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HomeMy WebLinkAboutDSD-2022-093 - Draft Heritage Impact Assessment (HIA) - 22 Weber St WStaffeeport IST` � Ni,R Development Services Department www.kitchener.ca REPORT TO: Heritage Kitchener DATE OF MEETING: March 1, 2022 SUBMITTED BY: Rosa Bustamante, Director of Planning 519-741-2200 ext. 7319 PREPARED BY: Deeksha Choudhry, Heritage Planner, 519-741-2200 ext. 7041 WARD(S) INVOLVED: Ward 9 DATE OF REPORT: February 14, 2022 REPORT NO.: DSD -2022-093 SUBJECT: 22 Weber Street West — Draft Heritage Impact Assessment RECOMMENDATION: For Information REPORT: The Planning Division is in receipt of a Heritage Impact Assessment Report (HIA) dated November 2021, prepared by MHBC Planning Limited regarding a proposed development to construct a 19 - storey multiple residential building on a lot municipally addressed as 22 Weber Street West. The subject property is currently being used as surface parking and is located within the Civic Centre Neighborhood Heritage Conservation District. The subject lands are currently subject to an Official Plan Amendment application as well as a Zoning By-law Amendment application, both of which are currently under appeal and before the Ontario Land Tribunal. The applicant's heritage consultant will attend the March 1, 2022, meeting of Heritage Kitchener to present the HIA and answer any 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 processing of related Planning Act applications. A motion or recommendation to Council will not be required at the March meeting. A copy of the HIA is attached to this report. STRATEGIC PLAN ALIGNMENT: 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 224 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 council / committee meeting. PREVIOUS REPORTS/AUTHORITIES: There are no previous reports/authorities related to this matter. • Ontario Heritage Act, R.S.O. 1990, CHAPTER 0.18 • Planning Act, R.S.O. 1990, c. P.13 APPROVED BY: Justin Readman, General Manager Development Services ATTACHMENTS: Attachment A — Draft HIA Page 4 of 224 HERITAGE IMPACT ASSESSMENT REPORT 22 Weber Street West, City of Kitchener Date: November, 2021 Prepared for: 30 Duke Street Limited 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 Our Hal 961 A' fi " yS Zia 0 y y.•�M p :.rte I - �' .''fib �rC+x° :• £`���`< '. - III MHBC P L A N N I N G URBAN DESIGN & LANDSCAPE 4RCWTECTURE Heritage Impact Assessment, 22 Weber Street West, City of Kitchener DATE November, 2021 PREPARED FOR 30 Duke Street Ltd. MacNaughton Hermsen Britton Clarkson Planning Limited 200-540 Bingmenas Centre Drive Kitchener, ON N2B 3X9 T: 519 576 3650 F: 519 576 0121 November2027 MHBC 11 Page 6 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener TABLE of CONTENTS PROJECTPERSONNEL..........................................................................................................................................................................4 GLOSSARY OF ABBREVIATIONS......................................................................................................................................................4 Acknowledgement of Indigenous Communities...............................................................................................................5 EXECUTIVESUMMARY....................................................................................................................................................................6 1.0 INTRODUCTION............................................................................................................................................................................8 1.1 LOCATION OF SUBJECT PROPERTY................................................................................................................................8 1.2 HERITAGE STATUS..................................................................................................................................................................10 1.2.1 Subject Property: 22 Weber Street West.........................................................................................................10 1.2.2 Adjacent Lands...............................................................................................................................................................10 1.3 LAND USE AND ZONING....................................................................................................................................................1 1 2.0 POLICY & GUIDELINES..........................................................................................................................................................14 2.1 THE PLANNING ACT AND PPS 2020............................................................................................................................14 2.2 ONTARIO HERITAGE ACT...................................................................................................................................................15 2.3 REGION OF WATERLOO OFFICIAL PLAN..................................................................................................................15 2.4 CITY OF KITCHENER OFFICIAL PLAN...........................................................................................................................17 2.5 CIVIC CENTRE NEIGHBOURHOOD HERITAGE CONSERVATION DISTRICT PLAN (2007) ................18 2.6 PARTS CENTRAL PLAN.................................................................................................................................................19 2.7 CITY OF KITCHENER TERMS OF REFERENCE, HERITAGE IMPACT ASSESSMENTS..............................20 3.0113ACKGROUND RESEARCH AND HISTORICAL CONTEXT..............................................................................22 3.1 CIVIC CENTRE NEIGHBOURHOOD................................................................................................................................22 4.0 DETAILED DESCRIPTION OF POTENTIAL CULTURAL HERITAGE RESOURCES ...........................28 4.1 DESCRIPTION OF LANDSCAPE AND SURROUNDING CONTEXT...........................................................28 4.2 DESCRIPTION OF THE WEBER STREET STREETSCAPE...................................................................................29 4.3 DESCRIPTION OF 22 WEBER STREET WEST........................................................................................................31 4.4 DESCRIPTION OF ADJACENT LANDS..........................................................................................................................35 4.4.1 Weber Street West........................................................................................................................................................35 4.4.2 Roy Street...........................................................................................................................................................................36 November2027 MHBC 12 Page 7 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener 5.0 DESCRIPTION OF PROPOSED DEVELOPMENT...................................................................................................39 6.0 IMPACT ANALYSIS...................................................................................................................................................................42 6.1 INTRODUCTION.......................................................................................................................................................................42 6.2 CCNHCD PLAN POLICY INTRODUCTION..................................................................................................................42 6.3 IMPACT ANALYSIS: 22 WEBER STREET WEST..........................................................................................................43 6.3.1 CCNHCD Plan Policies that Apply to all Development..........................................................................43 6.3.2 Weber Street Area Specific Policies....................................................................................................................45 6.4 IMPACT ANALYSIS: ADJACENT LANDS......................................................................................................................51 6.4.1 WEBER STREET WEST...................................................................................................................................................51 6.4.2 IMPACT ANALYSIS: ROY STREET............................................................................................................................52 6.5 SUMMARY OF IMPACT ANALYSIS.................................................................................................................................53 7.0 MITIGATION AND CONSERVATION RECOMMENDATIONS..............................................................55 7.1 ALTERNATIVE DEVELOPMENT OPTIONS...................................................................................................................55 7.1.1 'Do Nothing' Alternative...........................................................................................................................................55 7.1.2 Redevelop Site with Decreased Height and Density..............................................................................55 7.1.3 Redevelop Site with Increased Density...........................................................................................................56 7.1.4 Redevelop Site with Alternative Designs & Materials.............................................................................56 7.2 MITIGATION RECOMMENDATIONS.............................................................................................................................56 8.0 CONCLUSIONS & RECOMMENDATIONS................................................................................................................57 9.0 WORKS CONSULTED..........................................................................................................................................................59 APPENDIX A — LOCATION MAP..................................................................................................................................................60 APPENDIX B — ANGULAR PLANE ANALYSIS........................................................................................................................61 APPENDIX C — SHADOW STUDY................................................................................................................................................62 APPENDIX D — SITE PLAN & RENDERINGS............................................................................................................................63 APPENDIX E — CURRICULUM VITAE..........................................................................................................................................64 November2027 MHBC 13 Page 8 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener PROJECT PERSONNEL Dan Currie, MA, MCIP, RPP, Managing DirectorofCu/tura/ Senior Review CAH P Heritage Vanessa Hicks, MA, CAHP Heritage Planner Research, Author GLOSSARY OF ABBREVIATIONS H IA Heritage Impact Assessment HCD Heritage Conservation District MHBC MacNaughton Hermsen Britton Clarkson Planning Limited M H STC 1 Ministry of Hentage, Sport, Tourism and Culture Industries OHA Ontario Heritage Act OHTK Ontario Heritage Toolkit O -REG 9/06 Ontario Regulation 9/06 for determining cultural heritage significance PPS 2020 Provincial Policy Statement (2020) November2027 MHBC 14 Page 9 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener Acknowledgement of Indigenous Communities This Heritage Impact Assessment acknowledges that the subject property located at 22 Weber Street West of the City of Kitchener, is situated territory of the Haudenosaunee, of the Haudenosauneega Confederacy. These lands are acknowledged as being associated with the following treaties: • Treaty of the Haldimand Tract, Established 1793 This document takes into consideration the cultural heritage of Indigenous Communities, including their oral traditions and history when available and related to the scope of work. November2027 MHBC 15 Page 10 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener EXECUTIVE SUMMARY MHBC was retained by 30 Duke Street Ltd. to undertake a Heritage Impact Assessment (HIA) for the subject property located at 22 Weber Street West. The purpose of this Heritage Impact Assessment is to evaluate the proposed development in terms of potential impacts to cultural heritage resources and provide mitigation recommendations, where necessary. The proposed development includes the construction of a 19 storey multiple residential building on a lot currently used as surface parking. The proposed new building does not include the demolition or alteration of any cultural heritage resources located on-site or adjacent. As the proposed new building is located within the Civic Centre Neighbourhood Heritage Conservation District, any new development is subject to the policies of the CCNHCD Plan. SUMMARY OF IMPACT ANALYSIS: The CCNHCD Plan recognizes that Weber Street is different from the interior of the district and sets forth policies for new development which are specific to this area. The Plan recognizes that Weber Street West is designated High Density Commercial Residential. The Plan allows for higher density developments provided that it a) does not result in the demolition of significant cultural heritage resources is and b) is compatible with the character of the streetscape. This Heritage Impact Assessment has demonstrated that the character Weber Street West is varied and includes buildings of a higher scale than that of the interior of the district. The proposed new 19 storey residential building is taller than that of buildings located adjacent (contiguous), but maximises density while respecting adjacent cultural heritage resources and conforming to the policies of the HCD Plan. The Heritage Conservation District Plan does not apply maximum height limits for development within the Weber Street Area. Instead the HCD Plan identifies a number of policies and guidelines that govern the development of new buildings. The proposed development is consistent with these policies and guidelines as follows: • The proposed new building is contemporary in style and includes materials such as neutral toned masonry; • The building includes a 2 story main entrance/podium which emphasizes the pedestrian scale; November2027 MHBC 16 Page 11 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener The contemporary design includes a symmetrical arrangement of square and rectangular shaped windows in a regularly established rhythm which will not detractfrom the buildings located adjacent at 18 Weber Street West and 28 Weber Street West; and • The height of the proposed new building is within the 45 degree angular plane as per the analysis provided in Appendix B of this report. The proposed development will not result in any adverse impacts related to obstruction, isolation, change in land use, or shadows. The proposed development is considered a neutral impact to adjacent heritage resources within the Civic Centre Neighbourhood Heritage Conservation District (CCNHCD) located along Weber Street West and Roy Street. There is potential for impacts to adjacent buildings as a result of construction activities. Mitigation recommendations for the proposed development are limited to monitoring potential vibration impacts, if necessary. Note to the Reader.• The purpose ofthis executive summaryis to highlight key aspects ofthis report and therefore does not elaborate on other components. Please note that this report is intended to be read in its entirety in order to gain a full understanding of Its contents November2027 MHBC 17 Page 12 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener .O INTRODUCTION MHBC was retained by 30 Duke Street Limited to undertake a Heritage Impact Assessment (HIA) for the subject property located at 22 Weber Street West. The Heritage Impact Assessment is required by the City of Kitchener as the subject property is included within the boundary of the Civic Centre Neighbourhood Heritage Conservation District. The purpose of this Heritage Impact Assessment is to evaluate the proposed development in terms of potential impacts to cultural heritage resources, including adjacent properties within the Civic Centre Neighbourhood Heritage Conservation District. The subject property is currently used as surface parking and as such, this HIA is focused on potential impacts to adjacent lands and evaluates the proposal in the context of the policies for new buildings provided in the Civic Centre Neighbourhood Heritage Conservation District (CCNHCD) Plan. This report has been prepared as inputtothe planning application and development proposal.The background information and research has provided direction on the redevelopment concept. This report evaluates the proposal in the context of the City's policy framework and Provincial policy. 1.1 LOCATION OF SUBJECT PROPERTY The subject property is located at 22 Weber Street West and is situated on the north side of Weber Street West, between Queen Street North and Young Street (see below). November2027 MHBC 18 Page 13 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener -- # . Aerial Photo LEGEND 22 Weber Street West, C:] Subject Lands Kitchener, Ontario SDurce: City Df Kitchener 2U i B November 2027 DATE: FeUwry 2T=9 SCALE 1:5,9C9 i FILE: 1961A 'w DRM: -HE5 MHBC 19 Page 14 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener 1.2 HERITAGE STATUS 1.2.1 Subject Property: 22 Weber Street West The property located at 22 Weber Street West is designated under Part V of the Ontario Heritage Actas it is located within the boundary of the Civic Centre Neighbourhood Heritage Conservation District (CCNHCD). The CCNHCD Plan recognizes that this property is vacant, and does not include any features which contribute to the character of the HCD or the Weber Street West streetscape. The CCNHCD Plan qualifies properties in terms of their cultural heritage value and classifies them in groups (i.e. "A", "B", "C", and "D"). The CCNHCD Plan does not assign a classification to the subject property as it does not include any cultural heritage resources. As such, the property has not been evaluated in this report under the criteria of Ontario Regulation 9/06 for determining cultural heritage value or interest. 1.2.2 Adjacent Lands The City of Kitchener Official Plan identifies that a Heritage Impact Assessment shall include consideration for cultural heritage resources on adjacent lands. The City of Kitchener Official Plan defines adjacent as follows: Adjacent - lands, buildings and/orstructures thatare contiguous or that are directly opposite to other lands, buildings and/or structures, separated only by a lane way, municipal road or other right-of-way. For the purpose of this Heritage Impact Assessment, the above -noted policies of the City of Kitchener Official Plan identify that the following properties are technically located adjacent to the proposed development and should be included in the scope of this report: • 32 Weber Street West; • 35 Roy Street; • 31 Roy Street; • 27 Roy Street; • 23 Roy Street; • 18 Weber Street West; and • 28 Weber Street West. The property located at 22 Weber Street West is located adjacent to the properties at 18 Weber Street West and 28 Weber Street West and shares a street frontage with these properties. As a result, November2027 MHBC 110 Page 15 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener this forms the most direct relationship between any proposed new building and adjacent cultural heritage resources. Therefore, this HIA focuses on impacts to properties located at 28 Weber Street West, 18 Weber Street West, and provides an analysis of potential impacts to properties located on the south side of Roy Street. �! 92 41 "1 qrW BB 18 44.1 11 79-7 137 122 Figure 1: Excerpt of the CCNHCD Figure 3 Map, Group A & B Properties. Location of subject property shaded in green. Properties located adjacent outlined with blue dashed line. (Source: CCNHCD Plan, Figure 3) 1.3 LAND USE AND ZONING The subject lands are designated High Density Commercial Residential as per the Civic Centre Neighbourhood Secondary Plan (see Figure 2). This designation recognizes the proximity of the subject lands to downtown Kitchener (Urban Growth Centre) as well as the property's frontage on Weber Street, which is a Regional Arterial Road and has been designated as a Planned Transit Corridor. November2027 MHBC 11 1 Page 16 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener ae Legend N !' Low Rise Residential Preservation rr�� Low Rise Multiple Residential `y Low Density Multiple Residential s r Medium Density Mul le Residential High Density Multiple Residential aa.: �a e• - sem' Office Resid.ninil Coirveraion Medium DensityCommercial Residential High Density Commercial Residentlal '•`+s .i Cammun dY lnslirutlonai Mixed 119e Corcldor ! 1 • p f. r' Neigheocrhood Park r �•-. `• I Boundary of Secondary Plan I1 Special PGIiCY Area t Primary Arterial Roatl e' Secondary ArWnal Road s *• J i •a!� . f Figure 2: Excerpt of the Civic Centre Neighbourhood Secondary Plan, Map 9, noting the subject property as "High Density Commercial Residential". Approximate location of subject lands noted in red. (Source: Kitchener Public Library) The "High Density Commercial Residential" designation permits a range of residential, commercial and retail uses within free standing buildings or mixed use buildings. Official Plan policies provide for a maximum floor space ratio of 4.0 and permit high density residential development. Approved Official Plan policies have been implemented by the Commercial Residential 3 Zone (CR -3) of By- law 85-1. The subject property backs onto lots on the south side of Roy Street. As shown in Figure 2, the lands on the south side of Roy Street are designated Office Residential Conversion. The Office Residential Conversion designation permits a range of residential uses and office commercial uses including private home day care, home business, and hospice. The intent of the Office Residential Conversion designation is to provide a transition from the high density development on Weber Street to the low-rise residential uses located internal to the Civic Centre Neighbourhood. November2027 MHBC 112 Page 17 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener Figure 3: Excerpt of the City of Kitchener Interactive Map, Zoning layer, identifying the subject property within the Commercial -Residential 3 Zone. Approximate location of subject lands denoted in red. (Source: Kitchener Public Library) November2027 MHBC 113 Page 18 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener 2.O POLICY & GUIDELINES 2.1 THE PLANNING ACT AND PPS 2020 The Planning Act makes a number of provisions respecting cultural heritage, either directly in Section 2 of the Act or Section 3 respecting policy statements and provincial plans. In Section 2, the Planning Act outlines 18 spheres of provincial interest that must be considered by appropriate authorities in the planning process. One of the intentions of The PlanningActis to "encourage the co-operation and co-ordination among the various interests". Regarding cultural heritage, Subsection 2(d) of the Act provides that: The Minister, the council of a municipality, a local board, a planning board and the Municipal Board, in carrying out their responsibilities under this Act, shall have regard to, among other matters, matters ofotovincial interest such as, ... (d) the conservation of features of significant architectural, cultural, historical, archaeological or scientific Interest, - The Planning Act therefore provides for the overall broad consideration of cultural heritage resources through the land use planning process. In support of the provincial interest identified in Subsection 2 (d) of the Planning Act, and as provided for in Section 3, the Province has refined policy guidance for land use planning and development matters in the Pro vincialPolicyStatement, 2020(PPS).The PPS is "intended to be read in its entirety and the relevant policy areas are to be applied in each situation". This provides a weighting and balancing of issues within the planning process. When addressing cultural heritage planning, the PPS provides for the following: 2.6.1 Significant built heritage resources and significant cultural heritage landscapes shall be conserved. Significant: e) in regard to cultural heritage and archaeology, resources that have been determined to have cultural heritage value or interest. Processes and criteria for November2027 MHBC 114 Page 19 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener determining cultural heritage value or interest are established by the Province under the authority of the Ontario Heritage Act. The subject property located at 22 Weber Street West is considered protected heritage property under Provincial Policy Statement as all lands within the boundary of the Civic Centre Neighbourhood Heritage Conservation District are designated under Part V of the Ontario Heritage Actand are considered significant cultural heritage resources. 2.2 ONTARIO HERITAGE ACT The Ontario Heritage/lct, R.S.O, 1990, c.0.18 remains the guiding legislation for the conservation of significant cultural heritage resources in Ontario. This HIA has been guided by the criteria provided with Regulation 9/06of the Ontario Heritage Act outlines the mechanism for determining cultural heritage value or interest. The Ontario Heritage Act provides the framework of legislation for the designation of Heritage Conservation Districts. The Ontario Heritage Act also requires that all development within the heritage conservation district must be consistent with the heritage conservation district plan. Section 42 (1) of the Ontario Heritage Act prescribes that no owner of property in a designated Heritage Conservation District may alter any part of a property or erect or demolish a building without obtaining approval from the municipality by way of a heritage permit. 2.3 REGION OF WATERLOO OFFICIAL PLAN Chapter 3, Section 3.G of the Regional Official Plan provides policies regarding the conservation of cultural heritage resources which are related to the scope of this Heritage Impact Assessment as fol lows: 3. G Cultural Heritage Cultural heritage resources are the inheritance of natural and cultural assets that give people a sense ofplace, community and personal identity. Continuity with the past promotes creativity and cultural diversity. The region has a rich and diverse heritage, including distinctive cultures, traditions, festivals, artisans and craftspeople, landmarks, landscapes, properties, structures, burial sites, cemeteries, natural features and archaeological resources. These resources provide an November2027 MHBC 115 Page 20 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener Important means of defining and confirming a regional identity, enhancing the quality of life of the community, supporting social development and promoting economic prosperity. The Region is committed to the conservation of its cultural heritage. This responsibility is shared with the Federal and Provincial governments, Area Municipalities, other government agencies, the private sector, property owners and the community. Cultural Heritage Impact Assessment 3.G. 73 Area Municipalities will establish policies in their official plans to require the submission of a Cultural Heritage Impact Assessment in support of a proposed development that includes or is adjacent to a designated property, or includes a non -designated resource of cultural heritage value or interest listed on the Municipal Heritage Register. 3. G. 74 Where a Cultural Heritage Impact Assessment required under Policy 3. G. 73 relates to a cultural heritage resource ofRegional interest, the Area Municipality will ensure that a copy of the assessment is circulated to the Region for review. In this situation, the Cultural Heritage Impact Assessment submitted by the owner/applicant will be completed to the satisfaction of both the Region and the Area Municipality. 3.G. 75 Where a development application includes, or is adjacent to, a cultural heritage resource of Regional interest which is not listed on a Municipal Heritage Register, the owner/applicant willbe required to submit a Cultural Heritage Impact Assessment to the satisfaction of the Region. 3.G. 76 The Region will undertake a Cultural Heritage Impact Assessment and consult with the affected Area Municipality and the Regional Heritage Planning Advisory Committee prior to planning, designing or altering Regional buildings or infrastructure that may affect a cultural heritage resource listed on the region -wide inventory described in Policy 3. G.4. The Cultural Heritage Impact Assessment will be reviewed and approved in accordance with the policies in this Plan. 3. G. 77 Cultural Heritage Impact Assessment will include, but not be limited to the follo wing: (a) historical research, site analysis and evaluation; (b) identification of the significance and heritage attributes of the cultural heritage resource,- (c) esource;(c) description of the proposed development orsite alteration,- (d) lteration;(d) assessment of development orsite alteration impacts; (e) consideration of alternatives, mitigation and conservation methods; November2027 MHBC 116 Page 21 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener (f) schedule and reporting structure for implementation and monitoring; and (g) a summary statement and conservation recommendations 2.4 CITY OF KITCHENER OFFICIAL PLAN Section 12 of the Kitchener Official Plan (2014) provides the following policies regarding the conservation of cultural heritage resources as it relates to the scope of this Heritage Impact Assessment as follows: Objectives 72. 7.7. To conserve the city's cultural heritage resources through their identification, protection, use and/or management in such a way that their heritage values, attributes and integrity are retained. 727.2 To ensure that all development or redevelopment and site alteration is sensitive to and respects cultural heritage resources and that cultural heritage resources are conserved. 72 7.3. To increase public a wareness and appreciation for cultural heritage resources through educational, promotional and incentive programs. 72 7.4. To lead the community by example with the identification, protectlon, use and/or management of cultural heritage resources owned and/or leased by the City. Policies 72C. 7.7. The City will ensure that cultural heritage resources are conserved using the provisions of the Ontario Heritage Act, the Planning Act, the Environmental AssessmentAct, the Cemeteries Actand the Municipal Act. 72 C. 7.2 The City will establish and consult with a Municipal Heritage Committee (MHC) on matters relating to cultural heritage resources in accordance with provisions of the Ontario Heritage Act. Heritage Conservation Districts The following selection of policies of the City of Kitchener Official Plan provide direction regarding change management in a designated Heritage Conservation District. 72C.7,27, All development, redevelopment and site alteration permitted by the land use designations and other policies of this Plan will conserve Kitchener' November2027 MHBC 117 Page 22 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener significant cultural heritage resources The conservation of significant cultural heritage resources will be a requirement and/or condition in the processing and approval ofapplications submitted under the Planning Act, Design/Integration 72C. 7.46. The City will prepare guidelines as part of the Urban Design Manual to address the conservation of cultural heritage resources in the city and to recognize the importance of the context in which the cultural heritage resources are located. 72C.7.47. The City may require architectural design guidelines to guide development, redevelopment and site alteration on, adjacent to, or in dose proximity to properties designated under the Ontario Hentage Act or other cultural heritage resources. 2.5 CIVIC CENTRE NEIGHBOURHOOD HERITAGE CONSERVATION DISTRICT PLAN (2007) The subject property located at 22 Weber Street West is located within the boundary of the Civic Centre Neighbourhood Heritage Conservation District (CCNHCD) Plan, which was designated in 2007 under Part V of the Ontario Heritage Act.. Section 1.2 of the CCNHCD Plan identifies that its purpose is as follows, ... to protect, over the long term, areas that have important and/or identifiable historic and architectural resources While the subject property is vacant, any new construction must comply with the policies of the CCNHCD Plan. The purpose of policies for new development on vacant lands is to ensure that it is compatible with the character of the area and impacts to the District are minimized or avoided. The CCNHCD Plan recognizes that there are distinctly different areas within the HCD. One of these distinctly different areas identified in the HCD Plan includes Weber Street. The CCNHCD Plan provides policies specific to the Weber Street Corridor, which is recognized as being designated High Density Commercial Residential. Section 7.0 of this Heritage Impact Assessment analyzes the conformity of the proposed development with the applicable policies of the CCNHCD Plan, including Sections 3.3.5.2 and 6.9.4. November2027 MHBC 118 Page 23 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener 2.6 PARTS CENTRAL PLAN This Heritage Impact Assessment acknowledges that the subject property located at 22 Weber Street West is included in lands identified in the PARTS Central Plan as Mixed Use Medium Density with policies and guidelines for transition between Weber Street and Roy Street. This Plan provides guidelines regarding appropriate development. Section 7.0 of the PARTS Central Plan regarding Cultural Heritage Resources identifies the following as it relates to the scope of this HIA, For development in volving new building activity on or adjacent heritage property, the built form including scale, height, massing, architectural character and materials, should be compatible with the surrounding historic context. It is not expected that development replicate historical styles and decoration. However, new buildings must be able to demonstrate complementary proportions and massing in order to continue the rhythm oftraditional facade orstreet patterns and provide for an appropriate transition where significantly higher densities are proposed. Section 8.0 of the PARTS Central Plan identifies the following as it relates to cultural heritage and transitioning, The conservation and integration of heritage buildings, structures and uses within a Heritage Conservation District should be achieved through appropriately scaled development that is sensitive to the built cultural heritage. Where Medium Density Mixed Use land designation abuts low rise residential uses, the bulk of the massing in the Mixed use designation should abut the street thereby providing a maximum separation between the adjacent low density uses. Given that the subject property is located within the Civic Centre Neighbourhood Heritage Conservation District Plan, this HIA refers to the policies provided therein as it relates to the proposed development. The PARTS Central Plan is not a Policy document and implementation will be the updated Secondary Plans which are under review. November2027 MHBC 119 Page 24 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener 2.7 CITY OF KITCHENER TERMS OF REFERENCE, HERITAGE IMPACT ASSESSMENTS The City of Kitchener Official Plan provides the following as it relates to the requirements for Heritage Impact Assessments: Heritage Impact Assessments and Heritage Conservation Plans 72C. 7.23. The City will require the submission of a Heritage Impact Assessment an(Y/or a Heritage Conservation Plan for development, redevelopment and site alteration that has the potential to impact a cultural heritage resource and is proposed.• a) on or adjacent to a protected heritage property,- b) on or adjacent to a heritage corridor in accordance with Policies 73. C.4.6 through 73. C.4.78 inclusive; c) on properties listed as non -designated properties of cultural heritage value or Interest on the Municipal Heritage Register; (Y) on properties listed on the Heritage Kitchener Inventory of Historic Buildings; an(Y/or, e) on or adjacent to an identified cultural heritage landscape. 72 C. 7.24. Where a Heritage Impact Assessment required under Policy 72. C. 7.23 relates to a cultural heritage resource of Regional interest, the City will ensure that a copy of the assessment is circulated to the Region for review prior to final consideration by the City. 72 C. 7.25. A Heritage Impact Assessment and Heritage Conservation Plan required by the City must be prepared by a qualified person in accordance with the minimum requirements as outlined in the City ofKitchener' Terms of Reference for Heritage Impact Assessments and Heritage Conservation Plans, 72C 7.26. The contents ofa Heritage Impact,Assessment will be outlined in a Terms ofReference. In general, the contents ofa Heritage Impact Assessment will include, but not be limited to, the following: a) historical research, site analysis and evaluation; November2027 MHBC 120 Page 25 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener b) identification of the significance and heritage attributes of the cultural heritage resource,- c) esource; c) description of the proposed development orsite alteration,- d) lteration;d) assessment of development or site alteration impact or potential adverse Impacts; e) consideration ofalternatives, mitigation and conservation methods; 0 implementation and monitoring; and, g) summary statement and conservation recommendations. 72C.7.27. Any conclusions and recommendations of the Heritage Impact Assessment and Heritage Conservation Plan approved by the City will be Incorporated as mitigative and/or conservation measures into the plans for development or redevelopment and into the requirements and conditions of approval ofany application submitted under the Planning Act. 72 C. 7.28. Heritage Impact Assessments and Heritage Conservation Plans required by the City may be scoped or waived by the City, as deemed appropriate. November2027 MHBC 121 Page 26 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener 3.013ACKGROUND RESEARCH AND HISTORICAL CONTEXT 3.1 CIVIC CENTRE NEIGHBOURHOOD The Civic Centre Neighbourhood was developed in the 19th and 201h centuries as a residential area adjacent to Kitchener's former industrial core located south of the railway, providing homes for those who owned or work for businesses/factories in the area. The earliest residential buildings date from the 1850s, with the majority constructed between 1880 and 1915. The area developed slowly, experiencing significant infill in the late 1920s. The construction of apartment buildings dotted the neighbourhood beginning in the 1960s. The neighbourhood reflects the long development of the area from the 1850s to the recent past with a variety of housing styles. According to the 1853-1854 Map of Berlin surveyed by M.C. Schofield, the subject lands were part of a large vacant parcel of land extending north towards what is now Margaret Avenue (See Figure 4). November2027 MHBC 122 Page 27 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener <Y — f /SAX AY f AC'- c� Figure 4: Detail of M.C. Schofield map of Berlin, 1853. Approximate location of subject lands denoted in red. (Source: Kitchener Public Library) According to the 1875 Bird's Eye View map, the context of the subject lands had changed considerably from 1853. New buildings are noted along Weber Street West, and Ahrens Street was extended towards Queen Street North. Some of the buildings noted on this map at the north side of Weber Street West, west of Queen Street North were demolished at some point to facilitate the construction of existing buildings, including the existing St. Andrew's Presbyterian Church at 54 Queen Street North. The building noted on the subject lands was likely the house constructed for Charles H. Ahrens. November2027 MHBC 123 Page 28 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener L 4 1t 4 Charles H. Ahrens house e (Parcel 5, Plan 360), now ' demoliskedl,.� : I*,, i Zak, 4�4�6�ah 41T 11 1111111111F 77 1�� 11i,1111 Figure 5: Detail of the 1875 Bird's Eye View map of Berlin. Approximate location of subject lands noted in red. (Source: Kitchener Public Library) According to the 1879 map, the context of the subject property is confirmed as Parcel 5 of Ahrens Survey, which was registered in the later half of the 19th century by Charles H. Ahrens. The 1879 map indicates that St. Andrew's Presbyterian Church had been constructed at the north-west corner of Queen Street North and Weber Street West. The subject property is noted as including a building owned by Mrs. Ahrens' (widow of Charles H. Ahrens). According to land registry records, the Executors of Mrs. Ahrens sold to George Potter in 1906. The descendants of Potter sold to James K Sims and Albert W. Boos "as Trustees" (likely for the church) in 1956. The legal description of the property refers to Instrument No. 917350, when the property was sold by Marathon Realty Co. in 1987. At this time, the property was valued at $550,000.00. The CCNHCD study identifies that the existing building located at 18 Weber Street West (adjacent to the subject lands) was constructed for Herbert J. Bowman in 1896 (on Parcel 4 of Ahrens survey). ' Also spelled "Aherns" November 2027 MHBC 124 Page 29 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener This property is noted as being vacant on the 1879 map (See Figure 6). The existing building located at 28 Weber Street West (adjacent property to the west of the subject lands) was constructed in the 1870s for John Moffatt (Parcel 6, Ahrens Survey). This building is clearly visible on the map below, west of Parcel 5. The CCNHCD Study identifies that the Zion Evangelical Church was not constructed until 1893. ;ia 14�1 44 Z4/ A— SO.s, 'NO -A Figure 6: Detail of the 1879 Bird's Eye View map of Berlin. Approximate location of subject lands denoted in red. (Source: Kitchener Public Library) The 1955 aerial photograph does not clearly depict the features of Weber Street West, or the subject property. The north side of Weber Street appears to include buildings and mature trees in the context of the subject lands, suggesting that it was not yet used for surface parking. November2027 MHBC 125 Page 30 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener Figure 7: Excerpt of the 1955 aerial photograph of Kitchener, Ontario. Approximate location of subject lands denoted in red. (Source: University of Waterloo) The aerial photograph shown in Figure 8 indicates that by 1997 the property was used for surface parking and all buildings had been demolished. The Civic Centre Neighbourhood was designated in 2007 and all properties within the boundary of the HCD were designated under Part V of the Ontario Heritage Act. November2027 MHBC 126 Page 31 of 224 Heritage impact Assessment, 22 Weber Street West, City of Kitchener lyy� d A 4 Figure 8: Excerpt of the 1997 aerial photograph of Kitchener, Ontario. Approximate location of subject lands denoted in red. (Source: City of Kitchener Interactive Map) November2021 MHBC 127 Page 32 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener 4.O DETAILED DESCRIPTION OF POTENTIAL CULTURAL HERITAGE RESOURCES 4.1 DESCRIPTION OF LANDSCAPE AND SURROUNDING CONTEXT The Civic Centre Neighbourhood Heritage Conservation District Plan states that the Civic Centre Neighbourhood is characterized by mature trees along boulevards and linear streets with consistent building setbacks. Laneways are found throughout the District, which reflect the historic pattern of movement. Yards are well maintained and often display plantings, trees, fences, and hedges. Public parks are dotted throughout the CCNHCD, including Hibner Park and Civic Centre Park, both of which are located west of the subject lands (CCNHCD Plan, 2007). The District contains a range of architectural styles, reflecting the development of the area beginning in the mid. 19th century. The neighbourhood includes buildings in the vernacular style of architecture, reflecting local influences and materials. Overall, the landscape and setting contribute to tell the story of Kitchener's growth at the turn of the 19th century and the development of local industry (CCNHCD Plan, 2007). The CCNHCD Study and Plan recognize that the District is made-up of different areas which have unique character. These areas are located at the perimeter of the District and are intended to incorporate higher density developments along Victoria Street and Weber Street, for example. The following (Section 4.2) provides a description of the character of Weber Street. November2027 MHBC 128 Page 33 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener 4.2 DESCRIPTION OF THE WEBER STREET STREETSCAPE The existing built form of Weber Street West (within the CCNHCD boundary) is a result of its evolution over time. Weber Street West includes 19th century residential buildings as well as 20th century developments. The 19th century buildings were formerly surrounded by landscaped open space, which has, in some cases, been converted to large areas of surface parking. Weber Street has been widened and as a result, does not reflect the same intimate streetscape as that of the residential streets at the interior of the district. The addition of 20th century buildings having a range of uses including residential, institutional and commercial transformed this area from primarily residential to that of mixed-use. As a result, the existing built form of Weber Street West includes a range of architectural styles, scale/heights, and setbacks and there is no consistent built form. The late 19th and early 20th century buildings (i.e. adjacent churches and residential buildings at 18 Weber Street West and 28 Weber Street West) are constructed of masonry in a range of colours. These buildings share a commonality in terms of materials and continue to support the overall varied nature of the streetscape in terms of its built form. The south side of Weber Street West is designated as part of Downtown Kitchener and as a result, includes higher density contemporary developments than that of the north side, which includes a range of low to medium density buildings. Figure 9 —View of Weber Street West, looking east from Ontario Street North (Source: MHBC, 2020) November2027 MHBC 129 Page 34 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener Figure 10 —View of Weber Street West, looking west near intersection of Weber Street West and Ontario Street North (Source: MHBC, 2020) The CCNHCD HCD Study acknowledges that the context of Weber Street is distinctly different than that of any other area. Section 4.6 of the Study provides the following description of Weber Street, CCNHCD Study, Section 4.6, Streets and Lanes, Weber Street, particularly in proximity to Victoria Street, contains many .buildings of the same character as Victoria Street. Trac is not as fast paced on Weber Street, and is not as hea vy as on Victoria. There are also no boulevards on Weber Street, and the street is noticeably devoid ofstreet trees Although the absence of trees and grassed boule yards sets the street apart from the interior of the district, both Weber and Water Streets differ from Victoria in terms of scale and intimacy. The vast expanse ofpa vement on VIctona Street creates a hostile en vironment for pedestrians, whereas Water and Weber Streets maintain a more pedestrian scale. The remainder of the streets in the study area often ha ve an intimate, residential feeling to them. Many of them are tree -lined, and ha ve a distinctively picturesque quality about them. An absence ofstreet trees is perhaps most noticeable along the northern portion of Queen Street, as well as on Water and College Streets Section 3.3.5.2 of the CCNHCD Plan also describes the Weber Street Area as including heritage buildings which are generally larger than the rest of the District. The HCD Plan also recognizes that the streetscape includes two churches, small scale apartments (3-4 storeys), and a number of other larger residences that have been converted to multiple residential units or office/commercial uses. November2027 MHBC 130 Page 35 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener Figure 11 — View of Weber Street West looking west from Ontario Street North (west of the subject property) (Source: MHBC, 2020) While the CCNHCD Study identifies that Weber Street is distinctly different than that of the interior of the District, Section 7.1 provides the reasons for which Weber Street was included in the boundary. This includes a) the presence of a number of "well-preserved, finely detailed buildings", and b) that nearly half of the oldest buildings in the neighbourhood (constructed priorto 1879) are located on Weber Street. 4.3 DESCRIPTION OF 22 WEBER STREET WEST The subject property located at 22 Weber Street West is currently used for surface parking and does not include any built features. Section 2.4 of the CCNHCD Plan does not identify that the subject lands includes any cultural heritage resources or features which are part of the architecture, streetscape, or historical associations of the overall District. November2027 MHBC 131 Page 36 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener rim" Figure 12: Three -Dimensional Aerial Photo noting the location of the subject property in red (Source: Google Maps, accessed 2020) November2027 MHBC 132 Page 37 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener Figure 13 — View of subject property looking north-west from the north side of Weber Street West (Source: MHBC, 2020) November2027 MHBC 133 Page 38 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener Figure 14 — View of subject property looking north-west from the south side of Weber Street West. Location of subject property noted with red arrow. (Source: MHBC, 2020) Figure 15 —View of subject property at 22 Weber Street West looking north-eastfrom south side of Weber Street West. Location of subject property noted with red arrow. (Source: MHBC, 2020) November2027 MHBC 134 Page 39 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener 4.4 DESCRIPTION OF ADJACENT LANDS As noted in Section 1.2.2 of this report, the following properties are located adjacent (contiguous) to the proposed development: • 35 Roy Street; • 31 Roy Street; • 27 Roy Street; • 23 Roy Street; • 32 Weber Street West; • 18 Weber Street West (2 1/2 storey vernacular, constructed 1896 by H. J. Bowman); and • 28 Weber Street West (built 1877 by John Moffat). 4.4.1 Weber Street West As noted previously in this report, the built form of Weber Street West streetscape varies in terms of architectural styles, materials, and setbacks. Address Descriation Photoaraah i ne property at .z vveoer street vvest shares a portion of its east property line with the subject property. The property at 32 Weber Street includes the former Zion United Church. This building is noted in the CCNHCD Plan as a Gothic church constructed in 1893 (Group „B°). November2027 MHBC 135 Page 40 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener 28 Weber The property at 28 Weber Street West Street West shares its entire east property line with the subject property. The CCNHCD Plan identifies this as a 2 1/2 storey 2nd Empire oil Building constructed in 1877 by John Moffat (Group "B").. ■ 4.4.2 Roy Street Roy Street is divided into a north and south side. The north side of the street is designated low density residential, and the south side of the street is designated Residential Office Conversion. The residential office conversion at the south side of the street serves as a buffer between the High Density Commercial Residential designation and the Low Density residential designation. The built form of Roy Street is much more consistent than that of Weber Street West, having a narrow street, consistent heights, styles, setbacks, materials, and mature trees along the boulevard. November2027 MHBC 136 Page 41 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener Address Description Photograph I f le SUULIl-edSL LUrner UI L11(2 PIUP(2[Ly dL 3D Roy Street is located adjacent to the subject property. The property at 35 Roy Street is noted in the CCNHCD Plan as a 2 1/2 storey vernacular building constructed c. 1900 (Group "B"). 31 Roy The rear property line at 31 Roy Street is Street contiguous with the subject property. The CCNHCD Plan identifies the building as a 2 1/2 storey Queen Anne dwelling constructed c. 1895 (Group "A"). 27 Roy The rear property line at 27 Roy Street is Street contiguous with the subject property. The CCNHCD Plan identifies the building as a 2 storey Vernacular dwelling constructed c. 1895 (Group "B"). M, November2027 MHBC 137 Page 42 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener 23 Roy The south-west corner of the property at Street 23 Roy Street is located adjacent to the subject property. The property at 23 Roy Street is noted in the CCNHCD Plan as a 2 1/2 storey Queen Anne building constructed c. 1896 (Group „B°). November 2027 MHBC 138 Page 43 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener S .O DESCRIPTION OF PROPOSED DEVELOPMENT The proposed development of the subject property can be described as the construction of a new nineteen (19) storey multiple residential building having 162 total units with a Floor Space Ratio (FSR) of 7.79. The proposed development includes 24 parking spaces at grade and is a total of 58.6 metres in height. Narrow laneways on either side of the building provide access to parking towards the rear of the lot. The proposed design is contemporary and includes a range of materials including masonry and glazing with neutral tones. The design includes various sizes of rectangular and square shaped windows and balconies in with a consistent rhythm. The building proposes a shallow front yard setback, with a generous rear yard setback of at least 15.0 metres. The proposed development requires variances to allow for a FSR of 7.79 whereas 4.0 is permitted. November2027 MHBC 139 Page 44 of 224 Heritage Impact Assessment, 22 Weber Street West, City ofKitchsene,° f 24 PARKING SPAC TOTAL I STIXiH3E HOCK` , INCL.6ICYCIE BTOZti_ I I I I I :I; I BF f� — „ EX 2 STOREY BRICK BUILDING I`. -Ell ­ prep an _C 1 I T= = rL — l I I { .;..., ..:...:. E i _I — E II E m E ii i I — ii i I r. _ Figure 16 — Proposed Site Plan. (Source: +VH Architects, The Ventin Group Ltd., 2021) November2027 MHBC 140 Page 45 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener Y 1 e � v Figure 17 — Rendering of proposed development looking north towards front elevation (Source: +VH Architects, The Ventin Group Ltd., 2021) 'U Figure 18 —Detail of proposed front elevation (Source: +VH Architects, The Ventin Group Ltd., 2020) November2027 MHBC 141 Page 46 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener 6.O IMPACT ANALYSIS 6.1 INTRODUCTION The following provides a list of potential sources of adverse impacts to cultural heritage resources which are identified in the Ontario Heritage Tool kit: • Destruction: of any, or part of any significantheritage attributesor features; • Alteration: that is not sympathetic, or is incompatible, with the historic fabric and appearance: • Shadows: created that alter the appearance of a heritage attribute or change the viability of a natural feature or plantings, such as a garden; • Isolation: of a het-tageattributefrom its surrounding environment, context or a significant relationship; • Direct or Indirect Obstruction: of significant views or vistas within, from, or of built and natural features; • A change in land use: such as rezoning a battlefield from open space to residential use, allowing new development or site alteration to fill in the formerly open spaces; • Land disturbances: such as a change in grade that alters soils, and drainage patterns that adversely affect an archaeological resource. The following sub -sections of this report provide an analysis of the impacts which may occur as a result of a proposed development. The following impact analysis is organized into two main sections. This includes a) whether or not the proposed development is in conformity with the policies of the HCD Plan regarding new development in the Weber Street area, and b) potential impacts on adjacent properties as per the list of potential sources of impacts outlined by the MHSTCI Ontario Heritage Toolkit (provided above). 6.2 CCNHCD PLAN POLICY INTRODUCTION The CCNHCD Plan provides policies intended to guide change within the heritage conservation district. These policies include those which conserve cultural heritage resources, and those which guide compatible new development. The CCNHCD Plan provides policies specific to the Weber November2027 MHBC 142 Page 47 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener Street Corridor, which is recognized as being designated High Density Commercial Residential and different than the balance of the district. The CCNHCD Plan provides guidelines for new development along Weber Street. The following provides an analysis of impacts as a result of the proposed new 19 storey building and addresses the policies provided in the CCNHCD Plan. 6.3 IMPACT ANALYSIS: 22 WEBER STREET WEST The following analysis of impacts addresses Policies provided in the Civic Centre Neighbourhood Heritage Conservation District Plan. This includes Sections 3.3.1 regarding development pattern and land use, Section 3.3.5.2 regarding policies specific to the Weber Street Area as well as Section 6.9.4 which provides specific design guidelines for new development. The following sub -sections have been organized into a) general policies of the CCNHCD Plan that apply to all development, and b) policies that apply to development in the Weber Street Area. 6.3.1 CCNHCD Plan Policies that Apply to all Development Section 3.3 of the CCNHCD Plan provides policies for conservation and change management. This includes (but is not limited to) policies related to the construction of new buildings and demolition of existing buildings. Section 3.3.1 of the CCNHCD Plan provides a response to the following policies regarding development pattern and land use. 3.3.1 Development Pattern and Land Use The vast majority of the Civic Centre Neighbourhood was originally developed as single family residential. Despite the fact that pockets of it have since been redeveloped for high-density apartment buildings, or converted to office or commercial uses, it remains a neighborhood of primarily original detached housing, 2 to 2-1/2 storeys in height on lots of sufficiently generous size that parking and driveways are generally to the side of dwellings. Setbacks of original heritage buildings are relatively uniform at the individual street level, as are building height and scale. To maintain the general consistency of the land uses and development pattern in the District, the following policies are proposed. Policies: (a) Maintain the residential amenity and human scale of the Civic Centre Neighbourhood by ensuring that the low density residential land use character remains dominant; November2027 MHBC 143 Page 48 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener The areas of the CCNHCD which are identified as being characterized as low density residential at the interior of the District will remain unchanged. The proposed development is located at the perimeter of the District. (b) New land uses in the interior of the neighbourhood that are out of keeping with the general residential character of the District, or would have a negative impact on it, are discouraged; This policy does not apply to the proposed development as the subject property is not located in the interior of the District. (c) Higher intensity uses or redevelopment opportunities should be focused at the perimeter, or outside of, the District primarily in appropriate locations in the Victoria Street Mixed Use Corridor or Weber Street; The proposed development is located at the perimeter of the District, along Weber Street which is recognized as an area designated as High Density Commercial Residential in the HCD Plan. The proposed development is therefore consistent with this policy of the CCHNCD Plan regarding development pattern and land use. (d) Where new uses or intensification is proposed, adaptive reuse of the existing heritage building stock should be considered wherever feasible; This policy does not apply as the subject property is currently surface parking and does not include any existing heritage buildings which could be considered for adaptive re -use. (e) For all areas designated as Low Rise Residential Preservation, Low Rise Multiple Residential and Low Density Multiple Residential, severances which would create new lots are strongly discouraged, unless the resulting properties are of similar size and depth to existing adjacent lots; This policy does not apply to the proposed development as it is not located in an area designated low rise residential and does not require a severance. (f) Where original detached residential buildings are lost due to unfortunate circumstances such as severe structural instability, fire or other reasons, the setback of replacement buildings should be the same as or close to the same as the original building; November2027 MHBC 144 Page 49 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener The building previously located on the subject property was demolished prior to 1997 and its setbacks are unknown. However, the proposed 0.8 metre front yard setback of the new building is compatible with the setbacks of existing buildings located adjacent (i.e. at 18 Weber Street West and 28 Weber Street West) and is consistent with the varied setbacks which are established as part of the streetscape along the north side of Weber Street West. As noted previously in this report, the setbacks along Weber Street West vary greatly and there is no consistent setback along the street. (g) Parking for new or replacement dwellings is to be located in driveways at the side of the dwelling or in garages at the rear of the main building whenever possible. New attached garages extending beyond the front of the dwelling are discouraged; The proposed new building includes access to parking provided at the rear via laneways at the side of the building. Parking areas do not extend beyond the front of the building. (h) Existing laneways are to be maintained to provide access to properties and to retain the historical development pattern of the neighborhood. This policy does not apply as the subject property does not include any existing laneways which are important to the historical development pattern of the neighbourhood. 6.3.2 Weber Street Area Specific Policies The CCNHCD Plan provides policies regarding site specific areas for the entirety of Weber Street West within the CCNHCD boundary. The following provides a review of how the proposed development is in conformity with the policies of the CCNHCD for the Weber Street area. 3.3.5.2 Weber Street Area Weber Street contains nearly half of the oldest buildings in the Civic Centre Neighbourhood, making it one of the most important streets in the District from an architectural and historic perspective. The size and scale of heritage buildings on Weber Street is generally larger than the rest of the District, and includes two churches, small scale apartments (3 - 4 storeys) and a number of other larger residences that have been converted to multiple residential units or office%ommercial uses. The Municipal Plan designates most of the street as High Density November2027 MHBC 145 Page 50 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener Commercial Residential, with the designation extending slightly in some areas. The following policies are to apply to the whole of Weber Street within the District as well as to those sections of the High Density Commercial Residential designation that extend into the District on College and Young Streets. Policies: (a) The protection and retention of existing heritage buildings and their architectural features is strongly encouraged. This policy does not apply as the subject property is surface parking and does not include any heritage buildings or features. (b) Maintain residential streetscape character through the use of appropriate built form, materials, roof pitches, architectural design and details particularly at the interface between Weber Street and the interior of the neighbourhood; The north side of Weber Street West is characterised by uses ranging from residential, institutional, and mixed-use. It includes two large places of worship and their associated surface parking lots and purpose-built multiple residential buildings. Remaining single detached dwellings have been converted to multiple residential dwellings or non-residential uses. As a result, the character and builtform of the Weber Street area is different than the rest of the District. The use of the proposed building as a multiple residential building is consistent with the other uses on the street. The building setback from the street, the location of parking at the rear, and the building materials are consistent with the existing character, albeit at nineteen stories the building is taller than the others in the Weber Street area. (c) Adaptive reuse of existing buildings should be given priority over redevelopment. Flexibility in Municipal Plan policies and zoning regulations is encouraged where necessary to accommodate appropriate adaptive reuse options. This policy does not apply to the redevelopment of the subject property as there is no existing heritage building located on-site which could be considered for adaptive re -use. (d) Where redevelopment is proposed on vacant or underutilized sites, new development shall be sensitive to and compatible with adjacent heritage resources on the street with respect to height, massing, built form and materials. November2027 MHBC 146 Page 51 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener Figure 19 — View of higher density development and contemporary buildings located south-east of the subject property near the intersection of Queen Street and Weber Street(Source: MHBC, 2019) The Heritage Conservation District Plan considers that tall buildings may be developed within the Weber Street Area, consistent with the Secondary Plan policies and Zoning By-law which identify this area is for high density mixed use. Taller, higher density buildings can be "compatible" with lower density developments. Compatible is not intended to mean "same as", but whether or not a taller building can co -exist with lower density developments without adverse impacts. Whether or not a new development is compatible or not is determined by the policies provided in the CCNHCD Plan. The proposed new building which is 19 storeys is of a higher density than the adjacent cultural heritage resources at 18 Weber Street West and 28 Weber Street West. The CCNHCD Plan recognizes that the character of Weber Street is different than that of the interior of the District and includes higher density developments. Further, that "...infill development fronting on Weber could potentially be compatible even if taller than 4-5 storeys." (Section 4.2.1 of the CCNHCD Plan). The proposed new building meets the policies of the CCNHCD Plan as it is a) it is located at the perimeter of the District, where higher density developments are anticipated b) is consistent with the 45 degree angular plane policy and does not result in impacts related to shadowing on rear yards. Further analysis regarding the angular plane analysis and shadows is provided in the following sections of this report. November2027 MHBC 147 Page 52 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener (e) Any buildings proposed over 5 storeys in height may be required to undertake shadow studies where they abut existing residential uses, to demonstrate that they will not unreasonably impact on access to sunlight in rear yard amenity areas. The shadow study provided in Appendix C of this report demonstrates that shadows will be cast onto abutting lands to the north. The shadows during the spring and summer are primarily cast on the adjacent Office Residential lands on the south side of Roy Street, with minimal shadows extending to the front yards of the low rise residential areas of the District during the Spring to Fall seasons. More extensive shadows will be cast during the winter season when the sun is low in the sky. Given that the tower is narrow, the shadowing on front yards on the north side of Roy Street does not last for more than a few hours. The heritage attributes are not negatively impacted and shadows do not unreasonably impact on access to sunlight in rear yard amenity areas of the residential designated lands. (f) Design guidelines provided in Section 6.9.2 of this Plan will be used to review and evaluate proposals for major alterations, additions or new buildings to ensure that new development is compatible with the adjacent context. The following provides a review of the design guidelines provided in Section 6.9.2 of the CCNHCD Plan as it relates to the proposed development. 6.9 SITE/AREA SPECIFIC DESIGN GUIDELINES There are several sites, as previously identified in the policies and implementation sections of this report, that have a distinct character and/or some development expectation or potential over the long term. To ensure that future development, should it occur, is compatible with the District, the following guidelines should be considered during the building and site design in these areas. 6.9.4 Weber Street • Any infill development on Weber Street should maintain a strong relationship to the street at the lower levels (2 to 4 storeys) with respect to built form and use. The proposed development includes a large front entrance with glazing and masonry facing Weber Street West. This front entrance has been emphasized at the pedestrian level through the use of a 2 -storey masonry podium (See Figure 17). November2027 MHBC 148 Page 53 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener • Setbacks of new development should be consistent with adjacent buildings. Where significantly different setbacks exist on either side, the new building should be aligned with the building that is most similar to the predominant setback on the street. There is no consistent front yard setback along the north side of Weber Street West. The existing building at 18 Weber Street West is setback approximately 12 metres from the street. The building at 28 Weber Street W is setback approximately 8.6 metres from the street. The proposed new building has a shallow front yard setback, which respects the two varying setbacks of these adjacent buildings and is consistent with the character of Weber Street West. • Building facades at the street level should incorporate architectural detail, similar materials and colours, and consistency with the vertical and horizontal proportions or rhythm of adjacent /nearby buildings on the street to establish a cohesive streetscape. Weber Street West includes a range of materials, colours, and architectural styles indicative of their period of construction. Therefore, there is no consistent or dominant design standard. The two buildings located adjacent to the subject property at 18 Weber Street West and 28 Weber Street West are of the Vernacular and Second Empire architectural styles and are constructed of brick. The proposed building includes neutral shades of masonry, including red brick masonry above the podium which will reflect the adjacent buildings constructed of masonry. • New development shall have entrances oriented to the street. The 2 storey podium and main entrance is oriented south towards Weber Street West. • Size, placement and proportion of window and door openings for new buildings or additions should be generally consistent with those on other buildings along the street. There is no consistent design in terms of placement and proportion of window and door openings along Weber Street West. The design of the new building includes a square and rectangular shaped contemporary windows with a consistent rhythm and is compatible with the streetscape. • Any new buildings taller than 3 to 4 storeys should incorporate some form of height transition or stepbacks to minimize the perception of height and shadow impacts to pedestrians on the November2027 MHBC 149 Page 54 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener street and provide more visual continuity. Stepbacks should be a minimum of 2 metres to provide for useable outdoor terraces for the upper levels. This front entrance has been emphasized at the pedestrian level through the use of a 2 -storey masonry podium. The proposed design is such that the majority of the building mass is pushed towards Weber Street West in order to conform to the 45 degree angular plane policy (see below for further analysis). • Any buildings taller than 5 storeys abutting a residential property to the rear should be constructed within a 45 degree angular plane where feasible, starting from the rear property line, to minimize visual impacts on adjacent property owners. Section 4.2.1 of the CCNHCD Plan regarding Land Use Designations and Zoning identifies that the High Density Commercial Residential designation along Weber Street has the potential to be in conflict with the intent of the HCD Plan in terms of height and density. The rear of the subject lands abut properties that are designated Office Residential Conversion. The subject lands do not abut the Low Rise Residential designated areas that make up the interior of the Heritage District. Section 5.2.3 of the HCD Study as well as the policies of the Secondary Plan identify that the Office Residential Conversion lands are intended to provide a buffer and transition between the higher density uses on Weber Street and the low rise residential areas in the Heritage District. The intent of the angular plane guideline is to ensure that tall buildings don't negatively impact the character of low rise residential properties and jeopardize their continued residential use. The proposed development meets the 45 degree angular plane guideline when measured from the edge of the Low Rise Residential properties on Roy Street (See angular plane analysis provided in Appendix B of this report). CCN HCD Study 5.2.3 Land Use Designations and Zoning The Office -Residential Conversion designation is intended to preserve existing structures and to serve as a transition area between the higher intensity uses along Weber and Queen Street and the Low Rise Residential - Preservation designation. An angular plane analysis measures the angular plane beginning at the north side of Roy Street rather than the south side in order to account for the south side of Roy Street which is designated Office Residential Conversion and is considered a buffer zone between the High Density Commercial Residential Area and the Low Density November2027 MHBC 150 Page 55 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener Residential Areas. The angular plane analysis identifies that the proposed new 19 storey building is within the permitted range of the 45 degree angular plane. • To minimize impacts on properties to the rear of or flanking Weber Street, a rear yard setback of 15 metres should be maintained for new buildings as well as additions where feasible. The proposed new building has a rear yard setback of approximately 15.9 metres. The draft site specific zoning proposes a minimum rearyard of 15 metres consistent with the above recommendation. • Locate loading, garbage and other service elements (HVAC, meters, etc.) away from the front fagade so they do not have a negative visual impact on the street or new building / addition. Loading, garbage, and other services are located away from the front facade towards the rear of the lot. 6.4 IMPACT ANALYSIS: ADJACENT LANDS The following provides an analysis of potential impacts as a result of the proposed development on adjacent lands. This includes the adjacent properties located along Weber Street West and Roy Street. Potential sources of impacts include those listed in Section 7.1 of this report. Policies provided in the CCNHCD Plan regarding the impact of proposed new buildings on adjacent lands were addressed in the previous section of this report (i.e. related to angular plane analyses, shadow studies, etc.). The following analysis of the above -noted policies is divided into two sections regarding adjacent properties located along a) Weber Street West and b) Roy Street. 6.4.1 WEBER STREET WEST The proposed new building will not result in the destruction or alteration of any heritage buildings or features located adjacent, including the buildings located at 18 Street West and 28 Weber Street West. As noted previously in this report, shadows as a result of the proposed new building will not impact any heritage resources located along Weber Street West. The proposed new building will not result in the isolation of any heritage attributes as the subject property is currently vacant and therefore does not include any features which would have a relationship to any adjacent property. The proposed new building includes side yard setbacks at the east and west property lines which November2027 MHBC 151 Page 56 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener provide generous space between the proposed new building and the existing building at 28 Weber Street West. As a result, the proposed side yard setbacks will allow the side elevations of the buildings at 18 Weber Street West and 28 Weber Street west to continue to be visible from the public realm (See Figures 19 & 20). These elevations may be obstructed for a short period of time as one traverse Weber Street West, but will be visible again as one passes the proposed new building in either direction. This is consistent with the character of the street due to varied setbacks and is not anticipated to result in adverse impacts to the character of Weber Street West. Figures 20 & 21 — (left) View of subject property with east elevation of 28 Weber Street West noted in red, (right) View of subject property with west elevation of 18 Weber Street West noted in red, (Source: M H BC, 2020) No adverse impacts are anticipated in terms of changes in land use as it will remain residential while accommodating higher densities permitted by the Municipal Plan and Zoning By-law. There is potential for land disturbances as a result of construction activities at 22 Weber Street West on adjacent heritage buildings on Weber Street West which require mitigation recommendations. 6.4.2 IMPACT ANALYSIS: ROY STREET The proposed new 19 story building will result in shadows cast to the north. As a result, shadows will be cast on the rear yard of properties located at 35 Roy Street, 31 Roy Street, 27 Roy Street and 23 Roy Street mid-day throughout the year. These shadows will not result in adverse impacts to any cultural heritage attributes. The proposed new building will not result in the isolation of any heritage features as the subject property is vacant. Land use will remain residential and will not result in adverse impacts. There is November2027 MHBC 152 Page 57 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener potential for land disturbances as a result of construction activities at 22 Weber Street West on adjacent heritage buildings on Roy Street which require mitigation recommendations. 6.5 SUMMARY OF IMPACT ANALYSIS The following provides a summary of the impact analysis as it relates to a) conformity with the policies of the CCNHCD Plan regarding new development, and development within the Weber Street policy area, and b) impacts to adjacent heritage resources. 6.5.1 Conformity with the Policies of the CCNHCD Plan The impact analysis provided in the previous sections of this report have highlighted thatthe intent of policies provided in the CCNHCD Plan is to provide policies for change management and the conservation of cultural heritage resources. The CCNHCD Plan identifies that there are situations where higher density new developments may be considered. The CCNHCD Plan identifies that higher density developments should be located in specific areas of the District, including Weber Street as it is located at the perimeter and is designated High Density Commercial Residential. Further, the CCNHCD Plan identifies that the character of Weber Street is different than that of the interior of the District and could incorporate new development of higher densities provided that it does not result in the demolition of existing heritage buildings and is complementary in terms of scale, massing, setbacks, design, etc. The analysis provided in Section 6.0 of this report demonstrates that the proposed new 19 storey multi -residential building is consistent with policies in Section 3.3.1 of the CCNHCD Plan regarding development pattern and land use as the site is considered vacant and underutilized. The CCNHCD Plan does not regulate height. Instead, it indicates that new buildings along Weber Street should be sensitive to, and compatible with adjacent heritage resources. The proposed new building which is 19 storeys is compatible with the existing built form of Weber Street West in terms of scale and massing as a) it is located at the perimeter of the District, where higher density developments are anticipated b) it will not result in disrupting any consistent building height, as the Weber Street West streetscape varies considerably and is located within close proximity to higher intensity land uses in the Downtown. The proposed development is also consistent with the specific design guidelines for new buildings provided in Section 6.9.2 of the CCNHCD Plan including the requirement for buildings to comply with a 45 degree angular plane in order to provide a transition between higher density developments along Weber Street West and the low rise residential areas at the interior of the District. 6.5.2 Impacts to Adjacent Heritage Resources The proposed development will not result in impacts to adjacent heritage resources. No heritage resources will be demolished, or altered and will not result in impacts related to shadows, November2027 MHBC 153 Page 58 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener obstruction, or land use. Existing churches located along Weber Street North, including the St. Andrew's Presbyterian Church at 54 Queen Street North and the Zion United Church at 32 Weber Street West will remain prominently visible along the Weber Street West streetscape. There is potential for land disturbances regarding vibration impacts during construction activities which can be avoided by vibration monitoring. Destruction Alteration Shadows Isolation Obstruction Change in Land Use Land Disturbances November 2027 No. No. No. Shadows cast to the north-west are minimal and will not result in adverse impacts No. No. The proposed development will not obstruct the building at 28 Weber Street West, including the east /made. No. Potential for vibration Impacts - mitigation may be required. No. No. No. No. No. Shadows cast to No. Shadows cast to the the north-east are north during mid-day, minimal and will not and will not result in result in adverse adverse impacts. Impacts, No No No. The proposed development will not obstruct the No. The buildings are not building at 18 Weber visible from Weber Street Street West, West including the west No. I No. Potential for vibration impacts - Potential for vibration mitigation maybe impacts -mitigation may required. be required. MHBC 154 Page 59 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener 7.O MITIGATION AND CONSERVATION RECOMMENDATIONS 7.1 ALTERNATIVE DEVELOPMENT OPTIONS The following sub -sections of this report provide recommendations regarding alternative development approaches as it relates to the proposed development. 7.1.1 'Do Nothing' Alternative The do nothing alternative would result in no development on the lands. This would have no impact on heritage resources as the property is vacant. It is important to note that Section 7.4.4 of the CCNHCD Plan identifies that paved parking areas have the potential to detract from the character of the District. The image provided in Section 7.4.4 which demonstrates this specifically uses the existing parking area at 22 Weber Street West as an example. The Plan identifies that areas such as this should be screened from view with landscaping (low hedges or fencing) and that permeable types of paving are preferred in order to minimize impacts to the streetscape. Therefore, the'do nothing' approach would result in a site which has been identified in the CCNHCD Plan as having potential for improvement in order to meet the policies and guidelines regarding vehicle parking. 7.1.2 Redevelop Site with Decreased Height and Density This alternative would result in a new multiple -residential building with fewer storeys and less height. This alternative would conform to the existing 4.0 FSR. This alternative would not result in less impact to heritage resources since a 19 storey building complies with policies of the Heritage Conservation District regarding height — i.e. the 45 degree angular plane. If the lower height was November2027 MHBC 155 Page 60 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener accommodated by constructing a wider building, there may be increased impact due to reduction in the rear yard setback. 7.1.3 Redevelop Site with Increased Density This alternative would result in constructing a new multiple -residential building with increased height. A building constructed in excess of 19 storeys would not comply with the45 degree angular plane guideline. 7.1.4 Redevelop Site with Alternative Designs & Materials This option includes the construction of an alternative design of a building while achieving the same FSR. This option would require a larger lot and the acquisition of adjacent properties, such as those located at 18 Weber Street West and 28 Weber Street West. The demolition of these two buildings to allow for a larger building footprint would decrease the building height and FSR while maximizing density.This option would result in significant adverse impacts as the buildings located at 28 Weber Street West and 18 Weber Street West are identified as important cultural heritage resources in the CCNHCD Plan. 7.2 MITIGATION RECOMMENDATIONS Mitigation recommendations as it relates to identified impacts are limited to potentia/ land disturbances as a result of construction activities. These potential impacts to adjacent buildings can be avoided through vibration monitoring. It is recommended that the proposed development include an inspection of the adjacent properties located at 18 Weber Street West and 28 Weber Street West prior and post construction activities. November2027 MHBC 156 Page 61 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener 8.O CONCLUSIONS & RECOMMENDATIONS The proposed development includes the construction of a 19 storey multiple residential building on a lot currently used as surface parking. The proposed new building does not include the demolition or alteration of any cultural heritage resources located on-site or adjacent. As the proposed new building is located within the Civic Centre Neighbourhood Heritage Conservation District and is designated under Part V of the Ontario Heritage Act, any new development is subject to the policies of the CCNHCD Plan. The CCNHCD Plan recognizes that Weber Street is different from the interior of the district and sets forth policies for new development which are specific to this area. The Plan recognizes that Weber Street West is designated High Density Commercial Residential and that higher density developments can be considered provided that it does not result in the demolition of significant cultural heritage resources is and is compatible with the character of the streetscape. This Heritage Impact Assessment has demonstrated that Weber Street West is characterized by a range of architectural styles, materials, colours, setbacks, and buildings of a higher scale than that of the interior of the district. The proposed new 19 storey residential building is taller than adjacent buildings, but maximises density while respecting adjacent cultural heritage resources. The proposed new building is contemporary in style and includes materials such as neutral toned masonry. The building includes a 2 story main entrance/podium which emphasizes the pedestrian scale. The contemporary design includes a symmetrical arrangement of square and rectangular shaped windows in a regularly established rhythm which will not detractfrom the buildings located adjacent at 18 Weber Street West and 28 Weber Street West. The proposed development will not result in any adverse impacts related to obstruction, isolation, change in land use, or shadows. The proposed development is considered a neutral impact to adjacent heritage resources within the Civic Centre Neighbourhood Heritage Conservation District (CCNHCD) located along Weber Street West and Roy Street. November2027 MHBC 157 Page 62 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener There is potential for impacts to adjacent buildings as a result of construction activities. Mitigation recommendations for the proposed development are limited to monitoring vibration impacts during construction. Respectfully submitted, Dan Currie, MA, MCIP, RPP, CAHP MHBC, Partner November 2027 Vanessa Hicks, MA, CAHP MHBC, Heritage Planner MHBC 158 Page 63 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener 9.O WORKS CONSULTED Blume nson, John. Ontario Architecture: A Guide to Styles and Building Terms 7874 to the Present. Fitzhenry and Whiteside, 1990. City of Kitchener. Civic Centre Neighbourhood Heritage Conservation District Study, 2006. City of Kitchener. Civic Centre Neighbourhood Heritage Conservation District Plan, 2007. Eby, Ezra. A Biographical History of Early Settlers and their Descendants in Waterloo Township. Kitchener, ON: Eldon D. Weber, 1971. English, John and Kenneth McLaughlin. Kitchener -An Illustrated History. Robin Brass Studio, 1996. Government of Canada. Parks Canada. Standards and Guidelines for the Conservation ofHistoric Places in Canada. 2010. Hayes, Geoffrey. Waterloo County.. -An AlustratedHistory. Waterloo Historical Society, 1997. Heritage Resources Centre. Ontario Architectural Style Guide. University of Waterloo, 2009. Mills, Rych. Kitchener(Serlin) 7880-7960. Arcadia Publishing, 2002. Ministry of Tourism, Culture and Sport. In/b5heet#5 Heritage lmpactAssessments and Conservation Plans, 2006 Moyer, Bill. Kitchener- Yesterday Revisited, AnlllustratedHistory. Windsor Publications (Canada) Ltd., 1979. n/a. Busy Berlin, Jubilee Souvenir. 1897. Ontario Ministry of Culture. Ontario Heritage Tool Kit.- Heritage Resources in the Land Use Planning Process, InfoSheet#z, Cultural Heritage Landscapes. Queens Printer for Ontario, 2006. Uttley, W.V. (Ben), A HistoryofKitchener, Ontario. The Chronicle Press: Kitchener, 1937. W. V. Uttley and Gerald Noonan. A HistoryofKitchener., Wilfrid Laurier University Press, 1975. November2027 MHBC 159 Page 64 of 224 Heritage Impact Assessment, 22 Weber Street West, City of Kitchener APPENDIX A LOCATION MAP November2021 MHBC 160 Page 65 of 224 s Location Plan LEGEND 22 Weber Street West, Subject Lands Kitchener, Ontario s s DATE: February 27,2019 SCALE 1 :5,000 c FILE: 1961A DRN: LHB K\1961A-22 WEBER ST\REPORT\LOCATION PLAN FEBRUARY 27 2019 DWG Heritage Impact Assessment, 22 Weber Street West, City of Kitchener APPENDIX 13- ANGULAR PLANE ANALYSIS November2021 MHBC 161 Page 67 of 224 6.5 3NIl AiN3dONd N G O n N O J OG OG a ri N N b 3NIl � Al2i3d02ld N O N U � Q o z co = W �2 U W J N LL CO w 2� Z �o co OE w w Z m w w 2 2: U N ~ C-4 Y Heritage Impact Assessment, 22 Weber Street West, City of Kitchener APPENDIXC- SHADOW STUDY November2021 MHBC 162 Page 69 of 224 :It ,: tAW f/.19 _.R N W C' W Q W H -4 N N Ch Ev N N Q d H � � I � 3 o cn -0 m r N cl� O 0 Z y W m V r> in w w0 wH 3: cn ti N N cn 3 O t cn Heritage Impact Assessment, 22 Weber Street West, City of Kitchener APPENDIX D- SITE PLAN &RENDERINGS November2027 MHBC 163 Page 74 of 224 � D o LLJ 0 s Uz sg Q m Q Qi O � O F F- w a a U)a c7 F 0 E z o a= 0 U) z a O CD CJ N0 O w ° o d O O a= N LU II O II co I- r O N Q (n (� O 1 ((O (O L(7 (O a F a (� 0 = N Y w Q II LU a Z m z a E (D ZQ rn w Q Q Q w u p p LU rn N �� v= a Q 00 a m a a w a �o 5: _ U a II w F w U) N O p 0� a a O p p � O a oN�_ o a (� w z a LL F w = z a v O p a z a F z U m a a Y a o �-i D M O Q aw a Q a a w > w Q a> a O Q cn U a N cn X O F O O Q J a s a' > w (D F 0 a F a N Z `° (O co L 0 d (a.D O - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - w •z b -m o a ww ww — n = hdM3Alaa i,dHdsd o� Q „ ------------------- ---------- ------------ 0 s9ts --- — om - X11 . ffi _-- LL , e013 a N . W w - --- --------- -- --- -- - ----_ o - x i d ��i �, ease aaz�sp �e - waszas � ..a asN Lu w N W 0 m N Y X CJ W LU 07 : \ o6 LU \) � � LEI � BALC � u � < ~ . E \ 2 LL § \ :::> 0099 0099 0099 0009 CL S o § q„ LL E k § m / LO < \ \ © Eof 0 0 CL £ o \� Heritage Impact Assessment, 22 Weber Street West, City of Kitchener APPENDIX E CURRICULUM VITAE November2021 MHBC 164 Page 77 of 224 EDUCATION 2oo6 Masters of Arts (Planning) University of Waterloo 1.998 Bachelor of Environmental Studies University of Waterloo 1.998 Bachelor of Arts (Art History) University of Saskatchewan CONTACT 54o Bingemans Centre Drive, Suite 200 Kitchener, ON N2B 3X9 T 519 576 3650 X 744 F 519 576 0121 dcurrie@mhbcplan.com www.mhbcplan.com CURRICULUMVITAE Dan Currie, MA, MCIP, RPP, CAHP Dan Currie, a Partner and Managing Director of MHBC's Cultural Heritage Division, joined MHBC Planning in 2oo9, after having worked in various positions in the public sector since 1.997. Dan provides a variety of planning services for public and private sector clients including a wide range of cultural heritage policy and planning work including strategic planning, heritage policy, heritage conservation district studies and plans, heritage master plans, cultural heritage evaluations, heritage impact assessments and cultural heritage landscape studies. PROFESSIONAL ASSOCIATIONS Full Member, Canadian Institute of Planners Full Member, Ontario Professional Planners Institute Professional Member, Canadian Association of Heritage Professionals SELECTED PROJECT EXPERIENCE Heritage Conservation District Studies and Plans Alton Heritage Conservation District Study, Caledon (underway) Port Stanley Heritage Conservation District Plan (underway) Port Credit Heritage Conservation District Plan, Mississauga Town of Cobourg Heritage Conservation District Plan updates Rondeau Heritage Conservation District Study & Plan, Chatham Kent, Barriefield Heritage Conservation District Plan Update, Kingston Victoria Square Heritage Conservation District Study, Markham Bala Heritage Conservation District Study and Plan, Township of Muskoka Lakes Downtown Meaford Heritage Conservation District Study and Plan Brooklyn and College Hill Heritage Conservation District Plan, Guelph Garden District Heritage Conservation District Study and Plan, Toronto Heritage Master Plans and Management Plans City of Guelph Cultural Heritage Action Plan Town of Cobourg Heritage Master Plan Burlington Heights Heritage Lands Management Plan City of London Western Counties Cultural Heritage Plan Cultural Heritage Evaluations MacDonald Mowatt House, University of Toronto Page 78 of 224 CONTACT 54o Bingemans Centre Drive, Suite 200 Kitchener, ON N2B 3X9 T 519 576 3650 X 744 F 519 576 0121 dcurrie@mhbcplan.com www.mhbcplan.com CURRICULUMVITAE Dan Currie, MA, MCIP, RPP, CAHP City of Kitchener Heritage Property Inventory Update Niagara Parks Commission Queen Victoria Park Cultural Heritage Evaluation Designation of Main Street Presbyterian Church, Town of Erin Designation of St Johns Anglican Church, Norwich Cultural Heritage Landscape evaluation, former Burlingham Farmstead, Prince Edward County Heritage Impact Assessments Heritage Impact Assessment for Pier 8, Hamilton Homer Watson House Heritage Impact Assessment, Kitchener Expansion of Schneider Haus National Historic Site, Kitchener Redevelopment of former industrial facility, 57 Lakeport Road, Port Dalhousie Redevelopment of former amusement park, Boblo Island Redevelopment of historic Waterloo Post Office Redevelopment of former Brick Brewery, Waterloo Redevelopment of former American Standard factory, Cambridge Redevelopment of former Goldie and McCullough factory, Cambridge Mount Pleasant Islamic Centre, Brampton Demolition of former farmhouse at 1.0536 McCowan Road, Markham Heritage Assessments for Infrastructure Projects and Environmental Assessments Heritage Assessment of 1.o Bridges within Rockcliffe Special Policy Area, Toronto Blenheim Road Realignment Collector Road EA, Cambridge Badley Bridge EA, Elora Black Bridge Road EA, Cambridge Heritage and Cultural Heritage Landscape Assessment of Twenty Mile Creek Arch Bridge, Town of Lincoln Heritage Evaluation of Deer River, Girven, Burnt Dam and Macintosh Bridges, Peterborough County Conservation Plans Black Bridge Strategic Conservation Plan, Cambridge Conservation Plan for Log house, Beurgetz Ave, Kitchener Conservation and Construction Protection Plan - 54 Margaret Avenue, Kitchener Page 79 of 224 CONTACT 54o Bingemans Centre Drive, Suite 200 Kitchener, ON N2B 3X9 T 519 576 3650 X 744 F 519 576 0121 dcurrie@mhbcplan.com www.mhbcplan.com CURRICULUMVITAE Dan Currie, MA, MCIP, RPP, CAHP Tribunal Hearings: Local Planning Appeal Tribunal & Conservation Review Board Port Credit Heritage Conservation District (LPAT) Demolition 1.74 St Paul Street (Collingwood Heritage District) (LPAT) Brooklyn and College Hill HCD Plan (LPAT) Rondeau HCD Plan (LPAT) Designation of io8 Moore Street, Bradford (CRB) Redevelopment of property at 64 Grand Ave, Cambridge (LPAT) Youngblood subdivision, Elora (LPAT) Designation of St Johns Church, Norwich (CRB - underway) MASTER PLANS, GROWTH MANAGEMENT STRATEGIES AND POLICY STUDIES Township of West Lincoln East Smithville Secondary Plan Town of Frontenac Islands Marysville Secondary Plan Niagara -on -the -Lake Corridor Design Guidelines Cambridge West Master Environmental Servicing Plan Township of West Lincoln Settlement Area Expansion Analysis Ministry of Infrastructure Review of Performance Indicators for the Growth Plan Township of Tiny Residential Land Use Study Port Severn Settlement Area Boundary Review City of Cambridge Green Building Policy Township of West Lincoln Intensification Study & Employment Land Strategy Ministry of the Environment Review of the D -Series Land Use Guidelines Meadowlands Conservation Area Management Plan City of Cambridge Trails Master Plan City of Kawartha Lakes Growth Management Strategy DEVELOPMENT PLANNING Provide consulting services and prepare planning applications for private sector clients for: • Draft plans of subdivision • Consent • Official Plan Amendment • Zoning By-law Amendment • Minor Variance • Site Plan Page 80 of 224 CURRICULUMVITAE Vanessa Hicks, M.A., C.A.H.P. Associate EDUCATION Vanessa Hicks is a Senior Heritage Planner and Associate with MHBC. Vanessa and joined the firm after having gained experience as a Manager of Heritage 2016 Planning in the public realm where she was responsible for working with Master of Arts in Planning, Heritage Advisory Committees in managing heritage resources, Heritage specializing in Heritage Conservation Districts, designations, special events and heritage projects. Planning Vanessa is a full member of the Canadian Association of Heritage Professionals University of Waterloo, (CAHP) and graduated from the University of Waterloo with a Masters Degree School of Planning in Planning, specializing in heritage planning and conservation. Vanessa 2010 provides a variety of research and report writing services for public and private Bachelor of Arts (Honours) sector clients. She has experience in historical research, inventory work, in Historical/Industrial evaluation and analysis on a variety of projects, including Heritage Archaeology Conservation Districts (HCDs), Heritage Impact Assessments (HIAs), Cultural Wilfrid Laurier University Heritage Evaluation Reports (CHERs), Conservation Plans (CPS), Documentation and Salvage Reports, and Commemoration Projects (i.e. plaques). CREDENTIALS PROFESSIONAL EXPERIENCE Canadian Association of Heritage Professionals (full June 2016 - Cultural Heritage Specialist/ Heritage Planner member) Present MacNaughton Hermsen Britton Clarkson Planning Ltd. CONTACT 540 Bingemans Centre Drive, Suite 200 Kitchener, ON N2B 3X9 T 519 576 3650 x 728 F 519 576 0121 vhicks@mhbcplan.com www.mhbcplan.com 2012- Program Manager, Heritage Planning 2016 Town of Aurora May 2012 - Heritage Planning Assistant October 2012 Town of Grimsby 2007- Archaeologist 2010 Archaeological Research Associates Ltd. 1 Page 81 of 224 200-540 BINGEMANS CENTRE DRIVE KITCHENER / ONTARIO /N2B3X9 / T:519.576.3650 / F:519-576-0121 / WWW.MHBCPLAN.COM MHBC PLANNING URBAN DESIGN & LANDSCAPE ARCHITECTURE From: To: Deleaation (SM) Cc: Subject: [EXTERNAL] Written Comments for 22 Weber Street West Heritage Impact Assessment March 1 meeting Date: February 16, 2022 6:20:57 PM My name is Neil Baarda and with my spouse Elizabeth Thayer we own backs onto the 22 Weber Street West lot. 0 which We are concerned that the proposed development does not meet the 45 degree angular plane requirements where it meets our residential property at the back. Is the Heritage District Plan only applicable to purely residential property or does our dual use (Office/Residential) 1890s low rise not also warrant protection? The intent of the angular plane guideline is to ensure that tall buildings don't negatively impact the character of low rise residential properties and jeopardize their continued residential use. If this precedent setting tall building goes ahead there are several nearby parking lots that would be candidates for similar buildings resulting in the adjacent properties being walled in by tall buildings. How will the neighbourhood property owners entrusted with the care of heritage buildings justify spending the money to maintain them to the level that contributes to the character of the heritage district and encourages continued residential use. Neil Baarda and Elizabeth Thayer Page 83 of 224 From: To: Deleaation (SM) Cc: Subject: [EXTERNAL] 22 Weber Heritage Kitchener Meeting Mar 1 Date: February 16, 2022 1:38:30 PM Hello I understand that my input below can be sent to Heritage Kitchener representatives when the agenda for their Mar 1 meeting is circulated. I would appreciate the opportunity to speak at the meeting, if it seems I have something constructive to contribute to the discussion. Thanks for your assistance Roy Cameron Dear Members of Heritage Kitchener I ask that the project proposed for 22 Weber St W meet existing stipulations for developing this property so as to preserve the Civic Centre District as an intact designated heritage neighbourhood for the benefit of future residents of this city. I agree wholeheartedly with the corporate Editorial in the Record on February 4, 2022 that "Waterloo Region's new buildings should fit in with the old." I believe that this is especially true in a designated heritage conservation district. I frame some of my concerns as questions for your consideration. Is there not an existing heritage preservation covenant between the city and the residents of the Civic Centre Heritage District? As stewards of the properties in the District, homeowners have agreed to a) live with major restrictions on what renovations are possible, b) meet stringent requirements to preserve the heritage value of their properties during renovations that are permitted and c) sometimes go through an onerous review process (related to design, materials, etc.) to get approval for even modest renovations. Costs can be significant. Does the city not have a reciprocal responsibility to uphold approved plans to preserve the heritage value of the neighbourhood? Would it be appropriate for the city to require citizens to show that even fine details of modest renovations (e.g. restoring a small porch) do not detract from the heritage value of homes on one hand, but on the other allow a developer to put up an overpowering building that disregards or degrades heritage preservation? What is the Impact on Streetscape? The fundamental problem is the sheer size of the proposed building. Will issues related to height and setbacks of the proposed building detract from the Weber Street and Roy Street streetscapes, which include historic churches, multi -unit residential buildings and detached homes, many of which have been undergoing significant renovation that preserves their historic character? Would allowing this building to affect the streetscape be reasonable when (according to news reports) an owner of a nearby multi -unit property on Weber Street was made to have black paint removed from the exterior of the building to comply with standards? Do we not have a responsibility, as stewards of our community, to make decisions that will best serve the generations to come? I live in this heritage district. Our house abuts the towers at 11 Margaret / 100 Queen. I have no Page 84 of 224 complaints. Unlike the proposed building, they are on a large lot, have significant setbacks and trees on the property that provide some privacy and noise buffering. They do not grossly interfere with streetsca pes. So I am not bringing a self -referenced NIMBY perspective. I already have a couple towers in my backyard, and I'm ok with them. Rather, I am thinking of future generations of citizens of this city. As we rapidly transform Kitchener, what do we want to preserve so that citizens in the coming decades have a built environment that provides a high quality of life? Would future citizens not place high value on an intact heritage district downtown, with infills that do not detract from the historic character of the area? Will this civic asset not be increasingly valuable as more people live in downtown towers and seek ready access to restorative outdoor environments to stroll, jog, walk their dogs or just get into some quiet space with historic charm to collect their thoughts? If so, are future residents not better served by following best practices reflected in detailed plans, carefully developed by citizens and professionals and approved by elected officials, rather than one- off, ad hoc building -by -building decisions? I think that the February 4 Record Editorial was a call we should heed. The new should fit in with the old. Following good plans will get us there. Sincerely, Roy Cameron Page 85 of 224 From: - To: Delegation (SM) Subject: [EXTERNAL] 22 Weber St W Date: February 12, 2022 1:40:18 PM I thoroughly support the densification of housing in Kitchener. However, the core of the city still needs to remain attractive for all residents, families as well as single professionals, in order to continue attracting talent to our city. Tall condo towers are not attractive. The proportions don't fit into the surrounding neighbourhoods. This proposal also doesn't include enough parking or landscaping space. It seems to me that it is very common for developers to present initial plans that are approved, and then ask for an adjustment - that they were planning this from the start because they know it's a way of getting around the rules. What we need downtown is more "affordable" housing, and more housing for families, not one bedroom condo apartments. The health of a downtown core rests on it providing a diversity of options for people living there. Please put people before the profits of the developers. Sincerely, Kate Dingle Page 86 of 224 From: Sent: Thursday, February 17, 2022 11:11:54 AM To: Delegation (SM) <Delegation@kitchener.ca> Subject: [EXTERNAL] Response to Heritage Impact Assessment for 22 Weber St Hello, I hope this email finds you well. I am aware that the deadline for comment on the 22 Weber St W HIA was yesterday, but I hope my brief comments below will be accepted and forwaded to the Heritage Kitchener representatives. I would also like to register to speak at the 1 -March meeting. I am a resident of the neighborhood in question, living on Ellen St. Overall, while I would be very happy to see 22 Weber developed, I see several issues related both to heritage conservation and to urban planning. While the HIA makes a case that the design is in keeping with heritage values and has minimal impacts on the neighbourhood, I disagree strongly. Specifically, they write, "The building setback from the street, the location of parking at the rear, and the building materials are consistent with the existing character, albeit at nineteen stories the building is taller than the others in the Weber Street area." I think this statement is incorrect on 2 fronts, and that the development as a whole is unwise. Specifically: The height (19+ stories) is well outside the character of the street/neighbourhood, and will drastically change the feel of Weber St and the neighbourhood by dwarfing surrounding buildings (see Fig 17 on page 41). This also affects shadows cast on surrounding residential and non-residential buildings (see Appendix C of the report). I believe the guidance from the city is that the building should be on the order of 8 stories, less than 1/2 the height proposed by the developer. If you consider Figure 17 at 1/2 of the drawn height, the building is still large, but much less domineering/less likely to overwhelm the feel of the street, excepting that: 2. The setback of 0.8 meters is again well outside the character of the street. While St. Andrew's on the corner and the Windemere apartments have a similar setback a 0.8 m set back will dwarf the old Zion United church and the building surrounding 22 Weber. The 0.8 m setback also does not seem to be reflected in Figure 17 which suggests a frontage much closer to that of 28 Weber. 3. Peripherally related to heritage, good neighbourhood/urban design considers the needs of a mixed variety of citizens. The developers are proposing, to my knowledge only 1 bedroom apartments. This makes it nearly impossible to have a family in this building, which will make it hard for residents of 22 Weber to grow in place and become part of the neighbourhood. The developer has also not, to my knowledge, made any plan for actual affordable units in 22 Weber 4. The developer has also proposed only 24 parking spots. While I laud efforts to decrease reliance on cars, I have not heard of any plans from the developer to give residents an option (as at 20 Queen) other than street parking. Efforts to decrease reliance on cars Page 87 of 224 would also be supported by having the development at 22 Weber be a smaller number of units, and a greater proportion of 2 and 3 bedroom units. To close, I fully support infill and densification of our housing in Kitchener. If done wisely it will decrease our environmental impact and city infrastructure costs, while increasing the quality of life for residents. This building is not a wise densification. Studies have shown that multiple low rise (4-8 stories) buildings (similar to the brownstones of Boston and New York, and similar to much of Europe) have less environmental impact than either single family homes or high rises, and preserve/increase quality of life. The proposed development on Margaret between Queen and Victoria followed this guidance, and I hope it will be restarted as it will add to the neighbourhood. Instead of seeming like wise densification, the developers proposal seems to be one to cram the largest number of units (hense 1 bedrooms) in the smallest possible space (minimal setback, maximal height) with the smallest number of ammenities (affordable units, common spaces, parking). I urge the city, developer, and neighbourhood to work together to develope 22 Weber wisely so as to transition from the CCHCD to Downtown smoothly while improving the city and the neighbourhood. Best, Andrew J B Milne Andrew J B Milne, PhD, PEng (Alberta.) Page 88 of 224 From: To: Deleaation (SM) Subject: [EXTERNAL] 22Weber St. W. Date: February 15, 2022 5:16:19 PM We all realize that growth is inevitable particularly in the downtown core, but we must also realize that we need to preserve the historical and cultural aspects of our downtown core. That is the supposed purpose of having a Heritage District that is PROTECTED! Should a developer -who has purchased property in said district be made aware that these properties have certain restrictions attached to them. It seems that zoning can be easily manipulated -the owner of 22 Weber is on the Committee of Adjustment which deals with making zoning changes and would have realized said property was in Heritage, but oh well, I can change that. Who cares about Heritage? By allowing one developer free rein to build a 19 story glass tower will open the doors to others who will do like wise and who will stop them?? Think about 52 Weber St. W. and what that developer plans to do there. One of the only Arts and Crafts houses will be in jeopardy. It was supposedly protected, but who cares? I am not against the property being developed, but the aesthetics must be given some consideration and whatever is built should be in harmony with the surrounding district. Heritage or Olde Berlin Town is less that a quarter of one percent [0.25] of Kitchener's land base . I do not think it is asking too much to take seriously anyone who wishes to compromise this tiny PROTECTED part of our city. The old homes here cannot be replaced. Open the flood gates and we will have nothing left! Regards, T. Wagner -life time resident of College St. Sent from- for Windows Page 89 of 224 NORTH WATERLOO REGION NORTH WATERLOO REGION Presentation to Heritage Kitchener Re: 22 Weber Street West Kitchener, Ontario March 1st, 2022 The ACO North Waterloo Region Branch has been involved in heritage preservation since the branch was founded in 1981. Our organization encourages the conservation and re -use of structures, districts and landscapes of architectural, historical and cultural significance. Members of our current executive have been involved on many occasions when heritage is deemed to be at risk and have sat on committees when heritage districts were identified and established under bylaws in the different municipalities in our region. In short, we have significant expertise in the municipal, regional and provincial guidelines governing heritage conservation. While 22 Weber Street West is currently an empty lot, we are very concerned that the proposed development will have a significant negative impact on the Civic Centre Heritage Conservation District (CCHCD). The district is of heritage value because it has highly significant heritage attributes in its architecture, its streetscape and its many historical associations. The designation of the Civic Centre Neighbourhood as a heritage conservation district was meant to protect and preserve the heritage assets and character that exist in the area. We acknowledge that the current site is located on a main transportation corridor across from the downtown core that is intended for high density development. However, the proposed development is also adjacent to significant heritage on Weber as well as on Roy Street and beyond into the heritage district. It will significantly overshadow the district which is generally low-rise residential/commercial in nature. Although there are tall buildings in the CCHCD, they pre-existed the creation of the HCD. The CCHCD Plan was very particular in its provisions for new construction, unlike other HCD plans which less stringent guidelines. The Plan envisioned that potential infill along Weber could have a negative impact on the heritage character of the area if not undertaken in a sensitive manner. Weber's streetscape will be negatively affected and also contains nearly half of the oldest buildings in the district. Buildings at the corner of Weber and Young are planned for demolition and while a parking lot may seem irrelevant, the proposed development is incompatible. The Plan states one of its goals is to provide design guidelines to ensure new development and alterations are sensitive to the heritage attributes and details of the district. Whatever the zoning regulations might be, it is clear that this development is not compatible with the surrounding buildings. Properties on either side of 22 Weber are low-rise and there are two churches in adjoining properties to either side of this space. The new building should be no higher than the eaves of the roof of the churches. In short, the 19 storey building is totally out of scale with the neighbourhood. It is highly intrusive and will impact the CCHCD in a very negative way; The North Waterloo Region Branch of ACO has Participant Status at the upcoming Ontario Land Tribunal hearing and plans to state our strong opposition to the proposed building in the hopes that a more sympathetic design can be achieved. Marg Rowell, President North Waterloo Region Branch Architectural Conservancy of Ontario E: aco.nwrb(a)gmail.com www.aconwr.ca The past. Our present. Your future. Page 90 of 224 From: - To: Deleaation (SM) Subject: [EXTERNAL] For Heritage Committee - 22 Weber St.W. - March 1 meeting Date: February 15, 2022 10:56:22 AM To Heritage Kitchener I am writing to express my concern about the Heritage Impact Assessment dated November 2021 by MHBC regarding 22 Weber St. W. I live at and am retired from the Waterloo Catholic School Board. I worked out of 2 locations — 35 Weber St. W. and 80 Young St. I thought the original proposal of 15 stories was excessive. I understood and considered that 1) there is a need to increase land use density; 2) there is also a need to transition from high-rise to low-rise, from the core outward; 3) how likely developers are to get their way at any hearing, particularly the Ontario Land Tribunal. So the proposal for 15 stories may not have been worth fighting about. However, I must disagree with the new 19 -story study recommendations that: "The proposed development will not result in any adverse impacts related to obstruction, isolation, change in land use, or shadows. The proposed development is considered a neutral impact to adjacent heritage resources within the CCNHCD..." As a south -facing Ahrens street resident, I can see the towers that have already risen on Weber, Duke and King. The shadows of the 19 -story proposal stretch across Ahrens St. As someone who walks down Young St. to King St., I've experienced the very strong wind -tunnel effects of 85 Duke St. It is misleading to say there is a "neutral impact" on the Civic Centre Neighbourhood Conservation Heritage District (CCNHCD). The value of the heritage would be minimized and almost when walking in the neighbourhood with towers hovering in the air above. I understand the core between Joseph St. and Weber St. will become more and more high-rise. But the official plan does call for transitioning to the low-rise outer areas. I drew my own picture of high- rises from Charles to Duke and out allowing for transitioning to low rise. Any building higher than 8 stories should only be allowed on the south side of Weber. The CCNHCD is such a tiny piece of the city. Allowing this build would set a precedent for all of Weber St. to follow suit. Then a good portion of the CCNHCD would be in shadows. The developments at Victoria and Margaret, plus whatever ends up being built on the vacant land on Margaret, which is in addition to the high-rises at Queen and Margaret already minimize the heritage value of the district. To do more is to really diminish the heritage of the district. I request the Heritage Committee reject this proposal as being not in keeping with the goal of maintaining a proper heritage district true to its roots. Thank you Neil Jensen Page 91 of 224 From: - To: Delegation (SM); Sarah Marsh; Subject: [EXTERNAL] HIA / 22 Weber Street Date: February 16, 2022 10:42:12 AM Thank you for the work that you do, I would like to offer a comment on the proposed development at 22 Weber Street. I have been shocked by the visible and vocal opposition to this development (including an informal neighbourhood group that has formed petitions and street signs). When I look out my back window towards Weber Street/Duke Street, I see no less than 5 towers of similar height. Indeed, many Civic Center residents live in the towers at Queen/Margaret and are every bit a part of this neighbourhood as those who live in single family homes. It is difficult to see our neighbourhood as welcoming in the context of the visible opposition to a high density development. The simple fact of the matter is that our city is growing exponentially, and people need places to live. The situation is so dire that we are considering building a secondary home on our lot so our daughter has housing available to her as she transitions to adulthood. The signs in our neighbourhood say "stick to the plan", but I would ask, does the plan (created in 2014) still serve the situation today? This development is on Weber Street. High density developments belong on major urban roads. I understand that the remit of the HIA is to preserve architectural heritage. But, this is being built on a parking lot. Also, preservation of this type cannot supersede the basic human right of being housed. I encourage the committee to balance the desire for 'neighbourhood characteristics' with those of 'having a place to live'. Lori Reiser Page 92 of 224 From: _ To: Deleaation (SM) Cc: Subject: [EXTERNAL] Proposed zoning changes and development at 22 Weber Street West Date: February 16, 2022 1:57:43 PM To whom it may concern While I have have numerous concerns about this proposed project, I will limit my detailed comments to two specific areas: shadows and wind. Wind: According to the wind study of the submission made in December 2021, only the isolated conditions around the new building are being considered, not the cumulative effect of multiple new buildings. I would express concern about the increasing wind tunnel effect on Weber Street at Queen. This has for many years been a source of strong wind channelling and with the new DTK tower at its final height, when there are even moderate winds, the strength of the wind at that corner is now stronger than it was before DTK was built. With approval already granted for a tall building at the corner of Weber and Ontario, an additional tall building directly across the street at 22 Weber St West will only magnify the channelling of wind to the corner of Weber and Queen as the prevailing winds are almost always coming from the northwest. As I write on February 16, we are experiencing moderately high winds. The effect at Queen and Weber was very strong when I was there at noon. In addition, on December 11, there was a very strong windstorm. The magnified effect of the wind by the DTK tower created conditions that were strong enough to completely destroy a garden shed behind Mary's Place and created flying debris in that area strong enough to break one of the rear storm windows of St Peter's Lutheran Church - something I witnessed personally since I happened to be rehearsing for a Christmas concert when the window was broken. Shadows: I live at . The shadow studies show that for at least 6 months per year, from September 21 through March 21, my house will be shadowed by a building a full block away beginning in the mid-afternoon. At a time of year when natural light is at a premium, we will be losing several hours per day from a 19 storey structure at 22 Weber St West. What the shadow study does not show is the cumulative effect of additional tall buildings. Specifically, the DTK condos, now at their full height block sunlight on my property for approximately an hour at noon during the months of December and January. While DTK is in a different neighbourhood, the proposal for 22 Weber is in a Heritage District. If the zoning and urban planning guidelines for the heritage district are not being respected, why did the city go to the trouble of creating a heritage district in the first place? My concern, then, is how much more will wind be magnified in that stretch of Weber Street if multiple tall buildings are added. If 22 Weber Street - in a Heritage District - is allowed at anywhere near 19 stories, then it is a guarantee that additional tall buildings will appear between Queen and Victoria streets on the north side of Weber. With additional tall buildings, the wind tunnel effect will be detrimental to the livability and walkability of the intersection of Queen and Weber. Peter Nikiforuk Page 93 of 224 Page 94 of 224