah Silva, Zip Signs 2.3. Item 3.3. - Dave Galbraith, IBI Group 2.4. Item 3.4. -Vanessa Hicks, MHBC Planning 3. Discussion Items 3.1. DSD -2022-011 -Heritage Permit Application 20 m 3 HPA-2022 V-001 -178 Queen Street South - Proposed Demolition 3.2. DSD -2022-012 - Heritage Permit Application 15 m 18 HPA-2022-IV-002 -1 King Street East - Proposed Signage 3.3. DSD -2022-013 - Heritage Permit Application 15 m 33 HPA-2022 V-003 - 53 Margaret Avenue - Proposed Third Storey Addition, Ext Staircase and Window and Cladding Repairs 3.4. Draft Heritage Impact Assessment (H IA) 1001- 30 m 63 1051 King St E and 530-564 Charles St E - Proposed 30 -storey Residential Tower To view the HIA in its entirety, please visit our website: www. kitchener. ca 3.5. Sub -Committee Updates 20 m 3.6. Status Updates - Heritage Best Practices 5 m Update and 2022 Priorities - Heritage Impact Assessment Follow-ups 4. Information Items 4.1. Heritage Permit Application Tracking Sheet 71 5. Adjournment Sarah Goldrup Committee Administrator Page 2 of 71 Staffeeport Development Services Department www.kitchener.ca REPORT TO: Heritage Kitchener DATE OF MEETING: January 4, 2022 SUBMITTED BY: Rosa Bustamante, Director of Planning, 519-741-2200 ext. 7319 PREPARED BY: Victoria Grohn, Senior Planner (Heritage), 519-741-2200 ext. 7041 WARD(S) INVOLVED: Ward 9 DATE OF REPORT: December 8, 2021 REPORT NO.: DSD -2022-011 SUBJECT: Heritage Permit Application HPA-2022-V-001 - 178 Queen Street South - Proposed Demolition RECOMMENDATION: That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA-2022-V-001 be approved to permit the demolition of the existing detached building located at 178 Queen Street South, subject to the following conditions: 1. That preliminary plans and a timeline for redevelopment be provided to the satisfaction of Heritage Planning staff prior to the issuance of a demolition permit. REPORT HIGHLIGHTS: • The purpose of this report is to present the proposed demolition detailed in HPA-2022- V-001. • The key finding of this report is the proposed demolition is considered minor to the overall impact of the Victoria Park Neighbourhood Heritage Conservation District. • There are no financial implications associated with this report. • Community engagement included consultation with the Heritage Kitchener committee. • This report supports the delivery of core services. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. Page 3 of 71 25 fes"! BACKGROUND: 103 132 q12 154 Queens Place Apartments 1/0 J 158 Q I -1-i i&d Z I { 7cl Location Map: 178 Queen Street South 137 41 ` The Development Services Department is in receipt of Heritage Permit Application HPA- 2022-V-001 seeking permission to demolish the existing building municipally addressed as 178 Queen Street South. The property is located on the west side of Queen Street South near the intersection of Queen Street South and Joseph Street. The property is located within the Victoria Park Area Heritage Conservation District (VPAHCD) and designated under Part V of the Ontario Heritage Act. Demolition is being pursued in response to a standing Property Standards Order issued by the City on February 14, 2021 and again on November 25, 2021. The subject property is occupied with a 2 -storey painted red brick building constructed in the Edwardian architectural style. The original portion of the building was likely constructed around 1908. The building is currently vacant but has been occupied by a range of uses including the Ratz-Bechtel Funeral Home until the 1940s and the Gruhn Funeral Home until 1978. The building was occupied most recently as a multi -unit commercial building known as the "Park Gate Business Centre". Page 4 of 71 178 Queen Street South A structural condition assessment undertaken by Jablonsky, Ast and Partners in May 2021 noted significant physical condition issues located throughout the building, including extensive water damage, exposure of interior elements, and mould. The structural assessment concludes that the reconstruction and replacement required to both the interior and exterior of the building to bring it back up to an occupiable standard would be difficult to do safely because of the condition of the interacting support elements. The building is currently vacant and a Property Standards Order was issued for this building on February 14, 2021 and again on November 25, 2021. The second Order was issued because of a change in ownership. The interior of the building is completely stripped down to stud and flooring is missing in roughly half of the building. It has been noted by By-law Enforcement that the demolition of the building would satisfy the requirements of the Order. Interior Images: 178 Queen Street South (image sources: Jablonsky & MHBC) Page 5 of 71 The VPAHCD Plan, adopted by by-law as part of the approval of the Victoria Park Area Heritage Conservation District contains policies and guidelines that provide direction for the management of change within the district. Specific policies are provided regarding demolition. The Plan clearly identifies that the conservation of historic buildings in the VPAHCD is the primary goal and that there will be presumption against demolition. However, it is acknowledged that the intent of the Plan is to discourage demolition in the residential areas and that, in the Queen Street South corridor specifically, demolition is a possibility where zoning permits significantly higher density than what presently exists. The applicant is proposing to demolish the building at 178 Queen Street South to address an outstanding Property Standards Order. The applicant does not have immediate plans to redevelop the property and is intending to grade and seed/sod the site until a redevelopment plan is materialized. A Heritage Permit application for any proposed redevelopment of this site will be required, and the redevelopment will be subject to the policies and guidelines for new construction as detailed in the VPAHCD Plan. REPORT: Heritage Impact Assessment A Heritage Impact Assessment (HIA) dated November 2021 has been prepared by MHBC Planning Ltd. on behalf of the applicant and in support of the subject Heritage Permit application. The HIA was reviewed by the Heritage Kitchener committee at its meeting held on December 7, 2021. Members of the Heritage Kitchener committee brought forward questions about the integrity of the building, how materials will be disposed, and expressed some concern about parking as an interim use for the site. The HIA makes the following key observations and conclusions: • The building has been adaptively reused over time resulting in many unsympathetic alterations which have in turn compromised the integrity of the building. • The building has modest design/physical value as an example of the Edwardian architectural style and is not unique or rare within the VPAHCD. • The demolition of 178 Queen Street South would result in permanent adverse impact because of the removal of heritage fabric, however given the unsympathetic alterations, the building is not considered as a good candidate for long-term conservation. Heritage Planning Comments Heritage Planning staff are in general agreement with the findings and conclusions of the HIA. The VPAHCD Plan acknowledges that demolition and appropriate redevelopment may be a Possibility While the VPAHCD Plan notes that there will be presumption against demolition and that the conservation of historic buildings within the district is the primary goal, the Plan does acknowledge that demolition is a possibility along the Queen Street South corridor where zoning permits significantly higher density than what presently exists. The character of the Page 6 of 71 Queen Street South corridor differs from the interior, stable residential areas that surround Victoria Park and make up the remainder of the district. Queen Street South is characterized as an area that is changing and dynamic and incorporates a mix of both residential and commercial uses. The VPAHCD Plan clearly identifies that the intent of the Plan is to discourage demolition within the residential areas of the district. The building does not display a high degree of cultural heritage value or interest It is acknowledged that the building at 178 Queen Street South has modest design/physical value as an example of the Edwardian architectural style, but it has been altered over time. It is also acknowledged that the building has contextual value due to its location within the VPAHCD. While the architectural style of this building is rarer within the district than the common Berlin Vernacular and Queen Anne style residential buildings, the property at 178 Queen Street South supports, rather than defines, the overall character of the heritage conservation district and the Queen Street South corridor. The integrity of the building has been compromised over time due to unsympathetic alterations. Original features of the building have been removed, including: the original front verandah, the original front entrance; removal of original wood windows and reconfiguration of windows; and removal of all features at the west elevation to accommodate an addition. While it is acknowledged that the building at 178 Queen Street South has cultural heritage value or interest, Heritage Planning staff agree that this building is not considered a good candidate for long-term conservation and that it would not be a candidate for Part IV (individual) designation if it were located outside of the VPAHCD. Overall impact of the proposed demolition can be considered minor It is acknowledged that the demolition of the building at 178 Queen Street South will have permanent adverse impact as it will result in the removal and loss of heritage fabric. However, Heritage Planning staff agree with the conclusions made in the HIA that the physical changes to the building are not complementary, and with the supporting information that significant mechanical, structural, and cosmetic construction costs would be required to resolve these impacts. Aside from costs, the structural assessment report prepared by Jablonsky, Ast and Partners cites that any repair works to the building would be dangerous to perform safely as the building's current condition is structurally weakened. Heritage Planning staff agree that the subject property supports rather than defines the overall character of the VPAHCD and that demolition, while still discouraged within the district, would have less impact in this location than in the residential portions of the district. With respect to the proposed demolition impacting adjacent neighbouring properties, no significant views have been identified, nor have land disturbances because of the proposed demolition been identified. As such, it is not anticipated that the proposed demolition of the building would negatively impact the adjacent properties. Approval to demolish should be made conditional While Heritage Planning staff generally support the conclusions of the HIA, the property owner does not have immediate plans to redevelop the site and in the interim has plans to grade and seed/sod the site. It is anticipated that redevelopment is forthcoming, but the Page 7 of 71 VPAHCD Plan notes that empty sites diminish the stature and integrity of the remaining Queen Street South streetscape. The structural condition report recommends that the building be demolished and that few building elements are salvageable, but also notes that the building does not appear to the in danger of imminent collapse. In this regard, Heritage Planning staff are of the opinion that additional conditions are warranted to ensure demolition of the building does not occur prematurely and that this lot is not left as an empty lot in the long term. This includes providing Heritage Planning staff with preliminary redevelopment details and a timeline for new construction prior to the issuance of a demolition permit. In accordance with the Heritage Permit Application form, the approval of an application under the Ontario Heritage Act shall not be a waiver of any of the provisions of any by-law of the City of Kitchener or legislation, including but not limited to, the requirements of the Ontario Building Code and the City's Zoning By-law. In this regard, Heritage Planning staff confirm that a Building Permit is required. STRATEGIC PLAN ALIGNMENT: This report supports the delivery of core services. FINANCIAL IMPLICATIONS: Capital Budget — The recommendation has no impact on the Capital Budget. Operating Budget — The recommendation has no impact on the Operating Budget. COMMUNITY ENGAGEMENT: INFORM — This report has been posted to the City's website with the agenda in advance of the Heritage Kitchener committee meeting. CONSULT — Heritage Kitchener has been consulted regarding the subject Heritage Permit application. PREVIOUS REPORTS/AUTHORITIES: • Ontario Heritage Act APPROVED BY: Justin Readman, General Manager, Development Services Department ATTACHMENTS: Attachment A — Heritage Permit Application HPA-2022-V-001 Attachment B — Excerpt from HIA Page 8 of 71 1 HERITAGE PERMIT APPLICATION & SUBMISSION REQUIREMENTS Planning Division — 200 King Street West, 6t" Floor I�IT[NE P.O. Box 1118, Kitchener ON N2G 4G7 519-741-2426; planningCu)-kitchener.ca STAFF USE ONLY Date Received: Accepted By: Application Number: H PA -2021 - PART B: HERITAGE PERMIT APPLICATION FORM 1. NATURE OF APPLICATION ❑ Exterior ❑ Interior ❑ Signage Cid Demolition ❑ New Construction ❑ Alteration ❑ Relocation 2. SUBJECT PROPERTY Municipal Address: 178 Queen Street Legal Description (if know): Building/Structure Type: ❑ Residential ® Commercial ❑ Industrial ❑ Institutional Heritage Designation: ❑ Part IV (Individual) Q Part V (Heritage Conservation District) Is the property subject to a Heritage Easement or Agreement? ❑ Yes 9 No 3. PROPERTY OWNER Name: Address: City/Province/Postal Code: Phone: Email: 4. AGENT (if applicable) Name: c/o Vanessa Hicks Company: MHBC Planning Ltd. Address: City/Province/Postal Code: Phone: Email: 2021 City of Kitchener — Heritage Permit Application & Submission Requirements PagPp0# of a 5. WRITTEN DESCRIPTION Provide a written description of the project including any conservation methods proposed. Provide such detail as materials to be used, measurements, paint colours, decorative details, whether any original building fabric is to be removed or replaced, etc. Use additional pages as required. Please refer to the City of Kitchener Heritage Permit Application Submission Guidelines for further direction. Proposed demolition of all buildings and features. 6. REVIEW OF CITY OF KITCHENER HERITAGE PERMIT APPLICATION SUBMISSION GUIDELINES Describe why it is necessary to undertake the proposed work: Condition issues associated with standing order (Refer to Flle # 20131060 issued by the City of Kitchener on Fehruar)4 14, ?f1?1) Describe how the proposal is consistent with the Part IV individual designating by-law or the Part V Heritage Conservation District Plan: The proposed demolition is guided by the policies of the VPHCD Plan. Demolition is not prohibited by the policies of the VPNHCD Plan. There is a presumption against demplition. However, retaining the builidng has been evaluated Describe how the proposal is consistent with Parks Canada's Standards and Guidelines for the Conservation of Historic Places in Canada (www.historicplaces.ca/en/pages/standards-normes.aspx): An evaluation of CHVI of the property is provided in detail in the Heritage Impact Assessment which accompanies this Heritage Permit Application. Given that the building is not of significant CHVI demolition can be justified. 7. PROPOSED WORKS a) Expected start date: 2022 Expected completion date: 2022 b) Have you discussed this work with Heritage Planning Staff? UYes ❑ No - If yes, who did you speak to? Victoria Grohn c) Have you discussed this work with Building Division Staff? ❑ Yes Cid No - If yes, who did you speak to? d) Have you applied for a Building Permit for this work? ❑ Yes C;'No e) Other related Building or Planning applications 5. ACKNOWLEDGEMENT Application number, The undersigned acknowledges that all of the statements contained in documents filed in support of this application shall be deemed part of this application. The undersigned acknowledges that receipt of this application by the City of Kitchener - Planning Division does not guarantee it to be a `complete' application. The undersigned acknowledges that the Council of the City of Kitchener shall determine whether the information submitted forms a complete application. Further review of the application will be undertaken and the owner or agent may be contacted to provide additional information and/or resolve any discrepancies or issues with the application as submitted. Once the application is deemed to be fully complete, the application will be processed and, if necessary, scheduled for the next available Heritage Kitchener committee and Council meeting. Submission of this application constitutes consent for authorized municipal staff to enter upon the subject property for the purpose of conducting site visits, including taking photographs, which are Page Pn 2021 City of Kitchener — Heritage Permit Application & Submission Requirements age O of necessary for the evaluation of this application. The undersigned acknowledges that where an agent has been identified, the municipality is authorized but not required to contact this person in lieu of the owner and this person is authorized to act on behalf of the owner for all matters respecting the application. The undersigned agrees that the proposed work shall be done in accordance with this application and understands that the approval of this application under the Ontario Heritage Act shall not be a waiver of any of the provisions of any by-law of the City of Kitchener or legislation including but not limited to the requirements of the Code and the Zoning By-law. The undersigned acknowledges that in the event this application is appany departure from the conditions imposed by the Council of the City of Kitchener or from the plans or specifications approved by the Council of the City of Kitchener is prohibited and could result in a fine being imposed or imprisonment as provided for under the Ontario Heritage Act. Signature of Owner/Agent: __w Date: 2021.11.23 Signature of Owner/Agent: 6. AUTHORIZATION Date: If this application is being made by an agent on behalf of the property owner, the following authorization must be completed: I / We, , owner of the land that is subject of this application, hereby authorize MHBC Planning Ltd. to act on my / our behalf in this regard. Signature of Owner/Agent: N Date: 2021.11.23 Signature of Owner/Agent: Date: The personal information on this form is collected under the legal authority of Section 33(2), Section 42(2), and Section 42(2.2) of the Ontario Heritage Act. The information will be used for the purposes of administering the Heritage Permit Application and ensuring appropriate service of notice of receipt under Section 33(3) and Section 42(3) of the Ontario Heritage Act. If you have any questions about this collection of personal information, please contact the Manager of Corporate Records, Legislated Services Division, City of Kitchener (519-741-2769). STAFF USE ONLY Application Number: Application Received: Application Complete: Notice of Receipt: Notice of Decision: 90 -Day Expiry Date: PROCESS: ❑ Heritage Planning Staff: ❑ Heritage Kitchener: ❑ Council: 2021 City of Kitchener — Heritage Permit Application & Submission Requirements Page gag of of I December 2"d, 2021 Vanessa Hicks MHBC Planning 540 Bingemans Centre Drive, Suite 200 Kitchener, Ontario N2B 3X9 178 Queen St. S. Construction Cost Comparison Dear Vanessa Hicks, has completed a preliminary review of the building located at 178 Queen St S., Kitchener, in conjunction with the structural evaluation completed by Jablonsky, Ast and Partners (May 2021). - specializes in retrofitting of existing heritages buildings and has completed several adaptive reuse projects over the years. Some of the more recent examples include the Lang Tannery, Breithaupt Block (Google Headquarters), 87 King Street St. W. and the Glove Box. The building at 178 Queen Street S., in its current state, would require significant mechanical, structural, and cosmetic construction costs to bring back to an Ontario Building Code Standard. This work would include significant shoring to support the building's exterior brick structure, replacement of all wood floor joists, wall studs and ceiling joist/rafters, full mechanical, electrical, and architectural replacement as well as roofing and brick repointing/repair. It should be noted that a portion of the brick is load bearing and needs to be assessed further to fully understand repairability. Based on the existing condition of the building, it is our opinion that the cost to complete the above works would be between $450 to $500 dollars per sq.ft. The building is approximately 2,370 sq.ft. resulting in a cost to repair of between $1,066,500 and $1,185,000. Lastly it should be noted that this repair work would be dangerous to perform safey as the buildings current condition is structurally weakened. Demolition of this building (based on discussions with local demotion companies) would range from $35,000 to $50,000. Page 12 of 71 Cultural Heritage IMPACT Assessment Report 178 Queen Street South, Kitchener ON Date: November 2021 Prepared for: Prepared by: MacNaughton Hermsen Britton Clark- son Planning Limited (MHBC) 200-540 Bingemans Centre Drive Kitchener, ON N2B 3X9 T: 519 576 3650 F: 519 576 0121 'Our file: '20222 H' MHBC PLANNING URBAN DESIGN & LANDSCAPE ARCHITECT;JRE Heritage Impact Assessment Report 178 Queen Street, City of Kitchener Table of Contents ProjectPersonnel........................................................................................................................................................................................................3 Glossaryof Abbreviations......................................................................................................................................................................................3 Acknowledgements..................................................................................................................................................................................................3 1.0 Introduction..................................................................................................................................................................................................5 1.1 Location of Subject Property..................................................................................................................................................................5 1.2 Heritage Status................................................................................................................................................................................................6 1.3 Adjacent Heritage Properties..........................................................................................................................................................6 1.4 Land Use and Zoning..................................................................................................................................................................7 1.5 Purpose of Report ...................................................................................... .....................................................................................8 2.0 Policy Context................................................................................,,,,,,,,,,,,.......................I-,..........................................................9 2.1 The Planning Act and PPS 2020...........................................................................................................................................9 2.2 The Ontario Heritage Act ....................................... .............................. ,.................................. ......................................,,.10 2.3 Region of Waterloo Official Plan ............................. ................................................................................................10 2.4 City of Kitchener Official Plan.........., .......................................................................................................................11 2.5 Victoria Park Area Heritage Conservatio istrict n.......................................................................................................14 3.1 County of Waterloo, Waterloo T ip....................................................................................................................................16 3.2 Victoria Park Neigh ur o . ........................................................................................................................................17 3.3178 Queen Street South...................................................................................................................................................................17 4.0 Description of Cultural Heritage Resources.....................................................................................................................................27 4.1 Description of Context an-400tting................................................................................................................................................27 4.2 Description of 178 Queen Street South.......................................................................................................................................28 5.0 Description of Proposed Development.............................................................................................................................................35 6.0 Evaluation of Cultural Heritage Resources.......................................................................................................................................36 6.1 Evaluation of 178 Queen Street South..........................................................................................................................................36 6.2.1 Design/Physical Value..............................................................................................................................................................37 6.2.2 Historical/Associative Value..................................................................................................................................................38 6.2.3 Contextual Value..........................................................................................................................................................................38 7.0 Impact Analysis........................................................................................................................................................................................39 7.1 Introduction.......................................................................................................................................................................................... 39 October 2021 Page 14 of 71 Heritage Impact Assessment Report 178 Queen Street, City of Kitchener 7.2 Victoria Park Area Heritage Conservation District Plan.......................................................................................................39 7.2.1 Demolition............................................................................................................................................................................................39 7.3 Impact of Demolition of 178 Queen Street South........................................................................................................41 7.3.1 Impacts of Demolition to 178 Queen Street South.....................................................................................................41 7.3.2 Impacts of Demolition on Adjacent Lands.......................................................................................................................42 8.1 Alternative Development Approaches................................................................................................................................44 8.1.1 Do Nothing...........................................................................................................................................................................................44 8.1.2 Retain Building or Portion of Building On-Site...............................................................................................................44 8.1.3 Re -locate Building Off-Site..........................................................................................................................................................45 8.2 Mitigation & Conservation Recommendations........................................................................................................45 9.0 Conclusions and Recommendations..............................................................................................................................47 10.0 Bibliography..................................................................................................... ...............................................................................49 Appendix A: Structural Condition Report.............................................................................................................................50 AppendixB: Title Search........................................................................... ...........................................................................................51 Appendix C: Photographic Documentation (US to stick)............................................................................................52 AppendixD: Curriculum Vitae ............................................. .......................................................................................................53 October 2021 Page 15 of 71 Heritage Impact Assessment Report 178 Queen Street South, City of Kitchener Project Personnel Dan Currie, MA, MCIP, RPP, CAHP Vanessa Hicks, CAHP Managing Director of Cultural Heritage Heritage Planner Glossary of Abbreviations CHER MHBC MHSTCI OHA OHTK 0 -REG 9/06 PPS 2020 VPAHCD Acknowledgements Senior Review Historical Research, Author, Field Analyst Cultur ritage uation Report MacNaughton Hermse Britton Clarkson Planning Limited Ministry of Heritage Sport, Tourism and Culture Industries Vtario Heritage Act Ontario Heritage Toolkit Ontario Regulation 9/06 for determining cultural heritage significance Provincial Policy Statement (2020) Victoria Park Area Heritage Conservation District Please note that the City of Kitchener Public Library does not permit the publishing of Fire Insurance Plans for any purposes other than personal research. As such, this report provides written descriptions and references to Fire Insurance Plans only. October 2021 M H BC 13 Page 16 of 71 Heritage Impact Assessment Report 178 Queen Street South, City of Kitchener Executive Summary MHBC was retained by to prepare a Heritage Impact Assessment (HIA) for the subject property located at 178 Queen Street South as it is located within the Victoria Park Area Heritage Conservation District (VPAHCD) and designated under Part V of the Ontario Heritage Act. The owners propose the demolition of the building located on the property at 178 Queen Street South. The building is currently in poor condition and has an outstanding By-law order due to its general safety and condition (Refer to File # 20131060 issued by the City of Kitchener on February 14, 2021). The proposed demolition is not related to a planning application and new development is not being proposed at this time. In the interim, the property will likely be utilized as surface parking. The purpose of this Heritage Impact Assessment is to a) ;erimin e cultural heritage value or interest as per Ontario Regulation 9/06 recognizing t icated n the Victoria Park Area Heritage Conservation District, and b) assess th acthe proposed demolition of the existing building. The subject property includes a single d beginning in the early 20th century as a funer)inc is surrounded by mixed de pment developments along the Quee e South Mix g which was adaptively re -used re and Tater as an office building. The property ing medium to high density residential Use Corridor. The demolition of the ing building178 Queen Street South results in a permanent adverse impact as it include removal of heritage fabric. However, the unsympathetic alterations to the building have mini d its design/physical value and it is not considered a good candidate for long-term conservation. The demolition of the existing building is not anticipated to result in adverse impacts to adjacent cural heritage resources which are designated under Part V as part of the Victoria Park Area Heritage Conservation District. The proposed demolition of the building can be supported provided that the following mitigation measures are undertaken: • Documentation of the interior and exterior of the building with photographs (as provided in Appendix C of this report); • Documentation of the history of the site as per the information provided in this report so that it may be added to the historic record; and • That any proposed development on the site in the future refer to the policies and guidelines of the Victoria Park HCD Plan related to new construction. October2021 MHBC 14 Page 17 of 71 Staffeeport IST` �; Ni,R Development Services Department www.kitchener.ca REPORT TO: Heritage Kitchener DATE OF MEETING: January 4, 2022 SUBMITTED BY: Rosa Bustamante, Director of Planning, 519-741-2200 ext. 7319 PREPARED BY: Victoria Grohn, Senior Planner (Heritage), 519-741-2200 ext. 7041 WARD(S) INVOLVED: Ward 9 DATE OF REPORT: December 8, 2021 REPORT NO.: DSD -2022-012 SUBJECT: Heritage Permit Application HPA-2022-IV-002 - 1 King Street East - Proposed Signage RECOMMENDATION: That pursuant to Section 33 of the Ontario Heritage Act, Heritage Permit Application HPA-2022-IV-002 be approved to permit the installation of new signage on the property municipally addressed as 1 King Street East, in accordance with the supporting information submitted with the application. REPORT HIGHLIGHTS: • The purpose of this report is to present the proposed signage detailed in HPA-2022-IV- 002. • The key finding of this report is that the proposed signage will not negatively impact the cultural heritage value or interest of the property. • There are no financial implications associated with this report. • Community engagement included consultation with the Heritage Kitchener committee. • This report supports the delivery of core services. BACKGROUND: The Development Services Department is in receipt of Heritage Permit Application HPA- 2022-IV-002 seeking permission to install new signage on the property municipally addressed as 1 King Street East. The CIBC bank is currently rebranding and the installation of new signage is necessary. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. Page 18 of 71 az ,, � 53 57 �.0 4341 m Location Map: 1 King Street East REPORT: The subject property is municipally addressed as 1 King Street East and is located on the south side of King Street East between Queen Street South and Benton Street. The subject property contains a three-storey Italianate style building constructed c. 1885. The building was rented to the Bank of Hamilton in 1893 and in 1914 was sold to them. The property was transferred to the Bank of Commerce in 1927 when it acquired the Bank of Hamilton. This property has been a bank site for almost 130 years and has been site of the Canadian Imperial Bank of Commerce (CIBC) since 1927. Front Facade: 1 King Street East (image from Google Maps) Page 19 of 71 The property is designated under Part IV of the Ontario Heritage Act by way of designating by-law 88-251 for its design/physical and historical/associative values. The physical attributes of the building identified in the designating by-law include: • The flat roof-, • The roof line consisting of a boxed cornice with several cyma reversa curves supported by large closed scroll consoles at the corner and smaller brackets along the roofline; • Plain frieze band separating the cornice from the step-dentillated fascia-, • First storey building fabric of ashlar -laid moulded concrete blocks and upper storey fabric painted brick laid in common bond style-, • All pilasters at corners and on building elevations including the scroll consoles heading the pilasters and discontinued pilaster strips-, • Recessed building mouldings in the spandrels which vertically separate the two upper storeys; • The entablature separating the first and second storeys; • All window openings, double hung sash, frames, hood moulds, keystones, bosses, labelstops with lions — paw consoles, stone sills, scrolled medallions supporting sills, and transoms; • The main entryway on King Street consisting of double steel and glass doors, a transom of triangular quarrels and calmes, flanking Tuscan columns with smooth shafts and a single patera decorating the squared capitol-, and the concrete panel and raised caduseus symbol on the Queen Street elevation (symbol of Mercury—formerly symbol of the Canadian Imperial Bank of Commerce). Proposed Signage The building at 1 King Street East currently contains a sign with individual acrylic letters and the former CIBC logo. At the time of writing this report it is not known when this existing sign was installed on the building, however it appears to have replaced previous signage. Cross Section Scale: x 2'/x' x 3(16" aluminum angle frame O2f 1 J il"9 x 2'L" Masonry Screw Anchors (Min. 1'/" embedment) . "Fasteners Options: ` Hill -Kwik Can II ■ Powers Fasteners -Tapper 'Fasteners to be a min. 3" tmm ends and max 36" on centre "Fasteners to be a min. 2" from edge of concrete " thick Acrylic letter 103 aluminum face 2' x 3" x 3116" aluminum mounting angle #12 taunter -sunk screws ecast canerete wall (min. 4" thick) Proposed Signage Specifications The proposed signage is 3 feet and 2 inches by 20 feet and 10 inches and is to be installed in the same location as the existing sign. However, the composition of this proposed sign includes acrylic letters on a red aluminum sign face and will cover more of the existing Page 20 of 71 precast concrete entablature. No internal or external illumination of the sign is proposed, and this is not a box sign. The sign is proposed to be attached to the building using masonry screw anchors affixed to the precast concrete. As part of this sign proposal, existing damage to the precast concrete caused by former signage will be addressed. Proposed Signage: 1 King Street East Heritage Planning Comments In reviewing the merits of the application, Heritage Planning staff note the following: • The subject property municipally addressed as 1 King Street East is designated under Part IV of the Ontario Heritage Act by way of designating by-law 88-251; • The entablature separating the first and second storeys of the building has been identified as a heritage attribute contributing to the cultural heritage value or interest of the property; • There is currently corporate signage installed in this location; • The proposed signage is consistent with Parks Canada's The Standards and Guidelines for Historic Places in Canada with respect to the compatibility of the sign in terms of size, material, scale and colour; • The purpose of this project is to install new signage as a result of CIBC's rebranding; • The existing holes in the precast concrete entablature caused by previous signage will be repaired prior to the installation of the new signage; and • The proposed signage will not adversely impact the reasons for designation of the property nor the King Street East streetscape. In accordance with the Heritage Permit Application form, the approval of an application under the Ontario Heritage Act shall not be a waiver of any of the provisions of any by-law of the City of Kitchener or legislation, including but not limited to, the requirements of the Ontario Building Code and the City's Zoning By-law. In this regard, staff confirm that a Sign Permit is required. Page 21 of 71 STRATEGIC PLAN ALIGNMENT: This report supports the delivery of core services. FINANCIAL IMPLICATIONS: Capital Budget — The recommendation has no impact on the Capital Budget. Operating Budget — The recommendation has no impact on the Operating Budget. COMMUNITY ENGAGEMENT: INFORM — This report has been posted to the City's website with the agenda in advance of the Heritage Kitchener committee meeting. CONSULT — Heritage Kitchener will be consulted regarding the subject Heritage Permit Application. PREVIOUS REPORTS/AUTHORITIES: • Ontario Heritage Act APPROVED BY: Justin Readman, General Manager, Development Services ATTACHMENTS: Attachment A — Heritage Permit Application HPA-2022-IV-002. Attachment B — Designating By-law 88-251. Page 22 of 71 1 HERITAGE PERMIT APPLICATION & SUBMISSION REQUIREMENTS Planning Division — 200 King Street West, 6t" Floor I�IT[NE P.O. Box 1118, Kitchener ON N2G 4G7 519-741-2426; planningCu)-kitchener.ca STAFF USE ONLY Date Received: Accepted By: Application Number: H PA -2021 - PART B: HERITAGE PERMIT APPLICATION FORM 1. NATURE OF APPLICATION ❑ Exterior ❑ Demolition 2. SUBJECT PROPERTY Municipal Address: ❑ Interior ❑ New Construction King Street East Legal Description (if know): ❑x Signage ❑ Alteration ❑ Relocation Building/Structure Type: ❑ Residential ❑x Commercial ❑ Industrial ❑ Institutional Heritage Designation: x❑ Part IV (Individual) ❑ Part V (Heritage Conservation District) Is the property subject to a Heritage Easement or Agreement? ❑ Yes ® No 3. PROPERTY OWNER Name: Address: City/Province/Postal Code: Phone: Email: 4. AGENT (if applicable) Name: Sarah Silva Company: Zip Signs Address: City/Province/Postal Code: Phone: Email: Page 3 2021 City of Kitchener — Heritage Permit Application & Submission Requirements ag O# of 5. WRITTEN DESCRIPTION Provide a written description of the project including any conservation methods proposed. Provide such detail as materials to be used, measurements, paint colours, decorative details, whether any original building fabric is to be removed or replaced, etc. Use additional pages as required. Please refer to the City of Kitchener Heritage Permit Application Submission Guidelines for further direction. Supply and install 1 new s/f non -illuminated display, with a 6.36m x 1.02m CIBC branded Red aluminum face and white acrylic lettering. 6. REVIEW OF CITY OF KITCHENER HERITAGE PERMIT APPLICATION SUBMISSION GUIDELINES Describe why it is necessary to undertake the proposed work: It is necessary to undertake the proposed work as it is required for the CIBC re -branding. The new sign follows the new CIBC standard for signage. The new backer pannel allows to clean up the facade once the existing signage has been removed. Describe how the proposal is consistent with the Part IV individual designating by-law or the Part V Heritage Conservation District Plan: The signage proposal is compatible with the building in terms of size, scale, material, style and colour. The size/scale of the sign is consistent with the current signage. The CIBC red utilized for this signage is a branded colour which is now the signage standard for CIBC. The material is painted aluminum which provides a professional look for the new signage, while not hindering the heritage value of the building. Describe how the proposal is consistent with Parks Canada's Standards and Guidelines for the Conservation of Historic Places in Canada (www.historicplaces.ca/en/pages/standards-normes.aspx): Since the proposed signage will be placed in the same location as the existing signage, it does not interfere with the heritage value and character defining elements of this building. Extenuates the concrete pillar and molding feature of the building. Therefore, making the proposal consistent with Canada's Standards/Guidelines for the Conservation of Historic places is Canada. 7. PROPOSED WORKS a) Expected start date: Early 2022 Expected completion date: Early 2022 b) Have you discussed this work with Heritage Planning Staff? x❑ Yes ❑ No - If yes, who did you speak to? Victoria Grohn c) Have you discussed this work with Building Division Staff? x❑ Yes ❑ No - If yes, who did you speak to? Sandra Santos d) Have you applied for a Building Permit for this work? ❑ Yes ® No e) Other related Building or Planning applications 5. ACKNOWLEDGEMENT Application number, The undersigned acknowledges that all of the statements contained in documents filed in support of this application shall be deemed part of this application. The undersigned acknowledges that receipt of this application by the City of Kitchener - Planning Division does not guarantee it to be a `complete' application. The undersigned acknowledges that the Council of the City of Kitchener shall determine whether the information submitted forms a complete application. Further review of the application will be undertaken and the owner or agent may be contacted to provide additional information and/or resolve any discrepancies or issues with the application as submitted. Once the application is deemed to be fully complete, the application will be processed and, if necessary, scheduled for the next available Heritage Kitchener committee and Council meeting. Submission of this application constitutes consent for authorized municipal staff to enter upon the subject property for the purpose of conducting site visits, including taking photographs, which are 2021 City of Kitchener — Heritage Permit Application & Submission Requirements Page 3ag O of necessary for the evaluation of this application. The undersigned acknowledges that where an agent has been identified, the municipality is authorized but not required to contact this person in lieu of the owner and this person is authorized to act on behalf of the owner for all matters respecting the application. The undersigned agrees that the proposed work shall be done in accordance with this application and understands that the approval of this application under the Ontario Heritage Act shall not be a waiver of any of the provisions of any by-law of the City of Kitchener or legislation including but not limited to the requirements of the Building Code and the Zoning By-law. The undersigned acknowledges that in the event this application is approved, any departure from the conditions imposed by the Council of the City of Kitchener or from the plans or specifications approved by the Council of the City of Kitchener is prohibited and could result in a fine being imposed or imprisonment as provided for under the Ontario Heritage Act. Signature of Owner/Agent. Date: November 24, 2021 Signature of Owner/Agent: 6. AUTHORIZATION Date: If this application is being made by an agent on behalf of the property owner, the following authorization must be completed: I / We, Please see the attached letter , owner of the land that is subject of this application, hereby authorize Signature of Owner/Agent: Signature of Owner/Agent: Date: Date: to act on my / our behalf in this regard. The personal information on this form is collected under the legal authority of Section 33(2), Section 42(2), and Section 42(2.2) of the Ontario Heritage Act. The information will be used for the purposes of administering the Heritage Permit Application and ensuring appropriate service of notice of receipt under Section 33(3) and Section 42(3) of the Ontario Heritage Act. If you have any questions about this collection of personal information, please contact the Manager of Corporate Records, Legislated Services Division, City of Kitchener (519-741-2769). STAFF USE ONLY Application Number: Application Received: Application Complete: Notice of Receipt: Notice of Decision: 90 -Day Expiry Date: PROCESS: ❑ Heritage Planning Staff: ❑ Heritage Kitchener: ❑ Council: Page 3 2021 City of Kitchener — Heritage Permit Application & Submission Requirements age O of N LO T w= CDp J zo F d W o Ua Q F- CD z U s Qj El� Y z rn a' rn 0 0 0 N N N Q Q N co N co oI N .� NN Lo « oY O O m U '-J c � fN Cn a C W N co L N � Y (n N c � U � m Y r N � c U '4o d u� Q 0 0 z ZR o_ O rn Q7 15O N - C M O O m V Co Q7 01 Il w co N O N i M d � i M O � Z C R Q7 O L Ili a [ aes SSU / k - \ § co co co_ E \ E E E / ) E - >k. % 2 \ ƒ ] _ - 2 ,) j \ / ® co ƒ j \ §5 \ §ƒC) \ - t} \/Ew°=f\ » ] ^ C = \ .m]\ )a _T - > /kk\} ` ` §2 k] \ \�»� jm\ \ \ \ \� [ aes SSU 00 0 0 00 0 • LL�j I i (W0'6) 9-.6Z (w m,E) 0-.01 Ell 110l-.Zb 0 w= �o 7 0 c w w o N z o MO U sEl � Cm Cn Y m C/D 0 C, (J1 N CV r0O N r CV (T N r — a m Q Q N co co .� N N LO i o Y O O m U c aN Cn C W N L N � Y co Cn N zT � c � U � m Y r U r Lo N � c u� Q 0 0 z Z R o_ O rn >_ Q7 15O N - C M O O m V Co CM 01 Il E .Q v N O N i M CO om i M O � Z C O Q7 R p L Ili a 1--1215- MICROFILMED REASONS POR DESIG6ATIa7 0 JUNE 1994 0') C\j The designation described herein has been made on historic and architectural grounds, and pertains to the Queen and King Street elevations. Historical Significance The present Canadian Imperial Bank of Commerce Wilding comprises a sectice of the "Geriiania Block" and was constructed by Jakob Fell mann in 1885 (Berliner Journal). The building was subsequently rented to the Bari< of Eamilton in 1893 and in 1914 was sold to them. The property was transferred to the Bank of Commerce in 1927 When it acquired the Bank of Bamiltan. Several prominent Berliners are listed among the managers of the two banks, including. O.S. Clarke, J.P. Bell, Thos. Heins, C.L. Laing, J.H. Dobbie and J.L. Thompson. This property has been a bark site for approxiaetely 95 years. Architectural Significance The Canadian Imperial Bank of Commerce building is an excellent example of a 19th century Italianate commercial structure, the upper storeys of which have changed little since it was originally constructed. Significant architectural features include- the flat roof, the roof line consisting of a boxed cornice with several cyra reversa curves supported by large closed scroll consoles at the corner and smaller brackets along the roofline; plain frieze band separating the cornice from the step-dentillated fascia; first storey building fabric of ashlar -laid moulded concrete blocks, and upper storey fabric of painted brick laid in co -anon bond style; all the pilasters at corners and on building elevations including the scroll consoles heading the pilasters and discontinued pilaster strips, recessed mouldings in the spandrels which vertically separate the two upper storeys; the entablature separating the first and second storeys, all window ,7cpenint-, s double hung sash, frames, hood moulds, keystones, bosses, labelstops with lions - paw consoles, stone sills, scrolled modillicns supportinq sills, and transoms; the main entryway on King Street consisting of double steel and glass doors, a transom of triangular quarrels and calms, flanking Tuscan columns with smooth shafts and a single Patera decorating the squared capitol; the concrete panel and raised cadusaus symbol cal the Queen Street elevation (symbol of Mercury - formerly symbol of the Canadian Imperial Barfr, of Commrce). 'j'� -� Sit ; BY-IJW WTIBER M I CR OF i LVIED 0 C) M CF TFX JUNE 1994 CORPORATION OF ME CI' OF KITUMNER (Being a by-law to designate part of the property municipally known as 1 King Street East in the City of Kitchener as being of historic and architectural value) 'VaiM,aAS Section 29 of the Ontario flerit2ae Act, R.S.O. 1960, Chapter 337, authorizes the Council of a Municipality to enact by-laws to designate real property, including all buildings arx-I structures thereon, to be of architectural or historical value or interest; ALT0 iaMIREAS the Council of the Corporation of the City of Kitchener has caused to be served on the owner of the lands and premises known municipally as 1 King Street Last in the City of Kitchener, and upon the Ontario Heritage Foundation, a Notice of Intention to Designate as being of historic and architectural value that part of the aforesaid real property more particularly hereinafter described, and has caused such Notice of Intention to be published in a newspaper having general circulation in the runicipality once for each of three consecutive weeks; AED WiffiREASS no Notice of Objection to the proposed designation has been served upon the Clerk of the Mmnicipality; Nov IMEREFUice: the Council of "I"he Corporation of the City of Kitchener enacts as follows: 1. 'here is designated as being of historic and architectural value that part of the aforesaid real property knom as I King Street East being couprised of the Queen and King Street elevations only. 2. the City Solicitor is hereby authorized to cause a copy of this By-law to be registered against the whole of the property described in Schedule "A" hereto (of which the said designated area forms a part) in the proper land registry office. '69or Mayor Clerk MICROFILMED 0 JUNE 1994 3. '11-te Clerk is hereby authorized to cause a copy of this By-law to to served on the owner of the aforesaid property and on the Ontario Heritage Foundation and to cause notice of the passing of this By-law to be published in the same newspaper having general circLilation in the commnity once for each of three consecutive weeks. PASSED at the Council Chwi�,ers in t1he City of Kitchener N4- this 19 day Of !,..D. 1986'. '69or Mayor Clerk MICROFILMEb 0 JUNE 1994 Part of Lot 1, B. Eby's Survey, Registered Plan 364 and Part of Lot 1, Joseph Schieider's Survey, IL-gistered Plan 394 both South of King Street And East of Queen Street in the City of Kitchener in the Regional IMunicilality cf Waterloo more particularly described as follows: Commencing at the intersection of the Southerly limit of King Street with the Easterly limit of Queen Street; Thence South 58 degrees 30 minutes East along the said Southerly limit of King Street, 37.25 feet to a Point; Thence South 34 degrees West, 97 feet to a point; Thence Westerly, 49 feet to the said Easterly limit of Queen 'Street, Thence North 40 degrees East along the said Easterly limit of Queen Street, 97.5 feet to the Point of Co=,enceriient. Staffeeport IST` �; Ni,R Development Services Department www.kitchener.ca REPORT TO: Heritage Kitchener DATE OF MEETING: January 4, 2022 SUBMITTED BY: Bustamante, Rosa, Director of Planning, 519-741-2200 ext. 7319 PREPARED BY: Grohn, Victoria, Senior Planner (Heritage) 519-741-2200 ext. 7041 WARD(S) INVOLVED: Ward 10 DATE OF REPORT: December 6, 2021 REPORT NO.: DSD -2022-013 SUBJECT: Heritage Permit Application HPA-2022-V-003 - 53 Margaret Avenue - Proposed Third Storey Addition, Exterior Staircase and Window & Cladding Repairs RECOMMENDATION: That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA-2022-V-003 be approved to permit the construction of a third storey addition, the construction of an exterior staircase on the west fagade, and the repair and replacement of worn windows and cladding on the property municipally addressed as 53 Margaret Avenue, in accordance with the supplementary information submitted with the application and subject to the following condition: 1. That final building permit drawings be reviewed and heritage clearance be provided by Heritage Planning staff prior to the issuance of a building permit. REPORT HIGHLIGHTS: • The purpose of this report is to present the proposed alterations detailed in HPA-2022- V-003. • The key finding of this report is that the proposed alterations are in keeping with the intent of the policies and guidelines of the Civic Centre Neighbourhood Heritage Conservation District Plan and that these alterations will not detract from the character of the district. • There are no financial implications associated with this report. • Community engagement included consultation with the Heritage Kitchener committee. • This report supports the delivery of core services. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. Page 33 of 71 195 7 1$9 54 65 6 5 183 1 4 2 1 59 55 e 32 28 22 20 29 43 1E 25 21 74 19 41 149 iHibner Park Location Map: 53 Margaret Avenue BACKGROUND: The Development Services Department is in receipt of Heritage Permit Application HPA- 2022-V-003, which is seeking permission to construct a third storey addition, to construct an exterior staircase, and to repair and replace worn windows and cladding on the property municipally addressed as 53 Margaret Avenue and located within the Civic Centre Neighbourhood Heritage Conservation District. Committee of Adjustment In addition to a Heritage Permit application, the proposal is also subject to a Minor Variance application with the Committee of Adjustment. The building at 53 Margaret Avenue has been used as a triplex for a number of years, but its use as a triplex has never been legalized by the City. To facilitate the legalization of the triplex, minor variances are being sought to legalize the existing lot area, legalize the existing Maynard Street setback, and legalize the existing rear yard setback. In addition, a variance is also being sought to locate parking between the dwelling and Maynard Street lot line. Three parking spaces proposed are provided within the triple -wide driveway currently existing on site. With respect to parking within the CCNHCD, the district plan indicates that parking should be located in an unobtrusive location, preferably to the side or rear of the built form-, parking should be encouraged to the side or rear lot areas rather than in the front yards or boulevards-, and where parking in the front yard is unavoidable, parking areas should be screened with low hedges or fences with hard surfaces being kept to a minimum. In this regard, the parking proposed at 53 Margaret Avenue is located between the dwelling and the Maynard Street lot line. To minimize impacts of this existing parking location, Heritage Page 34 of 71 Planning staff will be requesting that the parking is screened with fencing or low hedges, and that use of a permeable parking surface be employed to reduce hard surface area. REPORT: The property municipally addressed as 53 Margaret Avenue is located on the west side of Margaret Avenue at the corner of Maynard Avenue and Margaret Avenue within the Civic Centre Neighbourhood Heritage Conservation District (CCNHCD). The subject property is designated under Part V of the Ontario Heritage Act and is identified as a Group `C' property within the CCNHCD Plan. The CCNHCD Plan describes the dwelling on the subject property as a c.1925, 2 '/2 storey brick dwelling constructed in the Vernacular architectural style. As a Group `C' property, the dwelling contributes value to the heritage environment of the district. Front and side facades: 53 Margaret Avenue (photos provided by IBI Group) The existing dwelling has been used as a triplex for decades but has never been legalized by the City. To facilitate the legalization of this triplex, renovations are required to bring the development into compliance with the Ontario Building Code and City development standards. Renovations are required to provide safe access to the upper levels of the dwelling as well as a secondary fire escape. Proposed Addition Heritage Permit Application HPA-2022-V-003 proposes to add a 3.5m x 3.5m addition on top of the existing second storey to provide a vestibule into the second and third floor units. The addition is proposed to be located along the western (rear) fagade of the dwelling and clad in a brown -grey aluminum siding. Page 35 of 71 aim ■■■ ■■f ■■■ 0111 ■■■ ■■■ ■■■ ■■■ ■._� million ■ ■ IIIIIIIIII =- -=-- — _ - 011IIII-®- . ®■ ------- WHE '.4'1C�0006A ARo-��R�-_R-may II[■■ ■■■ o_ ---L_� ---- ---_; ■■■ ■■■ -==y Igo --- ■ ®_�_----------------- — -_. -----• -- ----------- Willi rrrrrrrrrr ----- ---- ----- -------- __— - --s. ----- —_ _ nnmini■ ineiuim _ate_=nmm�niniii�niuiaiuiuuir: _= ��IIIIII = _ _-_ ___: - ■■■ NNE NNE - a __ ■■■ =:.■u ■■■ son son o====a_==-_=== l MEMEN __e _� .@Tu��1■fiA111=��_ �1fTl��fililT -=1i10 y----=—rr—rt.er-- =i sr—ter rrr _ -- 5M.M0 Proposed Addition: 53 Margaret Avenue Proposed Exterior Staircase To accommodate a secondary fire escape, an exterior staircase is proposed on the west and north facades to minimize visual impact on the street. The staircase is proposed to be constructed in black metal. Page 36 of 71 Proposed Staircase (53 Margaret Avenue) Proposed Window and Cladding Replacement/Repairs In addition to the construction of an addition and exterior staircase, Heritage Permit Application HPA-2022-V-003 proposes exterior alterations to the windows and cladding on the property. The dwelling currently exhibits wood windows and wood cladding in the gable ends. Both the windows and the cladding are in poor condition and are proposed to be replaced and repaired. The windows are proposed to be replaced with vinyl windows designed to match the size, profile and detail of the existing and the wood siding in the gables is proposed to be refinished. Heritage Planning Comments The CCNHCD Plan contains policies and guidelines for additions and alterations to existing buildings and for building conversions within the district. Section 3.3.2 of the CCNHCD Plan contains the following relevant policies regarding additions and alterations to building conversions within the district: a) Structural alterations to the exterior of buildings are not permitted in the event of residential conversions. Any exterior stairs or fire escapes are to be enclosed and kept away from the fagade of the structure. b) Additions shall be subordinate to the original structure to allow the original heritage features and built form to take visual precedence on the street. c) Design guidelines provided in this Plan will be used to review and evaluate applications for additions and alterations to ensure that the proposed changes are compatible with the existing dwelling and do not result in the irreversible loss of heritage attributes. Page 37 of 71 With respect to 3.3.2.a) noted above, this policy is in keeping with policies contained within the Civic Centre Secondary Plan, which predates the establishment of the CCNHCD. While the policy speaks to structural alterations not being permitted and exterior stairs being enclosed and kept away from the fagade of the structure, the CCNHCD Plan further recognizes that there are buildings within the CCNHCD that have been converted and that there is potential for more buildings to be converted in the future. As such, the relevant recommended practices and design guidelines for building conversions noted within the CCNHCD Plan include: • Avoid altering the streetscape fagade of the building. Try to provide access to individual apartments and offices from the interior of the building. If this is not feasible, new entrances should be located to the side or rear of the dwelling. • If exterior stairs are required for access or emergency exit purposes, they should be situated at the rear or side of the dwelling away from view, using materials and construction methods that are compatible with the original building design. It is the opinion of Heritage Planning staff that the proposal outlined in HPA-2022-V-003 is in keeping with the intent of the design guidelines contained in section 6.8.1 of the CCNHCD Plan. The modest addition proposed is necessary to legalize the existing triplex and provide functional access and safe fire escapes. The addition is not required to create an additional dwelling unit. In this regard, it is the opinion of Heritage Planning staff that the proposal outlined in HPA-2022-V-003 is in keeping with the intent of policy 3.3.2.a) of the CCNHCD Plan. In reviewing the merits of the application, Heritage Planning staff note the following: • The property is a Group `C' property within the CCNHCD; • The proposed addition will not detract from the character of the CCNHCD or the integrity of the Margaret Avenue and Maynard Avenue streetscapes; • The proposed addition addresses the relevant CCNHCD Plan guidelines as follows: o Avoid altering the streetscape fagade of the building. Try to provide access to individual apartments and offices from the interior of the building. If this is not feasible, new entrances should be located to the side or rear of the dwelling. ■ New entrances are proposed to be located on the north side of the building away from public view. o If exterior stairs are required for access or emergency exit purposes, they should be situated at the rear or side of the dwelling away from view, using materials and construction methods that are compatible with the original building design. ■ The exterior stairs are located on the west (rear) side of the building. Given that the subject property is situated on a corner lot, the exterior stairs will be partially visible from the Maynard Avenue right-of-way. However, the stairs are situated away from the fagade of the dwelling and constructed in metal which will not detract from the character of the dwelling. o Additions that are necessary should be sympathetic and complementary in design and, if possible, clearly distinguishable from the original construction by form or detail. Page 38 of 71 ■ The addition is proposed to be clad in aluminum siding in a grey -brown colour that is complementary to, yet distinct, from the brick construction of the existing dwelling. o Additions should be located away from principal fagade(s) of heritage properties, preferably at the rear of the building, to reduce the visual impact on the street(s). ■ The proposed addition is located at the rear of the building. Given that the subject property is situated on a corner lot, the addition will be visible from the Maynard Avenue right-of-way. The proposed addition is stepped back from the principal fagade along Maynard Avenue and is proposed in the same location as an existing addition. o The height of any addition should be similar to the existing building and/or adjacent buildings to ensure that the addition does not dominate the original building, neighbouring buildings or the streetscape. ■ The proposed addition is in-line with the roof ridge of the existing dwelling. o Additions should not negatively impact the symmetry and proportions of the building or create a visually unbalanced fagade. ■ The proposed addition is located towards the rear of the existing dwelling in the location of an already existing addition. The symmetry and proportions of the existing building will not be negatively impacted nor will the addition create a visually unbalanced fagade. o New doors and windows should be of similar style, orientation and proportion as on the existing building. ■ The windows and doors on the proposed addition are in keeping with the windows and doors on the existing dwelling in terms of style, orientation and proportion. o The replacement of original wood framed windows by vinyl or aluminum clad windows is discouraged. If this is the only reasonable option, the replacement windows should mimic the original windows with respect to style, size and proportion with a frame that is similar in colour, or can be painted, to match other windows. ■ The windows are proposed to be replaced with vinyl windows that mimic the original windows with respect to style, size and proportion. The replacement window frames are proposed to be dark brown to match the existing. In accordance with the Heritage Permit Application form, the approval of any application under the Ontario Heritage Act shall not be a waiver of any of the provisions of any by-law of the City of Kitchener or legislation, including but not limited to, the requirements of the Ontario Building Code and Zoning By-law. In this regard, staff confirm that a Building Permit is required to construct the proposed addition and that a Minor Variance is required to facilitate the necessary changes to the property. STRATEGIC PLAN ALIGNMENT: This report supports the delivery of core services. Page 39 of 71 FINANCIAL IMPLICATIONS: Capital Budget — The recommendation has no impact on the Capital Budget. Operating Budget — The recommendation has no impact on the Operating Budget. COMMUNITY ENGAGEMENT: INFORM — This report has been posted to the City's website with the agenda in advance of the Heritage Kitchener committee meeting. CONSULT — The Heritage Kitchener committee will be consulted on the subject Heritage Permit Application. PREVIOUS REPORTS/AUTHORITIES: • Ontario Heritage Act APPROVED BY: Justin Readman, General Manager, Development Services ATTACHMENTS: Attachment A — Heritage Permit Application HPA-2022-V-003 Page 40 of 71 1 HERITAGE PERMIT APPLICATION & SUBMISSION REQUIREMENTS Planning Division — 200 King Street West, 6t" Floor I�IT[NE P.O. Box 1118, Kitchener ON N2G 4G7 519-741-2426; planningCu)-kitchener.ca STAFF USE ONLY Date Received: Accepted By: Application Number: H PA -2021 - PART B: HERITAGE PERMIT APPLICATION FORM 1. NATURE OF APPLICATION ® Exterior ❑ Demolition ❑ Interior ❑ New Construction 2. SUBJECT PROPERTY Municipal Address: 53 Margaret Ave, Kitchener ❑ Signage ❑ Alteration ❑ Relocation Legal Description (if know): PT LT 172 PL 374 KITCHENER AS IN 804373; CITY OF KITCHENER Building/Structure Type: ® Residential ❑ Commercial ❑ Industrial ❑ Institutional Heritage Designation: ❑ Part IV (Individual) x❑ Part V (Heritage Conservation District) Is the property subject to a Heritage Easement or Agreement? ❑ Yes ® No 3. PROPERTY OWNER Name: Address: City/Province/Postal Code: Phone: Email: 4. AGENT (if applicable) Name: David Galbraith Company: IBI Group Address: City/Province/Postal Code: Waterloo ON Phone: Email: 2021 City of Kitchener — Heritage Permit Application & Submission Requirements Page �agof ofI 5. WRITTEN DESCRIPTION Provide a written description of the project including any conservation methods proposed. Provide such detail as materials to be used, measurements, paint colours, decorative details, whether any original building fabric is to be removed or replaced, etc. Use additional pages as required. Please refer to the City of Kitchener Heritage Permit Application Submission Guidelines for further direction. Addition of exterior stair and third floor addition to provide fire escape route for existing triplex. Owner purchased building which has been used as a triplex for decades. Undertaking renovations to provide for safe access and legalize building. 6. REVIEW OF CITY OF KITCHENER HERITAGE PERMIT APPLICATION SUBMISSION GUIDELINES Describe why it is necessary to undertake the proposed work: Work being undertaken to legalize existing triplex. Exit stairs to provide fire escape route. Small third floor addition to provide required vestibule. Exterior work to replace siding and windows as required. Describe how the proposal is consistent with the Part IV individual designating by-law or the Part V Heritage Conservation District Plan: See attached cover letter. Describe how the proposal is consistent with Parks Canada's Standards and Guidelines for the Conservation of Historic Places in Canada (www.historicplaces.ca/en/pages/standards-normes.aspx): See attached cover letter. 7. PROPOSED WORKS a) Expected start date: February 2022 Expected completion date: Summer 2022 b) Have you discussed this work with Heritage Planning Staff? - If yes, who did you speak to? Victoria Grohn ® Yes ❑ No c) Have you discussed this work with Building Division Staff? ❑ Yes ® No - If yes, who did you speak to? d) Have you applied for a Building Permit for this work? ❑ Yes ® No e) Other related Building or Planning applications: Application number Pending outcome of heritage application 5. ACKNOWLEDGEMENT The undersigned acknowledges that all of the statements contained in documents filed in support of this application shall be deemed part of this application. The undersigned acknowledges that receipt of this application by the City of Kitchener - Planning Division does not guarantee it to be a `complete' application. The undersigned acknowledges that the Council of the City of Kitchener shall determine whether the information submitted forms a complete application. Further review of the application will be undertaken and the owner or agent may be contacted to provide additional information and/or resolve any discrepancies or issues with the application as submitted. Once the application is deemed to be fully complete, the application will be processed and, if necessary, scheduled for the next available Heritage Kitchener committee and Council meeting. Submission of this application constitutes consent for authorized municipal staff to enter upon the subject property for the purpose of conducting site visits, including taking photographs, which are 2021 City of Kitchener — Heritage Permit Application & Submission Requirements Page �aag O of necessary for the evaluation of this application. The undersigned acknowledges that where an agent has been identified, the municipality is authorized but not required to contact this person in lieu of the owner and this person is authorized to act on behalf of the owner for all matters respecting the application. The undersigned agrees that the proposed work shall be done in accordance with this application and understands that the approval of this application under the Ontario Heritage Act shall not be a waiver of any of the provisions of any by-law of the City of Kitchener or legislation including but not limited to the requirements of the Building Code and the Zoning By-law. The undersigned acknowledges that in the event this application is approved, any departure from the conditions imposed by the Council of the City of Kitchener or from the plans or specifications approved by the Council of the City of Kitchener is prohibited and could result in a fine being imposed or imprisonment as provided for under the Ontario Heritage Act. Signature of Owner/Agent: Date: Nov 26th, 2021 Signature of Owner/Agent: 6. AUTHORIZATION Date: If this application is being made by an agent on behalf of the property owner, the following authorization must be completed: I / We, , owner of the land that is subject of this application, hereby authorize David Galbraith, IBI Group Signature of Owner/Agent: Signature of Owner/Agent: to act on my / our behalf in this regard. Date: Nov 26th, 2021 Date: The personal information on this form is collected under the legal authority of Section 33(2), Section 42(2), and Section 42(2.2) of the Ontario Heritage Act. The information will be used for the purposes of administering the Heritage Permit Application and ensuring appropriate service of notice of receipt under Section 33(3) and Section 42(3) of the Ontario Heritage Act. If you have any questions about this collection of personal information, please contact the Manager of Corporate Records, Legislated Services Division, City of Kitchener (519-741-2769). STAFF USE ONLY Application Number: Application Received: Application Complete: Notice of Receipt: Notice of Decision: 90 -Day Expiry Date: PROCESS: ❑ Heritage Planning Staff: ❑ Heritage Kitchener: ❑ Council: Page 2021 City of Kitchener — Heritage Permit Application & Submission Requirements �aag O of IBI GROUP 101— 410 Albert Street I I Waterloo ON N21- 3V3 Canada tel 519 585 2255 1 1 ibigroup.com November 26, 2021 Ms. Victoria Grohn Senior Heritage Planner Planning Division City of Kitchener 200 King Street West Kitchener, ON N2G 4R6 Dear Ms. Grohn: 53 MARGARET AVE., KITCHENER HERITAGE PERMIT APPLICATION On behalf of our client , please accept this letter, the attached application form and drawing set prepared by LY Design, as the Heritage Permit Application for the property municipally known as 53 Margaret Ave., Kitchener. The property is located within the Civic Centre area of the City of Kitchener and subject to the Civic Centre Heritage Conservation District Plan. As shown on the proposed architectural drawings, our client is proposing a number of exterior alterations to legalize an existing triplex located on the property. These alterations include: Addition of an exit stair on the west fagade of the dwelling to provide safe egress for residents of the building; • Small addition (3.5 x 3.5 m) on top of the existing second storey to provide a vestibule into the second and third floor units; • Exterior renovations to repair and replace worn windows and cladding: o New vinyl windows that will mirror the existing style and colour; o Removal of one window on the south facade (not street facing); o Repair and repainting of existing wood siding; o Replacement of existing garage door Details of the proposed works are itemized on the architectural drawings included in this submission. Rationale for Addition As highlighted previously, the applicant recently purchased the dwelling which has been used as a triplex for decades, but has never been legalized by the City formally. In order to do so, a number of renovations are required to bring the development into adherence with the Ontario Building Code and City development standards. Specifically, renovations are required to provide safe access to the upper levels and a secondary fire escape. IBI Group Professional Services (Canada) Inc. is a member of the IBI Group of companies Page 44 of 71 IBI GROUP Ms. Victoria Grohn — November 26, 2021 In response to this, and based on discussions with heritage and planning staff at the City, the applicant is proposing the addition of an exit stair along the west facade of the building as well as a small addition (3.5 x 3.5 m) to provide the required vestibule to the second and third floor units. The stair and addition has been positioned on this side of the dwelling where it will be least visible from the public realm / street. Additional Details Pursuant to the requirements laid out in the application form, the additional details are provided: Setting 1. Positioning of the heritage building or structure on the property No change to the location of the existing dwelling. The renovations have been proposed along the western fagade so as to not detract from the street facing facades. 2. Lot size related to building size The lot has an area of 431 sq. m. the existing building is setback 7.8 m from Margaret Ave and 4.3 m from Maynard Ave. 3. Streetscape (relationship to other properties and structures on the street) The property is a corner lot. Existing dwellings are located to the north and west. East of the site is a vacant property where a multi -phased apartment building has been proposed. Buildina Details The existing dwelling is a three storey residence which has been used as a duplex for decades. The building contains a pitched roof with a third floor gable facing Margaret Ave. The building has a prominent sunroom located in the southeast corner of the ground floor with extensive glazing overlooking both streets. The southern, Maynard Ave, facing facade includes a recessed garage, second storey terrace at the rear of the building and windows overlooking the street. The existing building has wooden siding and windows on all facades. The existing siding and windows are in a poor state of repair, and the applicant is proposing to refinish the wood siding, and replace the windows with vinyl windows designed to match the style of the existing. A light brown siding is proposed for the addition, to complement the existing fagade. The images on the following page show the existing conditions of the building, which clearly shows the damaged siding and windows which are proposed to be repaired/replaced. Page 45 of 71 Tigure 1: Southern Fagade with Damaged Windows and Siding (Source: Google Earth) ti.h .x a �� , Fd r � 5� �•.l�,yf � ,•i r. � Y \tet "�'f Tr_ �� ax t�� • a.�� ryR �' � 4 - '` ' xt • • _ ; Tr �� s �; �' � #ate, '�� #' �•il. I, NO � �fall.. IBI GROUP Ms. Victoria Grohn — November 26, 2021 Conclusion We trust this letter and the supporting materials provide you with a detailed understanding of the proposed works and rationale for the same. Should you have any questions about the proposed development or should you wish to discuss the scheduling of the proposed neighbourhood consultation, please do not hesitate to contact the undersigned. 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The property municipally addressed as 1027 King Street East is "listed" on the City's Municipal Heritage Register as a non -designated property of cultural heritage value or interest. The HIA was prepared to assess potential impacts of the proposal to demolish all of the buildings on the subject lands to facilitate the construction of a 30 -storey residential tower and parking structure with rooftop amenity space. An Official Plan Amendment, Zoning By-law Amendment, and Site Plan application are required. The applicant and their consultants will be in attendance at the January 4t", 2022 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 processing of the planning applications. A motion or recommendation to Council is not required. The Executive Summary from the draft HIA is attached to the agenda package. The full draft HIA will be made available under separate cover on the City's website. Victoria Grohn, BES Senior Planner (Heritage) Acknowledged by: Garett Stevenson, Manager of Development Review Page 63 of 71 Cultural Heritage IMPACT ASSESSMENT Report 1001 -1051 King Street East, and 530- 564 Charles Street East, City of Kitchener Date: November 2021 (updated December, 2021) Prepared for: Prepared by: MacNaughton Hermsen Britton Clarkson Planning Limited (MHBC) 200-540 Bingemans Centre Drive Kitchener, ON N2B 3X9 T: 519 576 3650 F: 519 576 0121 1 ArmJi'u. t .,L_; a A OL -_ a, AW 1 MHB. PLANNING M URBAN DESIGN & LANDSCAPE ;RCN TECTIJRE Heritage Impact Assessment 1001-1051 King Street East and 530-564 Charles Street East, City of Kitchener Table of Contents ProjectPersonnel..........................................................................................................................................3 PropertyOwner............................................................................................................................................ 3 Acknowledgements....................................................................................................................................... 3 Acknowledgement of Indigenous Communities...........................................................................................3 ExecutiveSummary.......................................................................................................................................4 1.0 Introduction............................................................................................................................................7 1.1 Description of the Subject Lands...................................................................................................7 1.2 Heritage Status..................................................................... .. ..................................................9 2.0 Policy Context................................................................... ................. ........................................12 2.1 The Planning Act and PPS 2020 ............................. ..................................................................12 2.2 The Ontario Heritage Act..........................................................................................................13 2.3 Region of Waterloo Official Plan ............... ...............................................................14 2.4 City of Kitchener Official Plan ...................... 16 3.0 Historical Overview ...................... ...... ......................................................................................20 3.1 City of Berlin (now Kitchen ........ ............................................................................... 20 3.2 1027 King Street East.. ........................................................................................................21 4.0 Description of Site and Context. .................................................................................................25 4.1 Waterloo County, Waterloo To ship.............................................................................................25 4.2 Historical Context.......:1w-- ......... * ........ * ...... * ........ * ...... * ........ * ...... * ........ * ...... * ........ * ...... * ......... 25 4.2 Landscape............................................................................................................................28 4.3 Description of Built Heritage Resources...........................................................................................28 4.3.1 Exterior.......................................................................................................................................29 4.3.2 Interior....................................................................................................................................... 32 5.0 Evaluation of Cultural Heritage Resources...........................................................................................40 5.1 Evaluation Criteria.............................................................................................................................40 5.2 1027 King Street East........................................................................................................................41 5.2.1 Evaluation of Design/Physical Value..........................................................................................41 5.2.2 Evaluation of Historical or Associative Value.............................................................................41 November2021 MHBC I i Page 65 of 71 Heritage Impact Assessment 1001-1051 King Street East and 530-564 Charles Street East, City of Kitchener 5.2.3 Evaluation of Contextual Value..................................................................................................42 5.2.4 Heritage Attributes....................................................................................................................42 5.6 Summary of Evaluation.....................................................................................................................43 6.0 Description of Proposed Development.................................................................................................45 6.1 Description of Proposed Development.............................................................................................45 7.0 Impacts of Proposed Development......................................................................................................48 7.1 Classifications of Impacts..................................................................................................................48 7.2 Impacts of the Proposed Development on 1027 King Street East....................................................48 7.2.1 Demolition of Section 'A'...........................................................................................................48 7.2.2 Demolition of Section 'B' (i & ii)............................................................................................49 7.2.3. Demolition of Section 'C'...............................................................................................49 7.2.4 Alteration of Identified View.................................................................................................49 7.3 Summary of Impact Analysis ................................... ....................... ....................................51 8.0 Consideration of Development Alternatives, Mitigation Measures and Conservation Recommendations............................................... .............. 52 8.1 Alternative Development Appro aches . ........'N........................................................52 8.1.1 Do nothing ..........................................................................................................52 8.1.2 Develop the site while retaildin...........................................................................52 8.1.3 Develop the site while retaof the buildings......................................................52 8.2 Mitigation Recommen)*,n .............................................................................................54 9.0 Recommendations and C..................................................................................................... 55 10.0 Sources...............................................................................................................................56 AppendixA.................................................................................................................................58 Site Plan, Elevations, Views Analysis (next page)....................................................................................... 58 AppendixB..................................................................................................................................................59 Terms of Reference and Statement of Significance, City of Kitchener (next page)....................................59 AppendixC..................................................................................................................................................60 Structural Assessment (next page)............................................................................................................. 60 AppendixD..................................................................................................................................................61 Curriculum Vitae (next page)......................................................................................................................61 November2027 MHBC I ii Page 66 of 71 Heritage Impact Assessment 1001-1051 King Street East and 530-564 Charles Street East City of Kitchener Project Personnel Dan Currie, MA, MCIP, RPP, Managing Director of Cultural Project Manager, Senior CAH P Heritage Review Vanessa Hicks, MA Heritage Planner Research, Author, Field Analyst Property o\AinPr Acknowlec This report acknowl Schmidt Room of Lc It should be noted th are intended for publ Plans, but does not p. er Public Library, Grace nmercial purposes which n review of Fire Insurance Acknowledgement of Indigenous Communities This HIA acknowledges that the subject lands are located on the traditional territory of the Anishinabek (whoseland.ca) and is associated with the following treaties: • Haldimand Treaty The Haldimand Treaty of 1784 is related to the Haldimand Tract, which runs 6 miles on both sides of the Grand River and was originally comprised of 950, 000 acres of land. The settlement of these lands by Euro -Canadian settlers began in 1798 (Source: accessed online in 2021 at sixnations.ca) November 2021 MHBC 13 Page 67 of 71 Heritage Impact Assessment 1001-1051 King Street East and 530-564 Charles Street East City of Kitchener Executive Summary MHBC was retained by to undertake a Heritage Impact Assessment for the proposed development of the subject lands located at 1001-1051 King Street East and 530-564 Charles Street East, City of Kitchener. The proposed development of the subject lands includes the demolition of all buildings and structures to facilitate the construction of a mixed-use development with a 30 storey residential tower and parking structure with rooftop amenity space. The purpose of this Heritage Impact Assessment (HIA) is to evaluate the proposed development in terms of potential impacts to cultural heritage resources located on-site and adjacent. The property located at 1027 King Street East is 'listed' (non -designated) on the City of Kitchener Register of Properties of Cultural Heritage Value or Interest. The subject lands includes a building which is known locashe former home of the Onward Manufacturing Company which operated at this locatio m 1916 until approximately 1980. The building has been altered over time and has lost or Xne,r.ge fabric and as a result, its heritage integrity has been compromised. The building is comprised of three main e visiblefrom King Street. These components are described in this report as dod 'C' (see below or Figure 16). The central portion of the building (Section "B' udes elements indicative of the Art Deco architectural style and was constructed subseque to sections "A" and "C". A structural analysis has been completed for the building and has determined that Section "B" is not a stand-alone structure and likely relies on Sections "A" and "C" for structural stability. < ----* 8 November2021 MHBC 14 Page 68 of 71 Heritage Impact Assessment 1001-1051 King Street East and 530-564 Charles Street East City of Kitchener The Art Deco style tower (Section 'B ii) is the oly remaining component of the site which continues to have design/physical value. The building also provides a terminus to the view from Onward Avenue looking south to King Stre , e Onward Avenue neighbourhood has been identified by the City as a potential Cultural Heritage La scap4 The demolition of the dered a negligible adverse impact given that it has been extensively altered and its integrity haNen compromised. In particular, Sections "A" and "C" in have been altered to the extent that original fabric has been removed and no longer communicates its original design features. Details regarding structural and condition issues with the building are provided in Section 8.1 of this report as well as Appendix C. The demolition of the Art Deco tower in the centre of the building (i.e. Section "B ii") is considered an adverse heritage impact since it results in the removal of original heritage fabric. The following mitigation measures are recommended: • Submission of a Salvage and Documentation Report which includes: o Photographic descriptions and photo maps of the property and the various sections of the building; and o Recommendations regarding salvage of any remaining original features; • That consideration be given to retaining salvaged elements on-site for commemorative purposes; November 2021 MHBC 15 Page 69 of 71 Heritage Impact Assessment 1001-1051 King Street East and 530-564 Charles Street East City of Kitchener • That consideration be given to the erection of a small bronze plaque which indicates that the property was once occupied by the Onward Manufacturing Co.; The proposed design of the new building includes a "tower feature" which is reminiscent of the former Art Deco tower and incorporates new elements which communicate the history of the site, such as the use of historic images and maps. This approach is appropriate and reinforces appreciation for the history of the site. This HIA has provided an analysis of views of the site from Onward Avenue and has determined that no adverse impacts are anticipated. No mitigation recommendations are necessary related to views. November2021 MHBC 16 Page 70 of 71 o W q7$ \ 0 \ \\\�co \� 4 , § E § -:_ : 2cu § co § 2 CL \ \ 2 cu \ \o Qk\ m_& ]]\ j k d _ ©= 7 �/IM )) � u �( D[5) /)) A � ) / H t t � � k \ § / 3 In m } k / j ( j q) » , )U) ) = A ( k � \ \ � � k \ _ ) § \ L \ 4 § a 00 \ � 4 k 2 0 C? § \ J C? \ ) OT § § � { { { - # _cm cm �mmw=�e=22��a�a&eQamm%mmR�RG