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HomeMy WebLinkAboutDSD-2022-187 - Draft Heritage Impact Assessment (HIA) 50-52, 56 Weber St W 107 Young StStaff Report r NJ :R Development Services Department www.kitchener.ca REPORT TO: Heritage Kitchener DATE OF MEETING: May 3, 2022 SUBMITTED BY: Rosa Bustamante, Director of Planning, 519-741-2200 ext. 7319 PREPARED BY: Deeksha Choudhry, Heritage Planning, 519-741-2200 ext. 7291 WARD(S) INVOLVED: Ward 10 DATE OF REPORT: April 11, 2022 REPORT NO.: DSD -2022-187 SUBJECT: 50-52, 56 Weber Street West & 107 Young Street Revised Draft Heritage Impact Assessment (HIA) RECOMMENDATION: For information REPORT: The Planning Division is in receipt of a Revised Heritage Impact Assessment (HIA) dated March 1, 2022 prepared by MHBC Planning Limited regarding a proposal to redevelop the subject properties municipally addressed as 50-52, 56 Weber Street West and 107 Young Street. The subject lands are located within the Civic Centre Neighborhood Heritage Conservation District and are designated under Part V of the Ontario Heritage Act. The subject lands are also adjacent to 48 Weber Street West, and 109 Young Street, which are also located within the Civic Centre Neighborhood and are designated under Part V of the Ontario Heritage Act. Additionally, the subject lands are also located within the Civic Centre Neighborhood Cultural Heritage Landscape. The applicant intends to demolish 50-52 and 56 Weber Street West and incorporate 107 Young Street into the new development. The proposed demolitions were presented to Heritage Kitchener at the April 7, 2020 meeting and Council approved the demolition of 50- 52 and 56 Weber Street West in August 2020. A previous proposal and HIA, dated June 2021, was presented to Heritage Kitchener which included the temporary relocation of 107 Young Street and its gradual incorporation into the new development but specific details regarding the relocation were not provided at that time. A revised HIA has been submitted, which proposes the integration of 107 Young Street with the proposed new 8 -storey building. The scope of the new development does not include the temporary relocation of 107 Young Street but retaining it on-site, removing a portion of the south-east corner of the house, and integrating it into the new development. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. Page 53 of 524 Heritage Planning staff are currently in the process of reviewing the HIA and will be providing detailed comments to the applicant to address any areas that require further assessment and discussion. At this time, Heritage Planning staff are seeking the committee's input on the draft HIA and these comments will be taken into consideration as staff continues to review the HIA and associated planning applications. A motion or recommendation to Council will not be required at the May meeting. A copy of the HIA is attached to this report. STRATEGIC PLAN ALIGNMENT: This report supports the delivery of core services. FINANCIAL IMPLICATIONS: Capital Budget — The recommendation has no impact on the Capital Budget. Operating Budget — The recommendation has no impact on the Operating Budget. COMMUNITY ENGAGEMENT: INFORM — This report has been posted to the City's website with the agenda in advance of the Heritage Kitchener committee meeting. PREVIOUS REPORTS/AUTHORITIES: • Heritage Kitchener Meeting — HK -2021-08-03 — Item 2 • Ontario Heritage Act • Planning Act, R. S. O. 1990, c. P.13 APPROVED BY: Justin Readman, General Manager, Development Services ATTACHMENTS: Attachment A — Revised Draft Heritage Impact Assessment (HIA)— 50-52, 56 Weber Street West & 107 Young Street Page 54 of 524 HERITAGE IMPACT ASSESSMENT PHASE II 50-56 Weber Street West and 107 Young Street, City of Kitchener, ON REVISED Date: September 6, 2021 (Revised March 1, 2022) Prepared for: Facet Design Studio t, Prepared by: -` MacNaughton Hermsen Britton Clarkson Planning Limited (MHBC) 200-540 Bingemans Centre Drive Kitchener, ON N213 3X9 T: 519 576 3650 F: 519 576 0121 Our file: 17191A till . a"a' -&Wftft pop MHBC PLANNING URBAN DESIGN (image: Photograph of 107 Young Street, Source: & LANDSCAPE MHBC Planning Ltd.) ARCHITECTURE Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Table of Contents ProjectPersonnel....................................................................................................................... 3 Glossary of Abbreviations.......................................................................................................... 3 Acknowledgements.................................................................................................................... 3 ExecutiveSummary................................................................................................................... 4 1.0 Introduction.......................................................................................................................... 6 1.1 Background...................................................................................................................... 6 1.2 Purpose............................................................................................................................ 7 2.0 Methodology and Approach................................................................................................. 8 2.1 Methodology..................................................................................................................... 8 2.2 Approach.......................................................................................................................... 9 3.0 Description of Site and Surrounding Area...........................................................................10 3.1 Description of Subject Lands...........................................................................................10 3.2 Description and Heritage Status of Adjacent Properties...................................................12 3.3 Weber Street West and Young Street Streetscape..........................................................13 4.0 Description of Cultural Heritage Resources.........................................................................15 4.1 107 Young Street, "The Craftsman House"......................................................................15 4.1.1 Statement of Cultural Heritage Value or Interest..................................................15 4.1.2 Building Condition of 107 Young Street, "The Craftsman House" ......................16 4.2 Description and Key Heritage Attributes of the Surrounding Civic Centre Neighbourhood Heritage Conservation District...............................................................................................18 5.0 Description of Proposed Development................................................................................19 6.0 Impacts of Proposed Development.....................................................................................22 6.1 Classifications of Impacts................................................................................................22 6.2 Impact of Proposed Development on Civic Centre Neighbourhood Heritage Conservation DistrictPlan (2007)................................................................................................................23 6.3 Impact of Proposed Development on 107 Young Street and Adjacent Properties ............ 31 6.3.1 107 Young Street.....................................................................................................31 6.3.2 48 Weber Street and 109 Young Street..................................................................40 6.4 Summary of Impacts........................................................................................................42 7.0 Consideration of Alternatives..............................................................................................43 September 2021 MHBC I i Page 56 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 7.1 Alternative Development Approaches..............................................................................43 7.1.1 Reduce size of underground levels.......................................................................43 7.1.2 Alternative building design avoiding physical integration of 107 Young Street 43 7.1.3 Alternative design of new building........................................................................43 8.0 Mitigation Measures............................................................................................................45 9.0 Conservation Recommendations........................................................................................47 9.1 Standards and Guidelines for the Conservation of Historic Places in Canada (2nd Edition) ..............................................................................................................................................47 9.1.1 Review and Application of the Standards for Rehabilitation...............................47 9.1. 2 Review and Application of the Guidelines...........................................................50 9.2 Eight Guiding Principles in the Conservation of Built Heritage Properties ........................50 9.3 Region of Waterloo Practical Conservation Guides.........................................................51 9.4 Conservation Plan...........................................................................................................52 Short -Term/ Prior to Construction..................................................................................52 MediumTerm...................................................................................................................53 Long Term (Maintenance and Monitoring).....................................................................55 10.0 Conclusions and Recommendations.................................................................................57 11.0 Sources.............................................................................................................................59 Appendix A- Maps of the Subject Land.....................................................................................61 Appendix B- Site Plan and Elevations.......................................................................................62 AppendixC-Renderings............................................................................................................63 AppendixD -Shadow Study.......................................................................................................64 Appendix E -Angular Plane Study..............................................................................................65 Appendix F- Structural Condition Report by Tacoma Engineers (February 2022) ......................66 Appendix G- Geotechnical Investigation (Revised February 2022) ............................................67 Appendix H- HIA Phase II Terms of Reference.........................................................................68 Appendix I -Measured Drawings and Elevations........................................................................69 AppendixJ- Phase I HIA...........................................................................................................70 AppendixK -Curricula Vitae.......................................................................................................71 September 2021 MHBC I ii Page 57 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Project Personnel Dan Currie, MA, MCI P, RPP, Managing Director of Cultural Senior Review CA H P Heritage Rachel Redshaw, MA, HE Heritage Planner Dipl., CAHP Glossary of Abbreviations Author CCNHCD Civic Centre Neighbourhood Heritage Conservation District HIA Heritage Impact Assessment HCD Heritage Conservation District MHBC MacNaughton Hermsen Britton Clarkson Planning Limited MHSTCI Ministry of Heritage, 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 2014 Provincial Policy Statement (2020) TPP Temporary Protection Plan Acknowledgements This report acknowledges that assistance provided by the City of Kitchener Public Library, Grace Schmidt Room of Local History. The report also acknowledges that the City of Kitchener is situated on the land and traditional territory of the Anishinabewaki, Attiwonderonk and Haudenosaunee which is located within the lands protected under the Crown Grant to the Six Nations or the Haldimand Tract (Treaty 4/ Simcoe Patent). September 2021 MHBC13 Page 58 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Executive Summary An initial Phase I HIA was completed and submitted in June 2018 which proposed to remove all buildings on the subject lands. The proposal was revised to retain 107 Young Street and a second Phase I was submitted March 13, 2020; the removal of the buildings at 50-52 and 56 Weber Street West was approved in August of 2020. The purpose of the Phase 11 of the HIA is to provide a detailed analysis of the proposed development, and its compliance with the CCNHCD Plan (2007). The proposed development includes 1) the construction of a new 8 storey building; and, 2) the alteration of 107 Young Street to facilitate its integration into the new construction. The following lists impacts identified as it relates to the compliance with the CCNHCD policies and guidelines and impacts of development on existing and adjacent resources: Impacts • Minor impact of alteration to 107 Young Street due to the removal of building fabric to facilitate the integration of the new building. This alteration impacts heritage attributes of the CCNHCD as it is to a well maintained, finely detailed building that is largely intact. • Potential impact of land disturbances for 107 Young Street due to vibrations emitted from construction equipment during excavation of the underground parking garage and new construction which includes the integration of the house into the new development. There is potential for physical damage to existing building during this phase (i.e. dust, debris, materials or equipment accidentally hitting exterior form). • Potential impact of land disturbances for 48 Weber Street West and 109 Youn which are a contributing, well maintained, largely intact buildings within the CCNHCD. The depth of excavation caused by the two level parking garage raises potential impacts of land disturbances to the foundation of both of these adjacent buildings. Recommendations: 107 Young Street and Adjacent Properties • Temporary Protection Plan which will include a Vibration Monitoring Plan for subject lands and adjacent properties; • Salvage and inventory of removed built heritage fabric extracted from 107 Young Street to facilitate the physical connection between the new construction and existing building; • Monitoring of deconstruction of portion of 107 Young Street as part of the alteration; • The rehabilitation of 107 Young Street must be consistent with the Parks Canada Standards and Guidelines for the Conservation of Historic Places in Canada (2nd Edition) September 2021 MHBC 14 Page 59 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON as outlined in Section 7.0 of this report and in accordance with Section 12.C.1.20 of the City's Official Plan; it is recommended that work be completed by professionals who are members of the Canadian Association of Heritage Professionals (CAHP) who are familiar with these standards and guidelines and that MHBC monitor the progression of the rehabilitation; and, • Materials extracted from the demolition of 50-56 Weber Street West and alteration to 107 Young Street should be repurposed within the development, if feasible. This includes materials such as: o Masonry; o Wood (i.e. flooring); and, o Original front door of 56 Weber Street West. CCNHCD: • Exterior finishes and materials should be of high quality (i.e. stone masonry) and consistent with the CCNHCD; their compatibility will be subject to Site Plan Review Committee approval through the Site Plan process; and, • Lighting should be used to emphasis 107 Young Street along the streetscape (such as including adjustable exterior flood lighting to highlight the house during evening hours), and signage should not obstruct significant views of 107 Young Street and the greater CCNHCD. September 2021 MHBC 15 Page 60 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON . 0 Introduction 1.1 Background MHBC Planning, Urban Design and Landscape Architecture ("MHBC") was retained by Facet Design Studio to undertake a Heritage Impact Assessment (HIA) for the subject lands, which is comprised of the properties located at 50-52 Weber Street West, 56 Weber Street West as well as 107 Young Street (see Appendix A for location map). The City of Kitchener required the submission of an HIA in accordance to Section 12 C.1.23 (a)(d)(e). For the purpose of the proposal, the Heritage Impact Assessment was divided into two (2) phases. A revised Phase I HIA was submitted March 13, 2020. The Phase I HIA determined the following Cultural Heritage Value or Interest (CHVI) for each property on-site: • 50-52 Weber Street, "The Cottage" has representative design value as a representative Ontario Gothic Revival Cottage and contextual value for its location in CCNHCD; • 56 Weber Street, "The Motz House" has representative design value as a Queen Anne building, historical associations with John and William J. Motz and Henry J. Shoniker and contextual value in CCNHCD; • 107 Young Street, "The Craftsman House" has representative value as Arts and Craft/ Craftsman house, its historical association with architect C. Knetchel and contextual value in CCNHCD. The Phase I HIA submitted in 2020 concluded that the removal of 50-52 Weber Street West was a moderate impact and the removal of 56 Weber Street West was a minor impact. These impacts were based on the heritage attributes associated with the CCNHCD. There was also a potential impact of land disturbances to 48 Weber Street West due to its proximity to the new construction. Mitigation measures that were recommended included: • A Commemoration Plan to commemorate the historical associations of 56 Weber Street West; • A Demolition Plan which would include identifying salvageable material from 50-56 Weber Street West and archival documentation to be consistent with Section 12.C.1.33 of the Official Plan. The Demolition is further explained in Section 1o.0 of the HIA Phase I (see Appendix `J'). September 2021 MHBC 16 Page 61 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON The HIA Phase I was approved as well as the heritage permits for the demolition of 50-56 Weber Street West in August 2020. 1.2 Purpose The purpose of the Phase II of the HIA is to provide a detailed analysis of the proposed development, and its compliance with the CCNHCD Plan (2007). The proposed development includes: 1) the construction of a new 8 storey building; and, 2) the alteration of 107 Young Street to facilitate its integration into the new construction. Section 12 of the Kitchener Official Plan (2014) provides the following objectives regarding the conservation of cultural heritage resources: 12.1.1. 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. 12.1.2. 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. If any impacts is identified, mitigative and/ or conservation measures identified in this report and approved by the City will be incorporated into the redevelopment plans and conditions of approval for planning application as per Section 12.C.1.2.7 of the Official Plan. September 2021 MHBC 17 Page 62 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 2. 0 Methodology and Approach 2.1 Methodology The methodology of this report is based on the Term of Reference for a scoped Phase II HIA provided by the City of Kitchener which includes, but not limited to (Terms of Reference is included in Appendix `H' of this report): • Description of site and surrounding features, including photographs and a written description of the subject property; • An outline of the proposed developments, its context, and how it will impact the subject property and surrounding streetscape (including existing buildings, structures, and site details such as landscaping). In particular, the potential visual and physical impact of the proposed work on the identified heritage attributes of the subject property, the setting and character of the Weber and Young Street streetscapes, and the integrity of the CCNHCD shall be evaluated. Specific attention should be given to issues relating to location, scale, massing, and views along Weber Street and Young Street and compatibility with existing neighbourhood buildings and landscape. • Recommendations shall be consistent with applicable CCNHCD Plan policies and guidelines and be consistent with recognized heritage conservation principles and practices • A discussion and assessment of the proposed building materials, proposed setbacks and step backs with respect to the surrounding neighbourhood is required. • A discussion and assessment of functional considerations such as the location of landscape features amenity space, pedestrian and vehicle movements, fire access and garbage collection should be provided. • Review of revised Shadow Analysis; • Consider and address the Official Plan policies (Section 12); • Consideration and evaluation of options that mitigate impact. Methods of mitigation may include, but are not limited to, preservation/ conservation in-situ, rehabilitation, adaptive re -use, relocation and alternative development approaches to design (height, massing, scale, location, setback, step backs, etc.). Each mitigative measures should create a sympathetic context for the heritage resource; September 2021 MHBC 18 Page 63 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON • A summary of applicable conservation principles and how they will be used must be included; • Proposed alterations and relocation must be justified and explained including discussion on any loss of cultural heritage value and impact on the property, streetscape, and neighbourhood; • Conclusions or statements regarding structural or general condition, required repairs, and feasibility of location, shall be supported by reports and cost estimates prepared by qualified individuals. The qualifications and background of the person(s) completing the Heritage Impact Assessment are included in Appendix `J' of this report. The conclusion and recommendations should include the significance of attributes of the subject properties, identification of any impact the proposed development will have on the heritage attributes of the subject property, adjacent properties, Weber Street and Young Street streetscapes, and the integrity of the CCNHC, and an explanation of what conservation or mitigative measures, alternative development or site alteration approaches are recommended, and the way in which such recommendations can be implemented through the Planning Process. L.L /Appluaurl A site visit was conducted by MHBC Cultural Heritage Staff on August 18, 2017, June 7, 2018 and May 3, 2019 to document the current condition of all properties within the subject lands. This Report reviews the following documents: • The Planning Act; • Provincial Policy Statement (2020); • The Ontario Heritage Act and the Ontario Heritage Toolkit • City of Kitchener's Official Plan: A Complete and Healthy Kitchener (2014) • Draft Civic Centre Secondary Plan • Zoning By-law 2019-051 • City of Kitchener's Municipal Heritage Register • Civic Centre Neighbourhood Heritage Conservation District Study (2006); • Civic Centre Neighbourhood Heritage Conservation District Plan (2007); • Civic Centre Neighbourhood Heritage Conservation District Designation By-law 2008-039 September 2021 MHBC 19 Page 64 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 3.0 Description of Site and Surrounding Area 3.1 Description of Subject Lands The subject lands are comprised of the properties located at 50-52 Weber Street West, 56 Weber Street West and 107 Young Street and are approximately 0.179 hectares (0.442 acres) in size (See Appendix A for maps of the subject lands). The subject lands include three (3) existing buildings at 50-52 and 56 Weber Street West and 107 Young Street. There is limited landscaping on the subject lands with the exception of low lying foundation plants and row of mature trees along the southern periphery of 107 Young Street. Access to 50-56 Weber Street West can be accessed via Weber Street West and Young Street. IT A 1 � 'y •a 107 Young St _ T A 56 Weber St W 'I' S0-52 Weber St W Figure 1- Map of subject lands identified by red lines (MHBC, 2019). A photograph and description of each building on the subject lands as per the Architectural Summary of the CCNHCD Plan (2007) is located on the following page. September 2021 MHBC 110 Page 65 of 524 Heritage Impact Assessment Phase § 5-2Weber Street West, 56Weber Street West, and 107Young Street, City omb§ee£ON September 202 ] §HBC 111 Page 66 0 524 .. t { { 2 � J \ \ \ ) / \ \ \ \ J J 2 m 2 - k \ / \ \ \ 7 2 \ ƒ ƒ 6 / ) § E )\ $ \ _ _ \ ) co / _ r- \ _ \ 0 \ ƒ . \ 2 Q - fru . \ \ d / k � / cc \ ) \6 5 > m ® = 5 m 42U , \ \ \ \ \ \ j / \ 4. k� )CU% 2 . f u E k f f E \ Ln1.0 September 202 ] §HBC 111 Page 66 0 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON The subject lands are Civic Centre Neighbourhood Heritage Conservation District and Civic Centre Secondary Plan, Map 9; the draft Civic Centre Secondary Plan (Map 17) has been released but not approved. A detailed of policies related to the proposed development and Zoning By-law 85-1, REINS (2017), City of Kitchener PARTS Central Plan is included in Section 2.0 of the HIA Phase I (see Appendix `J'). 3.2 Description and Heritage Status of Adjacent Properties The City of Kitchener Official Plan defines adjacent as, "Lands, buildings and/or structures that are contiguous or that are directly opposite to other lands, buildings and/or structures, separated onlybya laneway, municipal road or other right-of-way. "The following table details the description and heritage status of designated buildings adjacent to the subject lands: September 2021 MHBC 112 Page 67 of 524 Description as Per Architectural Heritage Status SVmmaryCCNHCD Plan (2oo7) log Young Street Two -ane -a -half weer Anne Style brick Designated under Paf—,V(Group A house built circa 18go- Features include a two storey porch. � ilk 48 Weber Street West Four storey Tudor apartment complex of Designated under Par_ V (Group q. brick and stucco built circa 193o. Windermere Court Apartments. 65 Roy Street One -and -half storey bride English Designated under Part V (Group Q. v ._ Cottage circa 1925. } ' r September 2021 MHBC 112 Page 67 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 3.3 Weber Street West and Young Street Streetscape The CCNHCD Plan (2007) acknowledges that Weber Street West is a prominent streetscape in the historical development of the City (Sub -section 3.3.5.2). The description of this streetscape notes the larger size and scale of buildings along the streetscape including: churches small scale apartments (3-4 storeys) and a number of larger residences (3.9). The figures demonstrate the adjacent scale and mass of buildings located in the immediate context of the proposed development along Weber Street West. The surrounding buildings are primarily constructed of brick, but other materials such as stucco/ plaster (48 Weber Street West and 44 Weber Street West). Figures 2 & 3- (Above) Photograph of Weber Street West Streetscape looking westwards along the street; (Below) Photograph of Weber Street West Streetscape looking eastward along the street (Source: MHBC, 2019). September 2021 MHBC 113 Page 68 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON The Young Street streetscape is characterized by a mature treed boulevard, predominately two storey dwellings with front porches and hipped roof line either side of the street with relatively large front yard setbacks and low-lying foundation plantings in the immediate area of the subject lands. The construction material is primarily brick, however, there is the integration of stone in various elements of surrounding buildings. Figures 4 & 5- (Above) Photograph of Young Street streetscape looking north-east to the interior of the District; (Below) Photograph of Young Street streetscape looking southwards towards intersection at Young and Weber Streets (Source: MHBC, 2019) September 2021 MHBC 114 Page 69 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 4. 0 Description of Cultural Heritage Resources The section reviews the cultural heritage value or interest of the retained property located at 107 Young Street and that of the Civic Centre Neighbourhood Heritage Conservation District. 4.1 107 Young Street, "The Craftsman House" The building located at 107 Young Street is identified as `Group C' in the CCNHCD Plan. According to the Civic Centre Neighbourhood Heritage Conservation District Plan, the building located on the property is a brick building constructed in the vernacular style of architecture c. 1910, however, it would be more accurate to describe the building as being constructed in the `Craftsman' or `Arts and Crafts' architectural style. 4. 1.1 Statement of Cultural Heritage Value or Interest The property located at 107 Young Street has design/physical value as the building is representative of the Arts and Crafts style of architecture c. 1912. The building includes features indicative of the Arts and Crafts style including an overhanging roof with verandah supported by brick and wood columns, bay windows, and dormers above the roofline. The building is directly associated with Charles Knechtel (son of Jonas Knechtel), an architect who has constructed other notable buildings in Berlin (Kitchener) in the late 19th and early 20th centuries, such as the former Victoria Park Pavilion. The building is also indirectly associated with John and William J. Motz who granted lands to Louiza Zinger (maiden name Motz) in 1912 who commissioned the construction of the house. While John and William J. Motz never resided on the subject lands, Helen Motz (wife of John Motz) was demonstrated to reside at 107 Young street with her daughter and son-in-law in the year 1921. The property supports the character of the area and is physically and historically linked to its surroundings inclusive of the CCNHCD. Heritage Attributes • Overall 1 storey massing of brick construction with original square-shaped plan; September 2021 MHBC 115 Page 70 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON • Hipped roof with gables at the north, south and west elevations; • Large red brick chimney at the south elevation; • All original window and door openings and windows with leaded -glass visible from the street; • Front (west) elevation verandah with roof overhang supported by half brick and wood pillars ; and, • Frontage, setbacks and orientation along Weber Street West. 4.1.2 Building Condition of 107 Young Street, "The Craftsman House" A structural assessment was completed by Tacoma Engineers Inc. on July 3, 2018. This assessment made the following conclusions (see Appendix `F'): Location Notes Basement Basement mostly finished. Mechanical room in good condition. Interior and exterior load bearing walls are rubble stone construction and in good condition with the exception of some areas affected by efflorescence and surface deterioration. No significant damage observed in the interior of the building. Most considerable damage was related to cracked plaster ceilings in the finished attic areas. None of the cracks were cause of structural concern and could be repaired by an experienced plaster trades person with experience with historic materials. Exterior Original exterior form intact aside from alterations to rear porch. Masonry walls on western elevation determined to be in poor condition with signs of brick damage and distress. Poor details around bay window do not adequately allow for rain to be directed away from the facade. At the time of the inspection, the damage to the brick did not pose a structural concern, although the brick was recommended to be repaired and drainage details improved within 1-2 year timeline. It is important to note that since the assessment was completed, the masonry along the western elevation which was determined to be in poor condition was repaired. The following page provides photographs of the existing building on-site. September 2021 MHBC 116 Page 71 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON s 41 4JL9 10 O T o t > 0 W 0 � 10 W W U� LU i i 4 ' y i i a F� 4 F� 5 r I �1 7 I c 0 40 4-P m a 41 4J W > IV L o 41 41 4A a " 'a w LLU LL tiw The building has retained the majority of its original heritage attributes; this has been determined after a comparative study between the original blueprints of the house and the current conditions September 2021 MHBC 117 Page 72 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON during site visits. The main alteration to the building was to the rear porch which has been reconstructed. 4.2 Description and Key Heritage Attributes of the Surrounding Civic Centre Neighbourhood Heritage Conservation District Key heritage attributes of the CCNHCD are outlined in 2.6 (Section 2.4) of the CCNHCD Plan (2007). These attributes are the defining factors of the heritage district. Key attributes are described in the physical geography and configuration of similar original buildings and their direct relationship to surrounded businesses and factories and original land development pattern of the City. It also describes the progression of architecture and building technology exhibited by houses and other buildings, in particular the unique form of Queen Anne Style specific to the City of Kitchener dubbed "Berlin Vernacular". `Fine' examples of these are categorized by Group `A' or `B'; three quarters of the properties (147 properties) are categorized as Group `C' which exhibit the standard construction and are in a condition of repair and potential restoration. The following is a list of the key attributes of the CCNHCD as defined by the District Plan (2007) on 2.7 • Its association with important business and community leaders during a key era of development in Kitchener; • A wealth of well maintained, finely detailed buildings from the late 1800s and early 1900s that are largely intact; • A number of unique buildings, including churches and commercial buildings, which provide distinctive landmarks within and at the edges of the District; • A significant range of recognizable architectural styles and features including attic gable roofs, decorative trim, brick construction, porches and other details, associated with the era in which they were developed; • The presence of an attractive and consistent streetscape linked by mature trees, grassed boulevards and laneways; • Hibner Park, Kitchener's second oldest city park, as a green jewel in the centre of the District. • These attributes are important to the District and the City as a whole and deserve appropriate preservation and management. September 2021 MHBC 118 Page 73 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 5. 0 Description of Proposed Development The proposed development includes the demolition of 50-52 and 56 Weber Street and retention and integration of 107 Young Street into the new development (see Figure 6 & 7). The development consists of an 8 storey apartment building with 31 units and 32 bedrooms and GFA of 7106m2. A two level underground parking garage is proposed (see Appendix 'B' and 'C'). To facilitate the construction of the underground parking, the building at 107 Young Street will be shored and temporarily supported during construction activities. A structural report from Tacoma Engineers confirms that the building is a good candidate for shoring (see Appendix'F'). �— La A 0_M G A R R 0. I yes I , I j j � i I I e I _r1_—__—___,_ 2.� I I MOVE—IN I RM. I I I I I I T. � STAIR I ar alKE s O..AAr- i °eE iablwsx"m` I I I I � xct I I I I a _jL r Figure 6- Excerpt of site plan of proposed development; the existing 107 Young Street is represented in the north-west corner (Facet Design Studio, September 2021). September 2021 MHBC 119 Page 74 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON The new building includes a range of materials including: stucco finish (EIFS) (light and medium beige), stone masonry veneer, wood finish cladding, architectural concrete block masonry veneer (natural), steel diamond-shaped roofing (blue silver) and steel diamond-shaped tiles (blue silver) and sealed double glazing unit. Some of the materials, not all, are represented in the District; these materials include wood and stone masonry (veneer). EIFS is used as the finish on the upper levels. Although it is not a material used in the District, visually it is similar to stucco which is a material used in the HCD. Wood reflects the use of this material for the front porch columns and guard as well as the shed dormer and bay windows. The stone finish on the first two levels is reflects stone elements of the house at 107 Young Street such as the stone caps on porch columns and stone sills. The colours are natural, earthy hues which are common throughout the district such as beige/ yellow brick of the vernacular `Berlin' Victorian homes. There is little consistency in the proportions and rhythm of door and window openings of the buildings within the Weber Street policy area. While the door and window openings of the proposed building are not the same as others, they are generally compatible with the buildings on Weber Street. r loop, .tri �I� �W - Figure 7- Coloured rendering of proposed development at intersection of Weber Street West and Young Street (Source: Facet Design Studio, 2021). The new building will be connected to the existing heritage building at 107 Young Street by removing a small portion of the south-east corner to allow for access and connectivity between September 2021 MHBC 120 Page 75 of 524 Heritage Impact Assessment Phase 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON buildings. The connection will occur at the rear of the building and includes the removal of the rear porch. II ■■I M :: �Y 1111 Jim Sri I I ril 11 iii iiiii ii iii 1 `IN to oi— �.. VVEST ElEvAT)ON 2,' W=1-0' Figure 8- West elevation of proposed development showing the integration of the new construction with the existing building located at 107 Young Street (Source: Facet Design Studio, 2021). September 2021 MHBC 121 Page 76 of 524 Heritage Impact Assessment Phase 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 6.0 Impacts of Proposed Development 6.1 Classifications of Impacts The impacts of a proposed development or change to a cultural heritage resource may occur over a short or long-term duration, and may occur during a pre -construction phase, construction phase or post -construction phase. Impacts to a cultural heritage resource may also be site specific or widespread, and may have low, moderate or high levels of physical impact. According to the Ontario Heritage Tool Kit, the following constitutes negative impacts which may result from a proposed development: • Destruction: of any, or part of any significant heritage attributes or features; • Alteration: that is not sympathetic, or is incompatible, with the historic fabric and appearance: • Shadows: created that alter the appearance of a heritage attribute or change the viability of a natural feature or plantings, such as a garden; • Isolation: of a heritage attribute from its surrounding environment, context or a significant relationship; • Direct or Indirect Obstruction: of significant views or vistas within, from, or of built and natural features; • A change in land use: such as rezoning a battlefield from open space to residential use, allowing new development or site alteration to fill in the formerly open spaces; • Land disturbances: such as a change in grade that alters soils, and drainage patterns that adversely affect a cultural heritage resource. Furthermore, this report utilizes guides published by the International Council on Monuments and Site (ICOMOS), Council of UNESCO, from the World Heritage Convention of January of 2011. The grading of impact is based on "Guide to Assessing Magnitude of Impact" as a framework for this report: Description Change to key historic building elements that contribute to the cultural heritage value or interest (CHVI) such that the resource is totally altered. Comprehensive changes to the setting. Change to many key historic building elements, such that the resource is significantly modified. Changes to the setting of an historic building, such that it is sianificantly modified. September 2021 MHBC 122 Page 77 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Change to key historic building elements, such that the asset is slightly different. Change to setting of an historic building, such that is it noticeably changed. Slight changes to historic building elements or setting that hardly affect it. No chanae to fabric or settina. 6.2 Impact of Proposed Development on Civic Centre Neighbourhood Heritage Conservation District Plan (2007) Section 3.3.4 of the CCNHCD Plan states that the goal of the HCD is to preserve and protect the heritage resources within its boundaries, however, the Plan states that there are situations where demolition and redevelopment may occur where it is in keeping with appropriate City policies. The following section will review the compliance of the proposed development in the framework of the policies and guidelines within the CCNHCD. Figure 9- Map of the Civic Centre Neighbourhood Boundary. Shaded areas indicate properties within the `Weber Street Area' which pertains to specific policies of the HCD Plan. Approximate location of September 2021 MHBC 123 Page 78 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON subject lands noted in red. *Note that the subject lands are entirely within the Weber Street Area. (Source: CCNHCD Plan, 2007). Section 3.3.5.2 of CCNHCD- Weber Street Area Special Policies and Guidelines Section 3.3.5.2 of the CCNHCD Plan (2007) states that Weber Street contains a number of the oldest buildings in the Civic Centre Neighbourhood and that the scale of heritage buildings is generally larger than those at the interior of the district (being 3-4 storeys) and there have been a number of larger residences converted to multiple residential units or office/ commercial units. The following excerpt from the CCNHCD Plan (2007) describes the 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 offic%ommercial uses. The Municipal Plan designates most of the street as High Density 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. The Weber Street Area policies are: a) The protection and retention of existing heritage buildings and their architectural features is strongly encouraged; The proposed development will retain the existing building at 107 Young Street and its associated architectural features. The building at 50-52 and 56 Weber Street West have already been approved for removal. 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 proposed development will be larger in built form and height than the buildings within the interior of the neighbourhood. However, the building includes a 2 storey podium which is similar to the two storey buildings along Young Street. The materials used are more similar to that along the Weber Street interface (i.e. stucco is used in 48 Weber Street West). The architectural design is contemporary, September 2021 MHBC 124 Page 79 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON including its roof pitch, which is to be a contemporary interpretation of an inverted gable roof. The north side of Weber Street West is characterised by a range of uses including residential, institutional, and mixed-use. It includes two large places of worship and their associated surface parking lots and purpose-built multiple residential buildings. The remaining single detached dwellings have all been converted to multiple residential dwellings or non-residential uses. As a result, the character and built form 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 two storey podium, the location of parking at the rear, and some of the building materials are consistent with the existing character, albeit the new building is taller than the others in the Weber Street area. The building is a contemporary architectural design and responds to its unique location on the corner (as per Section 6.6 of CCNHCD Plan). Where appropriate, traditional details have been incorporated in a contemporary way and, as recommended in the Plan, they do not "directly mimic century old construction, the materials, roof gables, window styles and the building setback from the street" (Section 6.6.1 of the CCNHCD Plan). 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. The proposed development is larger in height and massing than the adjacent heritage resources, however, it incorporates 107 Young Street into the overall design. 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 Bylaw that identify this area for high density mixed use. Taller, higher density buildings can be "compatible" with lower density developments. September 2021 MHBC 125 Page 80 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 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. 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 proposed development is over 5 storeys and a shadow study was completed to demonstrate that the shadows caused by the new building will not unreasonably impact access to sunlight in rear yard amenity spaces of adjacent properties (see Appendix D). Residential properties on Roy Street are not impacted by shadows. The adjacent property at 109 Young Street will experience some shadows, but it is used as commercial property with no rear yard amenity. f) Design guidelines provided in Section 6.9.2 [Note: this is a typo and should read 6.9.4] Section 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. See the following sub -section regarding the evaluation of the proposed development under the site specific guidelines in Sub -section 6.9.4 of the CCNHCD Plan. Section 6.9.4 of CCNHCD- Site/ Area Specific Design Guidelines for Weber Street The CCNHCD Plan (2007) outlines site specific guidelines in Sub -section 6.9.4 of the Plan. They are as follows: • 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 will have a two storey podium to reflect the general height of buildings within the interior of the District and to maintain a strong relation to the street and pedestrians. September 2021 MHBC 126 Page 81 of 524 Heritage Impact Assessment Phase 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Il■�® tri 50 3■■ i■, �■� ®II I� ■P■i® iia pui _i■ MII - I� ■r■i■ ^■ri ■� s■■■■ ■s ®III ■ ii i� -� � i � _� iii! - If ■d'rri��i i�ie ;ire Sii r�ri ie ®III -,' � � �_��A=; �_-���'s�z � =_= iii ■� III�T' -M- i �'T'�! _..-_ it ■I'�®■� �� � � rh is MEN i�iii viii iii ■i rl, II® iii II ■i i� i■ �■i iii r■ ilii ME■■_ SII ■■I"iffi . t■i ■ _ "ii rl� MINE,��- Ei4i ��� � •���'�� ------ � -[- p�.� . ii �I ilii i iii �� _=��_��1�I=I� . Figures 10 & 11- (above) South elevation of proposed development; (below) West elevation of proposed development; red box indicates projecting first two storeys (Source: Facet Design Studios, 2021). • 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. The proposed building is setback from Young Street is similar to 107 Young Street. The building does have a deeper setback from Weber Street than the adjacent buildings; this is primarily due to the Region implementing a road widening on Weber Street. September 2021 MHBC 127 Page 82 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON • 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 I nearby buildings on the street to establish a cohesive streetscape. The existing buildings on Weber Street West include a range of materials, colours, and architectural styles indicative of their period of construction, therefore, there is no consistent or dominant design. The design of the proposed building is a contemporary interpretation of vertical and horizontal proportions of nearby buildings. The colours are neutral including beige/ cream which is commonly used throughout the District. The policies in this section are specific to Weber Street, however, the colours selected for the new building are neutral (light -medium beige, natural) and consistent with the colours in the District including 109- 113 Young Street and throughout the District. The subject lands are located in the Weber Street area which has its own specific policies as it is acknowledged that it is different than the balance of the District. The retention of 107 Young Street allows for a transition from the Weber Street interface and the interior of the District. rw r r r .,p�' r r Ir r ! rr� 9r IL Figure 12- Coloured rendering showing view of proposed development looking westward comparing it to the existing building at 48 Weber Street West (Source: Facet Design Studios, 2021) September 2021 MHBC 128 Page 83 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON • New development shall have entrances oriented to the street. The new development has a primary entrance off of Weber Street West which is oriented towards that streetscape. • 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. The buildings on Weber Street West have a variety of size, placement and proportion of window and door openings. The window openings on the first and second storey are similar to the narrow, lancet windows from the Former Zion United Church (now used as River of Life Fellowship). The main door opening was intended to be contemporary on the corner of Weber and Young Street. The window openings for the upper levels are simple in design and similar to the window openings throughout the District. • 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 street and provide more visual continuity. Stepbacks should be a minimum of 2 metres to provide for useable outdoor terraces for the upper levels. The proposed development is taller than 4 storeys and incorporates a two storey podium with a stepback on the 31d 7th and 8th storey. The 8th storey is largely screened from view at the pedestrian level and only visible from a longer distance. • 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. 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. September 2021 MHBC 129 Page 84 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 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. The intent of the angular plane guideline is to ensure that tall buildings do not 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 Appendix B). • 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 rear yard setback is 7.5 metres and does not meet this guideline. The impact of the reduced setback is minor. As described above, the shadow study and angular plane requirements are satisfied. • 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 service elements are located away from the front facade to the rear of the building between the new building and 107 Young Street to avoid a negative visual impact on the street and the new building. Section 6.9.5 of CCNHCD- Case Studies In addition to complying with the architectural design guideline policies in the CCNHCD Plan (2007), the overall design of the proposed development also considered the preferred examples from case studies outlined in 6.9.5 of the CCNHCD Plan (2007). `More Preferred' Examples The photos below illustrate examples of development that would be considered reasonably compatible in the Civic Centre neighbourhood, in areas such as Margaret Avenue, Ellen Street, Weber Street and Victoria Street. These developments generally September 2021 MHBC 130 Page 85 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON display good relationship to the street, sensitivity to scale, massing and built form, appropriate interpretation of roof lines, and window placement. For the most part, they also break up the buildings visually into smaller units through articulation of the front facade and variation in building materials (CCNHCD Plan (2007), Section 6.33). Below is a comparison exemplifying how the overall design of the proposed development reflects a preferred example outlined in the CCNHCD Plan (2007) particularly as it relates to a corner lot: Figures X & X: (left) `More preferred example of development from Section 6.33 of the CCNHCD Plan (CCNHCD, 2007); (right) Rendering of proposed development (Source: Facet Design Studios, 2021) The proposed development includes the narrow, elongated windows shown in the case study to the left. The windows on the first two levels of the proposed development are similar to other buildings on Weber Street and the two storey podium helps break up the mass of the building. The windows are placed symmetrically and consistently along the facades facing the street. 6.3 Impact of Proposed Development on 107 Young Street and Adjacent Properties 6.3.1 107 Young Street The following chart evaluates the impact the proposed development will have on the existing cultural heritage resource on the subject lands. Table 1.0 Adverse Impacts to 107 Young Street Impact Level of Impact Analysis ((Potential, No, Minor, Moderate or Major) Destruction or Minor. In order to facilitate the excavation for the alteration of heritage underground parking garage, the existing attributes house located at 107 Young Street will be shored and supported during construction September 2021 MHBC 131 Page 86 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Shadows Isolation Direct or Indirect Obstruction of Views A Change in Land Use Land Disturbance September 2021 activities which will result in the removal of the existing foundation. The development will retain the building at 107 Young Street, however, the new construction requires the removal of a portion of the south east corner of the exterior wall and roofline, which are considered heritage attributes, to facilitate the integration of the building into the new development. This alteration requires the removal of some building fabric including a portion of the roofline and masonry walls and rear porch. See sub -section 6.2.1.1. No. The property will not have shadows that adversely affect its associated heritage attributes as a result of the development. See Appendix `D' for Shadow Study. No. The proposed development will not isolate the building from its neighbouring heritage properties or from the overall CCNHCD. No. The new construction is set in front of the setback of 107 Young Street which may indirectly obstruct views along the east side of Young Street, however, historically this view has been blocked by the former building at 56 Weber Street. See sub -section 6.2.1.3. No The building will continue to be used for residential purposes. Potential. During construction, the building will be shored and supported during construction. This means that construction activities will be occuring in the immediate vicinity of the house and there is potential that it could be MHBC 132 Page 87 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON impacted by land disturbances. A Conservation Plan will require protection measures for this task. The development proposes that the existing house at 107 Young Street will be shored and supported during construction for the excavation of the two level parking garage and new construction. The retention of the house in-situ will result in the removal of the original foundation of the house. Figure 13- Aerial view of subject lands; red arrow indicating temporary relocation to Young Street right of way (Source: VuMap, 2021). September 2021 MHBC 133 Page 88 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON The development requires the removal of a portion of the south east corner of the house, including roofline, to facilitate the integration of the building into the new development. The removal includes the rear porch, which was reconstructed, and approximately 2.8 metres on the south elevation and approximately 5 metres on the east elevation with a total of 14mz. This alteration requires the removal of some building fabric including a portion of the roofline and masonry walls (see Appendix `A' for larger version). h E YARO \ TO AC Figures 14 & 15- (above) Excerpt of Site Plan of identifying location of building fabric proposed to be removed from 107 Young Street to facilitate the integration into the new construction; red box indicating building fabric proposed to be removed (below) Main floor plan indicating area proposed to be removed (Source: Facet Design Studio, 2021). September 2021 MHBC 134 Page 89 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON ..-- EAFT ELEv1il;]fl SOLrTH ELEVATION Figures 16, 17 & 18- (above left) East elevation of 107 Young Street; red box indicating approximate area to be removed; (above right) South elevation indicating approximate area to be removed; (below) Photograph of existing rear porch and south and east elevations to be removed (Source: Facet Design Studio, 2021). September 2021 MHBC 135 Page 90 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 6.2.1.3 Impact of Direct and Indirect Obstruction of Views The table on the following page identifies the two identified significant views of the existing buildings on the subject lands. Table 2.0 Significant Views View No. 1- Static view from west side of Young Street looking eastward View No. 2- Kinetic view via Young Street entering and existing CCNHCD September 2021 MHBC 136 Page 91 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON View No.1 —Static view from west side of Young Street looking eastward The house located at 107 Young Street will be returned to its original location, retaining its original setbacks and orientation. The proposed development will not significantly alter this view, although there will be changes within the background due to the new construction. Figure 19- Static view of 107 Young Street looking eastwards (Source: MHBC, 2018). September 2021 MHBC 137 Page 92 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON View No.2 —Kinetic view along Young Street entering and exiting the CCNHCD The proposed development will remove the existing trees that have historically blocked the view of 107 Young Street moving northwards along Young Street which will improve its visibility (see Figures 21-22). The proposed development has a similar setback to 107 Young Street and formerly 56 Weber Street West to maintain a sense of continuity between the old and new. The view moving southwards along Young Street towards Weber Street will not change with the exception that the new building will be visible in the background (see Figures 20 & 21). :.+ -� ti kr r r .r r r , .r r r 7 r � gym Figures 20 & 21- (above) View of Young Street streetscape looking northwards (Source: Google Earth Pro, 2021).; (below) Rendering of proposed development at the intersection of Young and Weber Street West (Source: Facet Design Studio, 2021). September 2021 MHBC 138 Page 93 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Figures 22 & 23- (above) View of existing Young Street streetscape looking southwards (Source: Google Earth Pro, 2021); (below) Coloured rendering view of Young Street streetscape looking southwards (Source: Facet Design Studio, 2021). September 2021 MHBC 139 Page 94 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 6.3.2 48 Weber Street and 109 Young Street Table 3.0 on the following page evaluates the impact the proposed development will have on the existing cultural heritage resource adjacent to the subject lands. A minor impact of land disturbances is identified for both adjacent properties at 48 Weber Street West and 109 Young Street as they are within close proximity of excavation and construction for the proposed development. The property at 109 Young Street is approximately 3.7metres and 48 Weber Street is approximately 3.9 metres from the underground parking garage (see Figure 24). Figure 24- Excerpt of basement/ parking level floor plan in comparison to neighbouring heritage properties; measurements are in red (Source: Facet Design Studio, 2021 & MHBC, 2021). September 2021 MHBC 140 Page 95 of 524 Heritage Impact Assessment Phase 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Table 3.0 Adverse Impacts to Adjacent Properties Impact 48 Weber Street West Destruction or No. The proposed development will alteration of not result in alterations or destruction heritage to identified heritage attributes. attributes Shadows No. Shadows will not negatively impact or detract from existing heritage attributes of the building. Isolation No. The proposed development will not isolate the building from its neighbouring heritage properties or from the overall CCNHCD. Direct or Indirect Obstruction of Views A Change in Land Use Land Disturbance September 2021 No. The proposed development will not obstruct any significant views of the building which consist of kinetic views along Weber Street West and from the south side of Weber Street West looking north towards the front fagade. No. The land use will be the same Potential. The new construction will be approximately 4 metres between the existing building and the new construction. There is potential that the vibrations emitted from construction could impact the foundation of the existing building particularly due to the depth of excavation for the two level parking garage. 109 Youna Street No. The proposed development will not result in alterations or destruction to identified heritage attributes. No. Shadows will not negatively impact or detract from existing heritage attributes of the building. No. The proposed development will not isolate the building from its neighbouring heritage properties or from the overall CCNHCD. No. The proposed development will not obstruct any significant views of the building which consist of kinetic views along Young Street and from the west side of Young Street looking north towards the front fagade. No. The land use will be the same. Potential. The new construction will be approximately 4 metres between the existing building and the new construction. There is potential that the vibrations emitted from construction could impact the foundation of the existing building particularly due to the depth of excavation for the two level parking garage. MHBC 141 Page 96 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 6.4 Summary of Impacts The following is a summary of adverse impacts identified in this Section. Please note, that the heritage attributes of the CCNHCD described in Sub -section 4.2 were included as part of the overall analysis. • Minor impact of alteration to 107 Young Street due to the removal of building fabric to facilitate the integration of the new building. This alteration impacts heritage attributes of the CCNHCD as it is to a well maintained, finely detailed building that is largely intact. • Potential impact of land disturbances for 107 Young Street due to vibrations emitted from construction equipment during excavation of the underground parking garage and new construction which includes the integration of the house into the new development. There is potential for physical damage to existing building during this phase (i.e. dust, debris, materials or equipment accidentally hitting exterior form). • Potential impact of land disturbances for 48 Weber Street West and 109 Young Street, which are a contributing, well maintained, largely intact buildings within the CCNHCD. The depth of excavation caused by the two level parking garage raises potential impacts of land disturbances to the foundation of both of these adjacent buildings. In conclusion, the proposed development is consistent the majority of the policies and guidelines for the CCNHCD resulting in its general compliancy with the CCNHCD Plan (2007), in particular Section 3.3.1 of the Plan regarding development patterns and land use as the site is considered underutilized. The new building is located at the perimeter of the District where higher density is anticipated and along Weber Street West which varies in mass, scale and architecture. The new building, albeit taller than adjacent buildings within the CCNHCD, does comply with the 45 degree angular plane to ensure adequate transition between higher density developments along Weber Street West and low rise residential areas at the interior of the District. September 2021 MHBC 142 Page 97 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON TOConsideration of Alternatives 7.1 Alternative Development Approaches The following have been identified as a range of development alternatives that may be considered as part of the heritage planning process. These options have been assessed in terms of impacts to cultural heritage resources as well as balancing other planning policies within the planning framework. These options could be selected individually or combined. The following are alternative development options to minimize impacts to 107 Young Street on the subject lands, adjacent properties and overall CCNHCD. 7. 1.1 Reduce size of underground levels This option results in the reduction of the underground parking/ storage levels as it relates to its proximity to 107 Young Street, 109 Young Street and 48 Weber Street which can result in land disturbances for all of these properties. In order to lessen, or avoid these impacts, mitigation measures can be implemented (i.e. Vibration Monitoring Plan). 7.1.2 Alternative building design avoiding physical integration of 107 Young Street An alternate design that avoids the physical integration of 107 Young Street house with the new building was considered. While this option would result in less impact to the house at 107 Young Street, it would require a separation distance between the two buildings to ensure compliance with the Building Code. The result would be a loss of floor space and density in the new building or additional height to maintain the same density. Given that the impact of connecting the new building to the rear corner of 107 Young Street is relatively minor, this alternative is not recommended. 7.1.3 Alternative design of new building The proposed development is designed as a unique and signature building. The building has a contemporary design that represents the variety of architecture and built form that is present along the Weber Street interface. An alternative design with a greater use of the types of architectural elements and materials that are present on the buildings within the centre of the heritage district would be an option. This alternative could ease the transition from the Weber Street West streetscape to the low rise residential portion of the district, however, this may result in a building September 2021 MHBC 143 Page 98 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON form or design of the new building that is less compatible with the form and character of the Weber Street portion of the HCD. September 2021 MHBC 144 Page 99 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 8 . 0 Mitigation Measures The following lists impacts identified as it relates to the compliance with the CCNHCD policies and guidelines and impacts of development on existing and adjacent resources: Impacts • Minor impact of alteration to 107 Young Street due to the removal of building fabric to facilitate the integration of the new building. This alteration impacts heritage attributes of the CCNHCD as it is to a well maintained, finely detailed building that is largely intact. • Potential impact of land disturbances for 107 Youna Street due to vibrations emitted from construction equipment during excavation of the underground parking garage and new construction which includes the integration of the house into the new development. There is potential for physical damage to existing building during this phase (i.e. dust, debris, materials or equipment accidentally hitting exterior form). • Potential/ Negligible impact of land disturbances for 48 Weber Street West and 109 Young Street, which are a contributing, well maintained, largely intact buildings within the CCNHCD. The depth of excavation caused by the two level parking garage raises potential impacts of land disturbances to the foundation of both of these adjacent buildings. Mitigation Recommendations: • Temporary Protection Plan which will include a Vibration Monitoring Plan for subject lands and adjacent properties; • Salvage and inventory of removed built heritage fabric extracted from 107 Young Street to facilitate the physical connection between the new construction and existing building to be stored for future repairs; • Monitoring of deconstruction of portion of 107 Young Street as part of the alteration; • The rehabilitation of 107 Young Street must be consistent with the Parks Canada Standards and Guidelines for the Conservation of Historic Places in Canada (2nd Edition) as outlined in Section 7.0 of this report and in accordance with Section 12.C.1.20 of the City's Official Plan; it is recommended that work be completed by professionals who are members of the Canadian Association of Heritage Professionals (CAHP) who are familiar September 2021 MHBC 145 Page 100 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON with these standards and guidelines and that MHBC monitor the progression of the rehabilitation; and, • Materials extracted from the demolition of 50-56 Weber Street West and alteration to 107 Young Street should be repurposed within the development, if feasible. This includes materials such as: o Masonry; o Wood (i.e. flooring); and, o Original front door of 56 Weber Street West. CCNHCD: • Exterior finishes and materials should be of high quality (i.e. stone masonry) and consistent with the CCNHCD; their compatibility will be subject to Site Plan Review Committee approval through the Site Plan process; and, • Lighting should be used to emphasis 107 Young Street along the streetscape (such as including adjustable exterior flood lighting to highlight the house during evening hours), and signage should not obstruct significant views of 107 Young Street and the greater CCNHCD. Implementation: • The acoustic engineer is responsible for monitoring vibrations. The architect and site supervisor are responsible for the demolition and salvaging of heritage building material. MHBC is responsible for ensuring implementation and monitoring take place. • A Temporary Protection Plan is a recommendation of the HIA which will outline the tasks required for protection on-site and adjacent cultural heritage resources. September 2021 MHBC 146 Page 101 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 9. 0 Conservation Recommendations The following sub -section briefly reviews the applicable conservation principles as it relates to the conservation of 107 Young Street within the construction process as well as a Conservation Plan. 9.1 Standards and Guidelines for the Conservation of Historic Places in Canada (2nd Edition) This Section of the report refers to the Standards and Guidelines for the Conservation of Historic Places in Canada (referred to in this report as the `Standards and Guidelines') (Parks Canada, 2010). This document has been accepted as best planning practice for heritage conservation and its contents and use are supported by the City of Kitchener Official Plan as follows: 12. C. 1.21 The City will make decisions with respect to cultural heritage resources with the policies of the Provincial Policy Statement, which require the conservation of significant heritage resources. In addition, such decisions will be consistent with the Parks Canada Standards and Guidelines for the Conservation of Historic Places in Canada. 9. 1.1 Review and Application of the Standards for Rehabilitation The Standards and Guidelines for the Conservation of Historic Places in Canada (2011) provide standards for rehabilitation; this includes the 12 General Standards: 1. Conserve the Heritage value of an historic place. Do not remove, replace or substantially alter its intact or repairable character -defining elements. Do not move a part of an historic place if its current location is a character -defining element. It is not proposed that any character -defining element will be removed. A portion of the roofline will be removed. 2. Conserve changes to a historic place that, over time, have become character - defining elements in their own right. Although, the rear porch is a later addition to the original building, it has become part of the overall exterior form of the building. The rear porch will be not be reconstructed. The porch was a later sympathetic addition to the rear of the building. Although, it is part of the historic place, it is not a character -defining element in its own right. September 2021 MHBC 147 Page 102 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 3. Conserve heritage value by adopting an approach calling for minimal intervention. The development proposes to retain the heritage building in-situ. Although the foundation will be removed from the building during the shoring and temporary support of it during construction, the identified character defining elements will be conserved. This approach requires the least intervention in order to retain its built form. 4. Recognize each historic place as a physical record of its time, place and use. Do not create a false sense of historical development by adding elements from other historic places or other properties, or by combining features of the same property that never existed. A false sense of historical development will not be created. The proposed development juxtaposes the existing heritage building and the new construction which is of a contemporary architectural style. 5. Find a use for an historic place that requires minimal or no change to its character - defining elements. The building will be used for residential purposes which is consistent with its former use. 6. Protect and, if necessary, stabilize an historic place until any subsequent intervention is undertaken. Protect and preserve archaeological resources in place. Where there is potential for disturbing archaeological resources, take mitigation measures to limit damage and loss of information. The heritage building is in good condition and does not require substantial conservation work. The building will be structurally protected and stabilized by means of temporary supports (see Appendix'F'). There are no archaeological resources perceived to be or identified on either the current site of the heritage building. 7. Evaluate the existing condition of character -defining elements to determine the appropriate intervention needed. Use the greatest means possible for any intervention. Respect heritage value when undertaking an intervention. Section 4.1.2 of this report evaluates the condition of character -defining elements of the heritage building. Any conservation work proceeding the building's return to its original location should be consistent with the Standards and Guidelines of Historic Places in Canada (2011). 8. Maintain character -defining elements on an ongoing basis. Repair character - defining elements by reinforcing their materials using recognized conservation September 2021 MHBC 148 Page 103 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON methods. Replace in kind any extensively deteriorated or missing parts of character -defining elements, where there are surviving prototypes. An annual inspection of character -defining elements has been recommended in the long- term conservation goals of this report in Section 8.4. The character -defining elements of the heritage building are in good condition and do not require intervention; these elements only require on-going maintenance (maintenance is not considered intervention). 9. Make any intervention needed to preserve character defining elements physically and visually compatible with the historic place and identifiable on close inspection. Document any intervention for future reference. If during the rehabilitation there are character -defining elements, a portions thereof, that are in deteriorated condition in so much that they are no longer structurally viable, it is recommended that replacements be visually compatible to the heritage building and that these alterations be documented and included with the on-going maintenance log for the building. 10. Repair rather than replace character -defining elements. Where character -defining elements are too severely deteriorated to repair, and where sufficient physical evidence exists, replace them with new elements that match the forms, materials and detailing of sound versions of the same elements. Where there is insufficient physical evidence, make the form, material and detailing of the new elements compatible with the character of the historic place. The majority of the character -defining elements are in good condition and do not require replacement. If replacement is required, there is sufficient physical evidence to replace them with new elements that match the forms, materials and detailing of sound versions of the same elements. 11. Conserve the heritage value and character -defining elements when creating any new additions to an historic place or any related new construction. Make the new work physically and visually compatible with, subordinate to and distinguishable from the historic place. The proposed development will remove some building fabric on the south-eastern corner of 107 Young Street to facilitate the integration of the building within the overall development. The integration is intended to be physically and visually compatible by using materials and means of attachment that respect the existing building. The new building is legible and the connection is recessed to the rear of 107 Young Street which makes it read as a stand-alone building rather than an addition. 12. Create any new additions or related new construction so that the essential form and integrity of an historic place will not be impaired if the new work is removed in the future September 2021 MHBC 149 Page 104 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON The building fabric that will be removed from 107 Young Street is to be documented and inventoried and stored on-site so that it could be reversed in the future. Recent documentation of the building, historical architectural drawings by Charles Knetchel and documentation of the deconstruction of the portion of the building to facilitate the construction, combined can be used to restore this portion of the building. 9.1. 2 Review and Application of the Guidelines The Standards and Guidelines (2011) provide specific guidelines regarding the conservation of elements of a historic place. The following guidelines for a) buildings and b) materials will be applied as it relates to the proposed development and the conservation of heritage attributes located on the subject lands. Guidelines for Buildings: • Exterior Form; • Exterior Walls; • Windows Doors, and Storefronts; and • Entrances, Porches and Balconies. Guidelines for Materials: • All Materials; • Wood and Wood Products; • Masonry; • Architectural and Structural Metals; and, • Glass and Glass Products. 9.2 Eight Guiding Principles in the Conservation of Built Heritage Properties The following Eight Guiding Conservation Principles used by the Ontario Ministry of Tourism, Culture and Sport as well as the Ontario Heritage Trust will be evaluated in this report: 1. Respect for documentary evidence; Measured drawings and elevations for 107 Young Street have been completed to ensure that sufficient documentary evidence exists prior to relocation (see Appendix `I' of this report). 2. Respect for original location; The existing building at 107 Young Street retains in-situ during construction to respect its original location. 3. Respect for historic material; September 2021 MHBC 150 Page 105 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Any repairs as part of the rehabilitation of 107 Young Street will be respectful of the existing historic material used. 4. Respect for original fabric; The proposed development will remove a portion of the south-eastern corner of 107 Young Street, however, the material be documented, salvaged, inventoried and stored on-site. 5. Respect for the building's history The building will be conserved to continue to function as a residential building while respecting later alterations/ additions made as part of the evolution of the building. 6. Reversibility; If the new development were for some reason to be removed in the future, the recent documentation of the building, historical architectural drawings by Charles Knetchel and documentation of the deconstruction of the portion of the building to facilitate the construction, combined can be used to restore this portion of the building. 7. Legibility; The proposed development is contemporary in design and will be legible in its integration with the existing building on-site. 8. Maintenance. This report includes a Conservation Plan which includes maintenance in its long-term conservation goals. 9.3 Region of Waterloo Practical Conservation Guides The Region of Waterloo provides practical guidelines regarding the conservation of heritage properties in the Region. These guidelines are consistent with the Standards and Guidelines for the Conservation of Historic Places in Canada. Applicable practical guidelines that may supplement the Parks Canada Standards and Guidelines reviewed above include: • Masonry; • Metalwork; • Paint and Colour; • Porches; • Roofs; and, • Windows/shutters/ doors. The Region of Waterloo outlines "Elements of Successful Infill" in Infill: New Construction in Heritage Neighbourhoods as part of their series, Practical Conservation Guide for Heritage September 2021 MHBC 151 Page 106 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Properties. The "Elements of Successful Infill' include: setback, scale, orientation, scale, proportion, rhythm, massing, height, materials, colour, roof shape, detail and ornamentation, landscape features, secondary buildings, and parking. These elements are incorporated into the CCNHCD Plan (2007) and associated policies and guidelines. 9.4 Conservation Plan Short -Term/ Prior to Construction Table 2.0 Immediate Issue I Action Security For the duration of time that the building is vacated, it is important that the house be monitored regularly to ensure that there is no evidence of trespassing or vandalism to the property. Regular inspections of the property should ensure that all smoke detectors in the dwelling are properly operating and there are no fire hazards and if trespassing may be occurring, other security measures, such as increased signage and surveillance of the property should be considered. 1. Utilities When the house is vacated, utilities (heat and hydro) will be required to be continued for the property to ensure that structural problems do not arise due to a lack of heat or ventilation. Disconnection of services should only be done immediately prior to relocation. 2. Mechanical Equipment 3. Documentation September 2021 Safely remove gas meters and other equipment from the facade without damaging the integrity of the brick. Prior to the relocation of the house, measured drawings will provide an accurate record in the event that the ect Team Member :E Owner Contractor Kitchener Utilities Facet Design Studio Ltd. MHBC 152 Page 107 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 4. Removal of Porches 5. House Stabilization and Engineer's Approval Medium Term building is accidentally damaged during the relocation. The removal of the rear porch Contractor should be completed by manual Facet Design Studio Ltd. demolition. House should be temporarily stabilized during construction and chimneys appropriately stabilized. An experienced contractor should be retained to perform the shoring, one with experience in working with older structures constructed using heritage material. Table 3.0 Action 1. Temporary The house will be shored Shoring and and temporarily supported Support of during construction. House on Young Street 2. Grading Plan and New Foundation September 2021 Engineer Facet Design Studio Ltd. Project Team Member Engineer Grading plan will be completed and I Owner submitted with the building permit Contractor application with and after the Engineer MHBC 153 Page 108 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON foundation permit. Poured concrete foundations are acceptable for a 5. Rehabilitation of Front Porch The front porch will be rehabilitated post construction. If material is in poor condition in may be replaced with like material. Documentary evidence from the 1912 blueprints of the heritage building and photographic documentation, measured drawings and elevations completed prior to the construction should be consulted. 1. Attic Repair Repair of cracked plaster ceilings in the finished attic area should be completed by an experienced plaster trades person with experience with historic materials. 6. Painting and Cleaning of Heritage Attributes September 2021 Heritage elements/ features should be cleaned safely following the correct protocol for cleaning techniques of each particular feature subsequent to its material. Elements/ features that require repainting should be painted with like colours. Contractor Engineer Contractor preferably with a CAHP membership Contractor preferably with a CAHP membership Conservation specialist to ensure the proper paint and technique is utilized. Preferably with a CAHP membership. MHBC 154 Page 109 of 524 new foundation. The placement of the house on the 3. Placement of House Upon new foundation will be completed in New Foundation a way that ensures that the and Post building's exterior form is not Inspection damaged. An inspection of the heritage building should be completed soon after reconstruction to identify any conservation issues that may have occurred from the move and initial settlement of the building. Utilities should be re-established at 4. Utilities the earliest opportunity and maintained as long as the house remains vacant. 5. Rehabilitation of Front Porch The front porch will be rehabilitated post construction. If material is in poor condition in may be replaced with like material. Documentary evidence from the 1912 blueprints of the heritage building and photographic documentation, measured drawings and elevations completed prior to the construction should be consulted. 1. Attic Repair Repair of cracked plaster ceilings in the finished attic area should be completed by an experienced plaster trades person with experience with historic materials. 6. Painting and Cleaning of Heritage Attributes September 2021 Heritage elements/ features should be cleaned safely following the correct protocol for cleaning techniques of each particular feature subsequent to its material. Elements/ features that require repainting should be painted with like colours. Contractor Engineer Contractor preferably with a CAHP membership Contractor preferably with a CAHP membership Conservation specialist to ensure the proper paint and technique is utilized. Preferably with a CAHP membership. MHBC 154 Page 109 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 7. Landscaping Landscaping should complement the orientation and setback of the house and not interfere or obstruct direct views of the front facade. It is recommended that heavy vegetation near the foundation and to avoid plants such as vines that can cause damage to masonry walls and allow for efflorescence and subsequent structural damage. Landscaping should frame the view of the house from the streetscape. Long Term (Maintenance and Monitoring) Long term conservation is achieved through maintenance and regular monitoring. Regular maintenance is the best way to ensure that a cultural heritage resource is appropriately conserved over the long-term and ensures that damages (including wear and tear, exposure to the elements) are routinely inspected and repaired as necessary. By maintaining a status quo, there should not be the requirement to replace heritage attributes and the need for major interventions. All maintenance, repair or restoration or new design should respect heritage attributes and the original fabric or historic materials, should be based on the documentary evidence. Attributes and elements of a building will deteriorate over time through daily use. As such, all materials are expected to have a `lifetime'. It is recommended that the elements of the building be routinely inspected on an annual basis to repair elements which are at the end of their lifespan, including roof and windows for example. Major elements should be considered for repair or replacement at the end of their life spans, including roofs (20+ years), doors and windows (20- 30+ years) and masonry (+/- 100 years). The average lifespans of these elements vary greatly and thus a detailed. In order to supplement the historic record, it is recommended that a record of all restoration and maintenance work is documented over time. Conservation measures for the long-term include regular monitoring and maintenance to uphold the level of care and function that is apparent today. Regular monitoring will identify maintenance issues to be addressed on an ongoing basis. On-going maintenance consists of visual assessments to identify any commencement of deterioration that can be intervened at the earliest time possible. September 2021 MHBC 155 Page 110 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Table 4.0 Long -Term Maintenance Record Keeping Action Time Frame That a record be kept of Annual maintenance and repairs over the long-term to supplement the historic record of the building. Cleaning of Heritage elements/ features Heritage should be cleaned safely Attributes following the correct protocol for cleaning techniques of each particular feature subsequent to its material. Woodwork I All woodwork including: Painting on wooden porch. Porches Good Ensure landscaping is Husbandry complementary to the house Practices and does not obstruct its view. September 2021 Every five (5) years. Every five (5) years On-going MHBC 156 Page 111 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 0.0 Conclusions and Recommendations MHBC Planning, Urban Design and Landscape Architecture ("MHBC") was retained by Facet Design Studio to undertake a Heritage Impact Assessment (HIA) for the subject lands including 50-56 Weber Street West and 107 Young Street, City of Kitchener. The proposed development includes an 8 storey building in lieu of 50-56 Weber Street West and the integration of 107 Young Street into the development. The following impacts were identified for both 107 Young Street specifically and the greater CCNHCD. The following lists impacts identified as it relates to the compliance with the CCNHCD policies and guidelines and impacts of development on existing and adjacent resources: • Minor impact of alteration to 107 Young Street due to the removal of building fabric to facilitate the integration of the new building. This alteration impacts heritage attributes of the CCNHCD as it is to a well maintained, finely detailed building that is largely intact. • Potential impact of land disturbances for 107 Young Street due to vibrations emitted from construction equipment during excavation of the underground parking garage and new construction which includes the integration of the house into the new development. There is potential for physical damage to existing building during this phase (i.e. dust, debris, materials or equipment accidentally hitting exterior form). • Potential impact of land disturbances for 48 Weber Street West and 109 Young Street, which are a contributing, well maintained, largely intact buildings within the CCNHCD. The depth of excavation caused by the two level parking garage raises potential impacts of land disturbances to the foundation of both of these adjacent buildings. In conclusion, the proposed development meets the majority of the policies and guidelines for the CCNHCD resulting in its general compliancy with the Plan (2007). Mitigation Recommendations: • Temporary Protection Plan which will include a Vibration Monitoring Plan for subject lands and adjacent properties; • Salvage and inventory of removed built heritage fabric extracted from 107 Young Street to facilitate the physical connection between the new construction and existing building; September 2021 MHBC 157 Page 112 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON • Monitoring of deconstruction of portion of 107 Young Street as part of the alteration; • The rehabilitation of 107 Young Street must be consistent with the Parks Canada Standards and Guidelines for the Conservation of Historic Places in Canada (2nd Edition) as outlined in Section 7.0 of this report and in accordance with Section 12.C.1.20 of the City's Official Plan; it is recommended that work be completed by professionals who are members of the Canadian Association of Heritage Professionals (CAHP) who are familiar with these standards and guidelines and that MHBC monitor the progression of the rehabilitation; and, • Materials extracted from the demolition of 50-56 Weber Street West and alteration to 107 Young Street should be repurposed within the development, if feasible. This includes materials such as: o Masonry; o Wood (i.e. flooring); o Original front door of 56 Weber Street West. CCNHCD: • Exterior finishes and materials should be of high quality (i.e. stone masonry) and consistent with the CCNHCD; their compatibility will be subject to Site Plan Review Committee approval through the Site Plan process; and, • Lighting should be used to emphasis 107 Young Street along the streetscape (such as including adjustable exterior flood lighting to highlight the house during evening hours), and signage should not obstruct significant views of 107 Young Street and the greater CCNHCD. September 2021 MHBC 158 Page 113 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 11.0 Sources Berlin Today: Official Souvenir of the Best Town in Canada, 1906. Bloomfield, Elizabeth and Linda Foster. Waterloo County Councillors: A Collective Biography. Caribout Imprints, 1995. Bloomfield and Foster. Waterloo County Councillors: A Collective Biography. Caribou Imprints, 1995. Blumenson, John. Ontario Architecture: A Guide to Styles and Building Terms 1874 to the Present. Fitzhenry and Whiteside, 1990. City of Kitchener. Civic Centre Neighbourhood Heritage Conservation District Study, 2006. 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. Facet Design Studios. Site Plan, Renderings, Shadow Study and Angular Plane. (PDF) June 9, 2021. Google Maps & Google Earth Pro. 50-56 Weber Street West and 107 Young Street, City of Kitchener, ON. 2020. Government of Canada. Parks Canada. Standards and Guidelines for the Conservation of Historic Places in Canada. 2010. Hayes, Geoffrey. Waterloo County: An Illustrated History. Waterloo Historical Society, 1997. Heritage Resources Centre. Ontario Architectural Style Guide. University of Waterloo, 2009. mills, Rych. Kitchener (Berlin) 1880-1960. Arcadia Publishing, 2002. Ministry of Heritage, Sport, Tourism and Culture Industries. Ontario Heritage Tool Kit: Heritage Resources in the Land Use Planning Process, InfoSheet #2, Cultural Heritage Landscapes. Queens Printer for Ontario, 2006. Ministry of Heritage, Sport, Tourism and Culture Industries. InfoSheet#5 Heritage Impact Assessments and Conservation Plans, 2006 September 2021 MHBC 159 Page 114 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Moyer, Bill. Kitchener. Yesterday Revisited, An Illustrated History. Windsor Publications (Canada) Ltd., 1979. n/a. Busy Berlin, Jubilee Souvenir. 1897. Region of Waterloo. Practical Conservation Guide for Heritage Properties. (PDF) Accessed December 10, 2019. Stantec Inc. City of Kitchener Civic Centre Neighbourhood Heritage Conservation District Plan (PDF). August 2007. Uttley, W.V. (Ben), A History of Kitchener, Ontario. The Chronicle Press: Kitchener, 1937. W. V. Uttley and Gerald Noonan. A History of Kitchener., Wilfrid Laurier University Press, 1975. September 2021 MHBC 160 Page 115 of 524 Heritage Impact Assessment Phase II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Appendix A- Maps of the Subject Land September 2021 MHBC 161 Page 116 of 524 �I I r a s Figure: Location Map 107 Young Street 50-52, 56 Weber Street W City of Kitchener Region of Waterloo �• ,Allf Legend [ LOD Subject Lands Source: -Region of Waterloo Open Data -Region of Waterloo 2018 Imagery q r Date: May 15, 2019 N Scale: 1:1,000 File: 17191A Drawn: GC Document Path: K:N7191A- Weber St\RMAerial Location—d 1% 4 ' .l *� � '�# ! / ► �� ��� • `_' - : ' _♦ t' * r rJ � } `fin' � 1� 'IV �a t tri a 'V ~ fi�n , mei a ....1 0 0 D ©a A LOSN Rise Residential Preservation Low Rise Multiple Residential - r . air P.J' • t • rt Low Density Multiple Residential Medium Densrly Multiple Residential w4J J : ? �j High Denerty Multiple Reeldentlal J r, """'�$ - ;. 'dlFice Rssidenllal Con'rerslon Medium Density Commercial Residential pY Y r r ' 7d� 4�r ' i "a alt` � {. , •�-,' a r � I� High Density Commercial Residential Community lnstitudnnal * eoyy ! AID Mixed Use Corridor 7 Neighbourhood Perk Yf Boundary of Secondary Pian 6 lJ, r Spe dal Policy Area Civic Centre Legend Date: Dec 5, 2019 Neighbourhood r=1111=0% N 1...J Subject Lands Scale: 1:5,000 Plan for Land Use- F--_' Map 9 Secondary Plan Civic Centre Neighbourhood HCD File: 17191A Drawn: GC Document Path: KMMM-Weber SM Maeritage_District_SecondaryPlan.mxtl 107 Young Street Source: 50-52, 56 Weber Street W -Region of Waterloo Open Data City of Kitchener -Region of Waterloo 2018 Imagery Region of Waterloo -City of Kitchener Secondary Plan Map 9 5 e 4 i� r ' bOh - - --. -------------. egeeeee�r . eeeeee� r eek a eeeeeeeeeeeeeea . eeeeeeees . eeeeeeees i eeewi a eeeeee� a � _ C Site Plan Impacts on Existing House LEGEND .! J Subject Lands Proposed -impact on existing house at 107 Young 5t (121,1 ml) 107 Young Street 50-52, 56 Weber Street W City of Kitchener $° Aerial • lRegion of WalOripo, 2419j Region of Waterloo Sele Plan (Farrel Architects, Feb. 16.2021) DATE: June 2021 SCALE: 1: 500 L FILE: I i 1 u IA i DRAWN: CAC x -i IIxia+KNfa giaafrvEan�f�kiER�O++C or de 'EW-- - -� for Site Plan - Basement Review 4 rA% `' M : LEGEND Subject Lands 107 Young Street 50-52, 56 Weber Street W City of Kitchener s"17�' • gen8i (Region of Waterloo. 20 19) Region of Waterloo site wan (Faoer Architects, Fab- 16.2027) DATE: June 2021 SCALE: 1: 500 0 FILE: 17191A DRAWN: CAC A Heritage Impact Assessment Phase 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Appendix B- Site Plan and Elevations September 2021 MHBC 162 Page 121 of 524 R e fl" 8 q H Z R z j = W a 0 LU itmap Q Z F- 0 0 o V w N o w o } Lu o � " F 9 � b 00 i F 0 El Q QQ J z I;I ,sa ale = 3 ^" .E" msf_ass "2 1k ax Y s baaa� 1� 0 "k e 6 °s am na555" s$,'$i9 Y O0�e� $ 3 ®NiiSx3 _—_--__ V A � — � a NItlM � 313210NOJ I 3 F i /�EV I W d b Zl V G9 h �I �� A�V913S Lr - - - - aavAav3a I — Os'L I Ix� III I 66's1 r 1 IQ I Iw I Z9 -- I .0 ----------� I cn r---------- O cn _x � U w � Z Ch � QIeo �C < l8'££ i --------- 08'Si -----J / j----- + £LZ s i ° 311b1 0 Z Z 97 - �' V913S `JNIN301 o aav 1Noa3 ayoa ' a a'� sos I I b a I I I 7 I � I I I z Q I--------------- IL I _ I –Im I I I �/I ga a alp I— — i 3 3d SO V� o wp w 3dtlJSaNV� 9 o ,O 6Z 00'Z M NS 7 =MONS �pw Ir .X3 NIVM 3i3aalloo o AIVM 343d3NO3 1332f1S JNno/J �. ry �' K cn Q zo 56 ❑ ❑ ❑ 0 0 0S 0 plmry LLOLL COLLIOLLIC OLLI- O^ C o OLLN- OLL'' LL -o ❑ Imry 0^ IC N IIo OF OOOO O O O O LL ' LLO - = F�Ei I IID SII I - z w LU, = o � II 9 O H CO � i ji m ' LU 00 0 ; L kw < co Z LU 00 LU LL, 0 m LU < C, F- LU LU C) o Lu F; M I Lm No- —M z LU LU 0 'A -LLLLLLLLM --- LLLLLLLLLL---LLLLLLLLMI--- Heritage Impact Assessment Phase 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Appendix C -Renderings September 2021 MHBC 163 Page 125 of 524 C\ 9 f$ 11 : _ Heritage Impact Assessment Phase 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Appendix D -Shadow Study September 2021 MHBC 164 Page 129 of 524 March SUN RISE 7:26 SUN SET 19:38 10:00 am 50-56 Weber Shadow Impact Study 12:00 pm 4:00 pm OEXISTING BUILDINGS PROPOSED BUILDING LW design studio ud. Page 130 of 524 June SUN RISE 5:46 SUN SET 21:08 10:00 am 50-56 Weber Shadow Impact Study 12:00 pm 4:00 pm OEXISTING BUILDINGS PROPOSED BUILDING yjLW �g�nstud�io ud. 31 of 524 September SUN RISE 7:11 SUN SET 19:24 10:00 am 50-56 Weber Shadow Impact Study 12:00 pm 4:00 pm OEXISTING BUILDINGS PROPOSED BUILDING design studioW ud. Page 132 of 524 December SUN RISE 7:53 SUN SET 16:53 10:00 am 50-56 Weber Shadow Impact Study 12:00 pm 4:00 pm OEXISTING BUILDINGS PROPOSED BUILDING design studioW ud. Page 133 of 524 March SUN RISE 7:26 Additional Hours 1:00 pm SUN SET 19:38 2:00 pm 50-56 Weber Shadow Impact Study 3:00 pm 5:00 pm OEXISTING BUILDINGS PROPOSED BUILDING design studioW ud. Page 134 of 524 Shadow length Calculations March 21 June 21 Time Sun Altitude Azimuth Shadow Length Shadow Factoi Length 4:00 -7.1 48.3 6:00 -5.3 84.6 -0.493 -152 7.00 5.8 94.9 OJ 02 148 8:00 16.5 105.5 0.296 51 9:00 26.7 117.4 0.503 30 10:00 35.7 131.4 O.7T9 21 11:00 42.8 148.5 0.925 16 12,00 46,8 169 1.065 14 13:00 46.8 190,9 1.065 14 14;00 42.8 211.4 O7 926 16 15:00 35.8 228.6 0.721 21 16:00 25.8 242.6 0.505 30 17:00 16.6 254.5 0.298 50 18:00 6 265.2 0.105 143 19:00 -5,1 275.5 -0,089 -168 Titne Sun Altitude Azimuth Shadow Length Factot Shadow Length 4:00 -7.1 48.3 -0.125 -120 5:00 2 58.9 0.035 430 6:00 11.6 68.6 0.205 73 7:00 22 77.9 0,404 37 13:00 32.9 87.5 0.647 23 9:00 43.8 98.2 0.959 16' 10;00 54.3 111.7 1.392 11 11:00 63.7 131.6 2.023 7 12:00 69.7 163.5 2.703 6 13:00 69 203.1 2.605 6. 14:00 62.2 232.6 1.897 8 15:00 52.5 251 1,303 12 16:00 41.9 263.8 0.897 17 17:00 31 274.2 0.601 25 18:00 20.2 283.7 0.368 41 19:00 9.9 293.1 0.175 86 20:00 0.6 302.9 0.010 1432 21:00} -8.5 313.7 -0.149 -100 50-56 Weber Shadow Impact Study L el design studio ud. Page 135 of 524 Shadow length Calculations September 21 Time Sun Altitude Azimuth Shadow Shadow Length Factor Length Shadow Length 5:00 -2.5 86.8 -4.0437 -344 -94 955 94 52 39 35 ifs 42 60 128 7:00 8.5 97.1 0.149.5 1 QO 8:O0 19.1 108 17.3463 43 0:UO 29.1 120.3 0.5516 27 1O:O0 37.7 135 0.7729 19 11;00 44.2 153 0.9725 15 1100 47.3 174.1 1.0837 14 13:00 46.3 196 1.0464 14 14.00 41.5 215.8 0.8847 17 15:00 33.9 232.2 0.6720 22 16:00 24.5 245.6 0.4557 33 17:00 14.1 257.1 0.2512 60 18:00 3.4 267.6 0.0594 252 19:00 -7.71 277.9 -0.1352 -1 1 1 December 21 11:00 am (adjusted for daylight savings time) Time Sun Altitude Azimuth Shadow Length Factor Shadow Length 6:00 7:00 8:00 9:00 10:00 11:00 12:00 13:00 14:00 15.00 15:00 -3,1 0.9 9.1 15 20.9 23.3 22.9 19.7 14.1 6.7 -2.3 113.7 123.6 134.4 146.6 160.1 174.8 189.7 204.1 217.2 228.9 239.5 . -01.1602 0.0157 0.1502 0.2867 0.3819 0.4307 0.4224 0.3581 0.2512 0.1175 -373.4674 -94 955 94 52 39 35 ifs 42 60 128 50-56 Weber Shadow Impact Study L W design studio ud. Page 136 of 524 Heritage Impact Assessment Phase 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Appendix E -Angular Plane Study September 2021 MHBC 165 Page 137 of 524 � 3NIl - --------- 0 3NIl z `r -------------- Aid3dOad ----------------/----- --- / — ll, / o / / / / / -------- Ala3dOad A w M n 'AI 3NIl ------------------ ua3doad LL�F WSW Z. w v;3 •------------------------ m 3 z o W U N LL d d E c N w Z o w m w Z W co = u U O ~ Z Y Heritage Impact Assessment Phase 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Appendix F- Structural Condition Report (Tacoma Engineers, February 2022) September 2021 MHBC 166 Page 139 of 524 TACMA STRUCTURAL REPORT Feasibility Assessment ENGI�lEERS Date: February 25, 2022 No. of Pages: 2 + Encl. Project: Heritage House Preservation - Feasibility Project No.: TW -0196-21 Address: 107 Young Street, Kitchener Permit No.: N/A Client: 2482948 Ontario Inc. Distribution: John Gibson 2482948 Ontario Inc john(i�tricityrentals.com Steve Burrows Facet Design stevofacetds.ca Background Tacoma Engineers has been retained by 2482948 Ontario Inc. to provide a structural engineering assessment on the feasibility to preserve the home located at 107 Young Street, Kitchener during redevelopment of the site. A redevelopment plan has been proposed to see the current property consolidated into a mid -rise residential development. It has been proposed to preserve the home during construction, to facilitate construction of the underground parking structure. It is believed that the home was constructed between 1904 and 1920. The building is a one and a half storey masonry building, complete with wood -framed floors and roof. It measures approximately 1600 ft' in gross building area. The building has a single occupancy; however, it appears to be currently used by many tenants. The building is located in the Civic Centre Neighbourhood, a heritage conservation district recognized under Part IV of the Ontario Heritage Act. 2482948 Ontario Inc owns the building in question, and Tacoma Engineers is being retained as a Consultant directly by the Owner. This assessment is being undertaken by the Owner and is intended to form part of the early preparation work for proposed redevelopment of the property. This report is not being prepared as a response to an Order, recommendations, or request by any regulatory body. This report is based on a visual inspection only and does not include any destructive testing. Where no concerns were noted the structure is assumed to be performing adequately. The structure is assumed to have been constructed in accordance with best building practices common at the time of construction. No further structural analysis or building code analysis has been carried out as part of this report unless specifically noted. Previously, Tacoma Engineers prepared a Structural Condition Assessment for this property, as a part of a Heritage Impact Assessment. No previous work has been completed by Tacoma Engineers on this building for any other owner. A site visit was carried out by Nick Lawler of Tacoma Engineers on June 7t' of 2018 to aid in the preparation of the Structural Condition Assessment. No sub -consultants have been retained to participate in this assessment. Existing Construction The structure is approximately 1600 ft' in gross building area and is a single storey with a finished attic area. The roof is a cottage style hip roof, with several dormers. The walls are approximately 12" thick and are constructed with multi-wythe red clay brick masonry, with a natural lime based mortar. The bottom 3' to 4' of the wall is comprised of exposed rubble stone masonry, which appears to be constructed of either limestone, or granite. 176 Speedvale Ave. West T: 519-763-2000 x264 Guelph, Ontario Professional Engineers F: 519-824-2000 Canada NIH 1C3 onrario n.lawler(i�tacomaengineers.com Page 140 of 524 Heritage House Preservation - Feasibility Page 2 of 2 TW -0196-21 Structural Report February 25, 2022 Feasibility Assessment The interior finishes did not permit direct observation of the interior framing, however given the age and construction of the home, it is assumed that the framing is conventional wood framed floors, with load bearing wood stud walls. No significant damage or signs of distress were observed. Some minor cracking of the plaster was noted in the attic area; however, this is believed to be related to previous roof leak. Feasibility to Preserve the Building An experienced shoring contractor is required to provide the necessary support and shoring to preserve structure during construction of the new redevelopment. The existing building should be reviewed to determine how loads are directed to the foundations, so that the new foundations and supporting structure can be provided which match the existing construction. Further, the temporary works must be designed to ensure adequate support during the construction process. In the case of the subject property, the supporting brick walls were found to be in good condition, with little to no deterioration. Minor cracks were noted over the windows, which is to be expected for a stone structure of this age and construction. Along the driveway, exposure to moisture and de-icing salts has caused damage to the brick. These deteriorated mortar joints and bricks were repaired in 2021 in anticipation of shoring the building. The excavation shoring for the new basement and shoring of the existing heritage structure must be coordinated to sure adequate support of the heritage structure is preserved at all times. It is anticipated that the heritage structure will be supported by temporary means for a prolonged period of time, while the below grade construction takes place. At this time, it is recommended that monitoring of the structure be done to ensure movement is limited. Conclusions and Recommendations The assessment of the existing building has determined that the building is structurally sound enough to be shored and supported during the construction activities. We are of the opinion that the existing house is a good candidate for shoring. After the completion of the project, repairs to the exterior should be anticipated, such as repointing of damaged mortar joints. An experienced contractor should be retained to perform the shoring, one with experience in working with older structures constructed using heritage material. Restoration of the building, both prior to and after the move should be supervised by an engineer / architect experienced in the restoration of heritage structures. Q gya4® �fj�, w Per :3 N. U. RAI ER Nick Lawler, M.A. Sc., PE, P.Eng. CARP 100194517 Structural Engineer, Associate TW -0196-21 B 25- �® Tacoma Engineers Inc. `9ok,�cga��`' Encl. Nil. Page 141 of 524 Heritage Impact Assessment Phase 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Appendix G- Geotechnical Investigation (February 2022) September 2021 MHBC 167 Page 142 of 524 "REVISED" GEOTECHNICAL INVESTIGATION PROPOSED 8 -STOREY APARTMENT BUILDING 50-56 WEBER STREET WEST AND 107 YOUNG STREET KITCHENER, ONTARIO CMT Project 17-445.R01 (REVISED) Prepared for: 627220 Ontario Inc. Original Date of Issue: April 28, 2020 Revision Date: February 18, 2022 Page 143 of 524 February 18, 2022 GUT Engineering Inc. 1011 Indmtriai Crescant, Unil 1 $1. Clement,,, Ontario NOH 2MO Tel: 519-699-5775 Far: SM699-4664 www.emrinc.net 627220 Ontario Inc. 4-368 Phillip Street Waterloo, Ontario N21 -5J 1 Attention: Mr. John Gibson Dear Sir: Re: Geotechnical Investigation Proposed 8 -Storey Apartment Building 50-56 Weber Street West and 107 Young Street Kitchener, Ontario 17-445.R01 (REVISED) As requested, CMT Engineering Inc. conducted a geotechnical investigation at the above referenced site, and we are pleased to present the enclosed report. This report has been revised from its original issue to reflect changes to the project design. It is understood that the existing building currently located at 107 Young Street is no longer proposed to be temporarily relocated during construction. The building is to stay in place with the proposed structure to be constructed around it. The information and recommendations provided in this report supersedes that provided in the previous report dated April 28, 2020. We trust that this information meets your present requirements and we thank you for allowing us to undertake this project. Should you have any questions, please do not hesitate to contact our office. Yours truly, Jake FVeeney B.Eng., EIT. ks Page 144 of 524 TABLE OF CONTENTS Page 1.0 INTRODUCTION.................................................................................................................... 1 2.0 EXISTING SITE CONDITIONS............................................................................................. 1 3.0 FIELD AND LABORATORY PROCEDURES...................................................................... 1 4.0 SUBSOIL CONDITIONS........................................................................................................ 2 4.1. Gravel Parking Lot (Fill)................................................................................................. 2 4.2. Asphalt...........................................................................................................................3 4.3. Sandy Silt Fill.................................................................................................................. 3 4.4. Sandy Silt......................................................................................................................... 3 4.5. Sand........................................................................................................................... 3 4.6. Clay and Silt..................................................................................................................... 4 4.7. Groundwater.................................................................................................................... 4 5.0 DISCUSSION AND RECOMMENDATIONS........................................................................ 5 5.1. Serviceability and Ultimate Limit Pressure..................................................................... 5 5.2. Seismic Site Classification............................................................................................... 6 5.3. Soil Design Parameters.................................................................................................... 7 5.4. Site Preparation................................................................................................................ 7 5.4.1. Topsoil Stripping/Vegetation Removal.................................................................. 7 5.4.2. Asphalt/Granular Fill Removal............................................................................... 8 5.4.3. Fill Removal............................................................................................................ 8 5.4.4. Removal/Relocation of Existing Buried Piping ...................................................... 9 5.4.5. Site Grading............................................................................................................ 9 5.4.6. Shoring.................................................................................................................. 10 5.4.7. Building Demolition............................................................................................. 11 5.5. Foundation Subgrade Preparation.................................................................................. 12 5.6. Slab-on-Grade/Modulus of Subgrade Reaction............................................................. 12 5.7. Excavations.................................................................................................................... 13 5.8. Construction Dewatering Considerations...................................................................... 14 5.9. Service Pipe Bedding..................................................................................................... 15 5.10. Perimeter Building Drainage, Foundation Wall Backfill and Trench Backfill ............. 15 5.11. Pavement Design/Drainage............................................................................................ 17 5.12. Excess Soil Management............................................................................................... 19 5.12.1. Chemical Testing was NOT Undertaken.............................................................. 19 5.12.2. TCLP Requirement............................................................................................... 20 5.13. Radon.........................................................................................................................20 6.0 SITE INSPECTION................................................................................................................ 21 7.0 LIMITATIONS OF THE INVESTIGATION........................................................................ 21 Page 145 of 524 Drawing 1 - Site Location Map Drawing 2 - Site Plan Showing Borehole Locations Appendix A - Borehole Logs Appendix B - Grain Size Analyses Appendix C - Well Records Page 146 of 524 CMT Engineering Inc. Page I February 18, 2022 17-445.R01 (REVISED) 1.0 INTRODUCTION The services of CMT Engineering Inc. (CMT Inc.) were retained by Mr. John Gibson of Tri -City Group of Companies, to conduct a geotechnical investigation for the proposed 8 -storey apartment building located at 50-56 Weber Street West and 107 Young Street in Kitchener, Ontario. The location of the site is shown on Drawing 1. It is understood that the project will involve the construction of a new 8 -storey apartment building with two (2) levels of underground parking and an elevator shaft. The parking garage will occupy the majority of the three (3) properties. The project will also involve the demolition of two (2) of the existing three (3) buildings located on the site. It has been reported that the existing building located at 107 Young Street is no longer proposed to be temporarily relocated during construction. The building is to stay in place with the proposed structure to be constructed around it. The proposed founding elevation of the new apartment building is reported to be approximately 332.75 m according to the site architect, Anand Shah of Facet Design Studio Ltd. The purpose of the geotechnical investigation was to assess the existing soil and groundwater conditions encountered in the boreholes. Included in the assessment are the soil classification and groundwater observations, as well as comments and recommendations regarding geotechnical resistance (bearing capacity) ; serviceability limit states (anticipated settlement) ; dewatering considerations; site classification for seismic site response; recommendations for site grading, site servicing, shoring recommendations, excavations and backfilling; recommendations for slab -on -grade construction; pavement design/drainage; soil design properties; and a summary of the laboratory results. 2.0 EXISTING SITE CONDITIONS The site of the proposed new 8 -storey apartment building is located on the north side of Weber Street West and currently comprises three (3) residential/commercial buildings. The site is currently serviced by municipal services. The site is bounded by Weber Street to the south, Young Street to the west, and residential buildings to the north and east. The site is generally flat; however, it does slope downwards towards the north in the construction area. 3.0 FIELD AND LABORA TOR YPROCEDURES The field investigation was conducted on April 1 and 2, 2020 and comprised the advancement of two (2) boreholes (referenced as Boreholes 1 and 2), utilizing a CME 55 drillrig operated by employees of Geo -Environmental Drilling Inc. Boreholes 1 and 2 were advanced to depths of approximately 15.85 m (52.00 ft) below the existing ground surface. A third borehole was removed from the program because it was determined that it was no longer required upon completion of the first two boreholes of the investigation. Page 147 of 524 CMT Engineering Inc. Page 2 February 18, 2022 17-445.R01 (REVISED) Standard penetration testing and sampling was carried out in the majority of the boreholes using 38 mm inside diameter split spoon sampling equipment and an automatic hammer, in accordance with ASTM D 1586 "Standard Test Method for Standard Penetration Test (SPT) and Split -Barrel Sampling of Soils". In Boreholes 1 and 2, SPT soil sampling was generally conducted at 1.52 m (5.0 ft) intervals to approximately 6. 10 m (20.0 ft) depth, every 0.76 m (2.5 ft) to approximately 10.67 m (35.0 ft) depth, and every 1.52 m (5.0 ft) thereafter, to borehole termination. Technical staff from CMT Inc. observed the drilling operation and collected and logged the recovered soil samples. A small portion of each sample was placed in a sealed, marked jar for moisture content determinations. Representative samples from the boreholes at the following depths were submitted to the CMT Inc. laboratory in St. Clements, Ontario for grain size analyses: • Borehole 1 - depth 13.72 m to 14.33 m (45.00 ft to 47.00 ft) • Borehole 2 - depth 4.57 m to 5.18 m (15.00 ft to 17.00 ft) • Borehole 2 — depth 7.62 m to 8.23 m (25.00 ft to 27.00 ft) The borehole logs are provided in Appendix A and the resulting grain size analyses can be found in Appendix B. The ground surface elevations of the boreholes were surveyed by CMT Inc. personnel using laser survey equipment following the completion of drilling. An existing catch basin located on Young Street approximately 19.0 m (62.3 ft) north of the intersection at Weber Street and Young Street was utilized as a temporary benchmark, with a reported elevation of 339.77 m. The ground surface elevations at the borehole locations ranged from approximately 340.63 m to 340.34 m. The locations of the boreholes are shown on Drawing 2. 4.0 .S'UBS'OIL CONDITIONS The soils encountered in the boreholes are described briefly below and a more detailed stratigraphic description is provided on the borehole logs in Appendix A. The following paragraphs have been simplified into terms of major soil strata. The soil boundaries indicated have been inferred from non -continuous samples and observations of sampling and drilling resistance and typically represent transitions from one soil type to another rather than exact planes of geological change. Further, the subsurface conditions are anticipated to vary between and beyond the borehole locations. 4.1. Gravel Parkinz Lot (Fill) Loose, brown sand and gravel parking lot fill was encountered at the surface of Borehole 1. The thickness of the gravel parking lot was observed to be approximately 50 mm at the borehole location. The thickness of the gravel parking lot fill may vary outside of the borehole location. Page 148 of 524 CMT Engineering Inc. Page 3 February 18, 2022 17-445.R01 (REVISED) 4.2. Asphalt Black asphaltic concrete (asphalt) was encountered at the surface of Borehole 2 and underlying the gravel parking lot fill in Borehole 1. The thickness of the asphalt was approximately 10 mm at the surface of Borehole 2, and approximately 80 mm underlying the gravel parking lot fill in Borehole 1. The thickness of the asphalt lot may vary outside of the borehole locations. 4.3. Sandy Silt Fill Dark brown sandy silt fill was encountered underlying the buried asphalt at Borehole 1 and underlying the surface asphalt at Borehole 2. Yellow and red brick fragments were encountered within the sandy silt fill layer at Borehole 2. The sandy silt fill was considered to be loose, with SPT N -values of 4 blows per 0.30 m (average 4 blows per 0.30 m). The sandy silt fill ranged in thickness from about 940 mm to 1060 mm (average 1000 mm). The fill was considered to be moist, with moisture contents ranging from about 13.3% to 22.0% (average 17.7%). 4.4. Sandy Silt Dark brown sandy silt with trace to some clay and trace to no gravel was encountered underlying the sandy silt fill and the sand in Boreholes 1 and 2. The sandy silt layers and sand layers were observed to alternate throughout the depths of the boreholes. Trace rootlets and organics were encountered within the upper layer of the sandy silt in Borehole 2. The sandy silt soils were considered to be loose to very dense, with SPT N -values ranging from 5 to 58 blows per 0.30 m (average 38 blows per 0.30 m) . The sandy silt was considered to be damp to saturated, with moisture contents ranging from about 1.7% to 29.4% (average 17.3%). 4.5. Sand Brown to grey sand with trace silt and clay was encountered underlying the sandy silt in Boreholes 1 and 2 and underlying the clay and silt in Borehole 1. The sand layer encountered in Borehole 1 between approximately 7.16 m and 9.14 m depth was observed to be interbedded with moist to wet silt layers. The sandy silt and sand layers were observed to alternate throughout the depths of the boreholes. Oxidation staining was observed within the sand layer at the bottom of Borehole 1. The sand soils were considered to be loose to very dense, with SPT N -values ranging from 8 to 62 blows per 0.30 m (average 36 blows per 0.30 m). The sand was considered to be damp to saturated, with moisture contents ranging from about 1.4% to 22.0% (average 7.5%). Page 149 of 524 CMT Engineering Inc. Page 4 February 18, 2022 17-445.R01 (REVISED) 4.6. Clay and Silt Dark grey clay and silt with trace sand was encountered underlying the sandy silt in Borehole 1. The clay and silt was considered to be very stiff, with an SPT N -value of 41 blows per 0.30 m. The clay and silt was considered to be moist, with a moisture content of about 19.4%. 4.7. Groundwater Monitoring wells were installed in both Boreholes 1 and 2 to measure the static groundwater levels at the subject site. The water levels were measured by CMT Inc. on April 13, 2020. The measured elevations of water in the monitoring wells, the estimated wet to saturated zones as well as the ground surface and bottom of borehole elevations, are provided in the following table: Wet to saturated zones were observed within the soils encountered in both Boreholes 1 and 2. It should be noted that groundwater conditions (particularly perched water) are generally dependent on the amount of precipitation, control of surface water, as well as the time of year, and can fluctuate significantly in elevation and volume. Recommendations with respect to dewatering conditions are provided in Section 5.8 of this report. The well records can be seen in Appendix C of this report. Page 150 of 524 Measured Elevation of Ground Surface Water in Estimated Wet to Bottom of Borehole Saturated Borehole Elevation Monitoring No. Zones Elevation (m) Well (m) (m) April 13, 2020 (m) 333.01 to 332.75 1 340.63 329.08 329.66 to 326.91 324.78 325.39 to 324.78 (termination) 339.27 to 337.29 2 340.34 328.64 329.98 to 324.49 324.49 (termination) Wet to saturated zones were observed within the soils encountered in both Boreholes 1 and 2. It should be noted that groundwater conditions (particularly perched water) are generally dependent on the amount of precipitation, control of surface water, as well as the time of year, and can fluctuate significantly in elevation and volume. Recommendations with respect to dewatering conditions are provided in Section 5.8 of this report. The well records can be seen in Appendix C of this report. Page 150 of 524 CMT Engineering Inc. Page S February 18, 2022 17-445.R01 (REVISED) 5.0 DISCUSSION AND RECOMMENDATIONS This section of the report provides CMT Inc.'s interpretation of the factual geotechnical data obtained during the investigation and is intended for the guidance of the owner and design engineer. Where comments are made on construction, they are provided only to highlight those aspects which could affect the design of the project. Contractors bidding on or undertaking the work should make their own independent interpretation of the factual subsurface information provided as it affects their proposed construction means and methods, equipment selection, scheduling, pricing, and the like. It is understood that the project will involve the construction of a new 8 -storey apartment building with two (2) levels of underground parking and an elevator shaft. The project will also involve the demolition of two (2) of the existing three (3) buildings on-site. The proposed founding elevation of the new apartment building is approximately 332.75 m according to the site architect, Anand Shah of Facet Design Studio Ltd. Utilizing the information gathered during the geotechnical investigation and assuming that the borehole information is representative of the subsoil conditions throughout the site, the following comments and recommendations are provided. It is presumed that shoring will be installed and that the parking garage will occupy the majority of the site. Therefore, some or parts of the following sections may not apply. 5.1. Serviceability and Ultimate Limit Pressure Based on the information obtained from the boreholes, the following table provides a summary of the estimated geotechnical reaction at the Serviceability Limit State (SLS) and the factored geotechnical resistance at the Ultimate Limit State (ULS) at the various elevations, including soil type: Page 151 of 524 Depth Ground Estimated Below BH Surface SLS ULS Highest Existing No. Elevation kPa (psf) kPa (psf) Founding Grade to Soil Type (m) Elevations Founding (m) Elevation m) Sandy BHI 340.63 250 (5,000) 375 (7,500) 337.28 to 324.78 3.35 Silt/Sand/ Clay and (termination) Silt H2 F 340.34 250 (5,000) 375 (7,500)F337.29 to 325.60 3.05 Sandy Silt/Sand Page 151 of 524 CMT Engineering Inc. Page 6 February 18, 2022 17-445.R01 (REVISED) Based on the bearing capacities and elevations provided in the table above, suitable founding elevations for conventional foundations designed with an estimated bearing capacity of 250 kPa (5,000 pso at SLS and 375 kPa (7,500 pso at ULS range from about 3.05 m to 3.35 m below the ground surface. Should footings be designed to be constructed at elevations higher than the elevations indicated in the table above, then structural fill will be required in order to achieve the design grades for the proposed foundations. The serviceability limit pressure for good quality granular structural fill placed and compacted in accordance with Section 5.4.5 of this report is estimated to be at least 150 kPa (3,000 pso. Alternatively, lean mix concrete fill could be utilized for this application. Footings could also be stepped down to bear on approved undisturbed founding soils. Due to the presence of fill soils, it is imperative that the founding soils be assessed at the time of construction by qualified geotechnical personnel in order to confirm their founding suitability. Footings founded on soil may be placed at a higher elevation relative to another footing provided that the slope between the outside face of the footings are separated by a minimum slope of 10 horizontal to 7 vertical (10H:7V) with an imaginary line projected from the underside of the footings. It is recommended that structural foundation drawings be cross-referenced with site servicing drawings to ensure that service pipes do not conflict with building foundations (including the zone of influence down and away from the footings) . With respect to the Serviceability Limit State (SLS), the total and differential footing settlements are not expected to exceed the generally acceptable limits of 25 mm (1 ") and 19 mm (3/4") respectively. All exterior footings must be provided with a minimum of 1.2 m of soil cover or equivalent thermal insulation in order to provide protection against frost action. CMT Inc. would be pleased to review design drawings when they become available and provide further recommendations with respect to bearing and foundation elevations. 5.2. Seismic Site Classification The site classification for seismic response in Table 4.1.8.4 of the 2012 Ontario Building Code relates to the average properties of the upper 30.0 m of strata. The information obtained in the geotechnical field investigation was gathered from the upper 15.85 m of strata. Based on the information gathered in the geotechnical field investigation, the site classification for seismic site response would be considered Site Class D (stiff soils) for structures founded on the native soils or structural fill at the recommended founding Page 152 of 524 CMT Engineering Inc. Page 7 February 18, 2022 17-445.R01 (REVISED) elevations provided in Section 5.1 of this report. The structural engineer responsible for the design of the structure should review the earthquake loads and effects. 5.3. Soil Desizn Parameters The following table provides estimated soil design parameters for imported granular fill, as well as the existing native soils encountered on-site. It should be noted that earth pressure coefficients (Ka, Kp, Ko) provided are for flat ground surface conditions and will differ for areas with slopes or embankments. The estimated soil design parameters can be utilized for the design of perimeter shoring, foundations and retaining walls, as required. 5.4. Site Preparation The site preparation for the proposed new 8 -storey apartment building is anticipated to include removal of topsoil and vegetation, stripping of asphalt, the subexcavation of all unsuitable fill and any native soils deemed not capable of supporting the design bearing capacity, removal or relocation of any existing services, shoring and building demolition, followed by the placement of structural fill (as required) and site grading to achieve proposed grades. 5.4.1. Topsoil Strippin-/Vezetation Removal All topsoil must be removed from within the proposed building, driveway and parking lot envelopes to expose approved competent subgrade soils. The topsoil may be used in landscaped areas where some settlement can be tolerated; otherwise it should be properly disposed of off-site. Page 153 of 524 Soil Friction Coefficient Coefficient Coefficient Coefficient Cohesion Soil Type Density Angle of Active of Passive of At -Rest of Friction (Undrained) (kg/m3) (Degree) Pressure Pressure Pressure 40 (kPa) (K.) (Kp) (Ko) Imported Granular 'A'/ Granular 'B' 2,100 34° 0.28 3.54 0.44 0.45 0 OPSS 1010 Sand 1,850 30° 0.33 3.00 0.50 0.38 0 Sandy Silt 1,750 30° 0.33 3.00 0.50 0.38 0 Clay and Silt 1,800 28° 0.36 2.77 0.53 0.35 10 5.4. Site Preparation The site preparation for the proposed new 8 -storey apartment building is anticipated to include removal of topsoil and vegetation, stripping of asphalt, the subexcavation of all unsuitable fill and any native soils deemed not capable of supporting the design bearing capacity, removal or relocation of any existing services, shoring and building demolition, followed by the placement of structural fill (as required) and site grading to achieve proposed grades. 5.4.1. Topsoil Strippin-/Vezetation Removal All topsoil must be removed from within the proposed building, driveway and parking lot envelopes to expose approved competent subgrade soils. The topsoil may be used in landscaped areas where some settlement can be tolerated; otherwise it should be properly disposed of off-site. Page 153 of 524 CMT Engineering Inc. Page 8 February 18, 2022 17-445.R01 (REVISED) All vegetation and trees (including tree root structures as well as any loose soils that are typically associated with root structures) must be removed from within the proposed building and parking lot envelopes to expose approved competent subgrade soils. The volume of topsoil removed during the stripping process can be influenced by the equipment utilized for the stripping process as well as the moisture conditions at the time of stripping. 5.4.2. Asphalt/Granular Fill Removal All existing asphalt and granular fill must be removed from within the proposed building, driveway and parking lot envelopes. All removed asphalt must be properly disposed of off-site. The granular fill may be reused if it is considered to be acceptable by qualified geotechnical personnel. 5.4.3. Fill Removal All existing fill (including any existing trench backfill) , as well as any native soil that is considered to have inadequate bearing capacity or has been disturbed by demolition/construction processes and is deemed unsuitable to support foundations or slab -on -grades, must be subexcavated from within the proposed building envelope, exterior entranceways, perimeter sidewalks and perimeter concrete slab areas to expose approved competent subgrade soils. It would also be sound construction practice to subexcavate all existing unsuitable fill from the paved driveway areas; however, this may not be cost-effective. At a minimum, thorough inspection will be required at the time of construction to assess the existing fill to ensure there is no buried topsoil or other deleterious materials within the subgrade. Remedial action may also be required to further consolidate the existing fill if it is decided to leave it in place. If the existing fill is left in place, provisions for the alterations to the design of the pavement structure should be included in the tender documents. Review of the subgrade and potential changes to the design of the pavement structure, as required, will be addressed at the time of construction. Prior to reusing excavated material on-site as potential bulk fill in the parking lot, thorough field inspection and approval by qualified geotechnical personnel would be required to ensure that existing fill materials are not comprised of organics, topsoil or other deleterious materials. Page 154 of 524 CMT Engineering Inc. Page 9 February 18, 2022 17-445.R01 (REVISED) 5.4.4. Removal/Relocation ofExistinz Buried Pipinz Any existing underground services (if present) that may be located within the proposed building envelope should be removed/relocated. If left in place, the location of existing services must be reviewed to ensure that they do not conflict with proposed foundation locations. This includes any existing field tiles or existing subdrains that may be present. Any existing tile drains that may be located within the proposed building envelope and hard surface areas must be completely removed to a minimum distance of 15.0 m (50.0 ft) outside of the building envelope. Ideally, depending on flow direction, any existing tile drains (if present) should be redirected outside of the building envelope and hard surfaced areas in order to maintain flow and prevent subsurface accumulation of water. Any piping that is left in place that is no longer active must be completely sealed with watertight mechanical covers, concrete or grout at termination points to prevent the migration of soils into pipe voids, which may result in potential settlement. All existing trench backfill material associated with any underground services must be subexcavated and the subsequent excavation must be backfilled with approved soils placed in accordance with Section 5.4.5 of this report. 5.4.5. Site Gradin Following removal of the topsoil, vegetation, asphalt, as well as the subexcavation of the relatively loose fill and any native soils deemed unsuitable of supporting the design bearing capacity, the exposed subgrade must be proof -rolled, and any soft or unstable areas must be subexcavated and replaced with approved fill materials. It is expected that structural fill will not be required, however. Any fill materials required to achieve the design grades should be placed according to the following procedures: • It is imperative that excavations do not extend below the existing footings/bottom of foundation walls of any adjacent structures or services without providing support through shoring or underpinning (as designed by the structural engineer) ; • Prior to placement of any structural fill or bulk fill, the subgrade for the proposed building addition and parking lot must be prepared large enough to accommodate a 1:1 slope commencing a distance of 1.0 m beyond the outside edge of the proposed foundation and pavement edge (where feasible) to the approved competent founding soils; • Soils approved for use as structural fill must be placed in loose lifts not exceeding 0.3 m (12") in depth for granular soils (recommended fill material) and 0.2 m (8") in depth for silts and clays (not recommended for this application) , or the capacity of the compactor (whichever is less) ; Page 155 of 524 CMT Engineering Inc. Page 10 February 18, 2022 17-445.R01 (REVISED) • Granular fill materials (OPSS 1010 Type III Granular 'B' recommended for this application) can be compacted utilizing adequate heavy vibratory smooth drum or padfoot compaction equipment; • Fine-grained silt and clay soils (not recommended) must be compacted utilizing adequate heavy padfoot vibratory compaction equipment; • Approved fill materials must be at suitable moisture contents to achieve the specified compaction. Soil moisture will also be dependent on weather conditions at the time of construction. Granular soils may require the addition of water in order to achieve the specified compaction; • Approved structural fill materials that will support structures (including foundations, interior slab -on -grades, sidewalks and large expansive exterior slabs) must be compacted to 100% standard Proctor maximum dry density (SPMDD) ; • Approved bulk fill (foundation wall backfill, bulk fill under slab -on -grades that will not support footings or heavy point loading, bulk fill for parking lots) must be compacted to a minimum 98% SPMDD. It would be expected that the native sand and sandy silt till soils would be suitable for use as bulk fill; however, depending on the time of year and weather conditions when construction takes place, soils excavated at depth may require air -drying in order to achieve the specified density; • Granular 'B' subbase and Granular 'A' base materials for the paved parking areas must be compacted to 100% SPMDD. If wet to saturated soils are encountered, significant air -drying along with working of the soils may be required in order to achieve the specified compaction. Utilizing the existing soils during site grading may be more achievable if work is completed during the generally drier summer months. It should be noted, however, that due to the nature of some of the soils, during hot dry weather, the addition of water might be required in order to achieve the specified compaction. Reuse of excavated soils on-site will be subject to approval from qualified geotechnical personnel. 5.4.6. Shorll?Q It is understood that the approximate founding elevation of the proposed apartment development is 332.75 m. Given the fact that the site is bounded by residential buildings to the north and east, Weber Street to the south and Young Street to the west, it would be anticipated that a perimeter shoring system will be Page 156 of 524 CMT Engineering Inc. Page 11 February 18, 2022 17-445.R01 (REVISED) required for this project. As noted previously, it is imperative that excavations do not extend below the existing footings/bottom of foundation walls of any adjacent structures or services without providing support through shoring or underpinning. It is anticipated that an H -pile soldier beam and timber lagging system or an overlapping concrete caisson wall may be utilized as a shoring system. Soldier piles or overlapping caissons should be installed in pre -augured holes which penetrate into the underlying very dense sand. Shoring design must be completed by a qualified structural engineer and must include appropriate factors of safety, and any possible surcharge loading (such as but not limited to loaded transport trucks) must be taken into account. The support system must comply with the current Occupational Health and Safety Act and Regulations for Construction Projects (O.Reg. 213/91). Soil design parameters for shoring design can be found in Section 5.3 of this report. 5.4.7. Building Demolition Currently, three (3) residential buildings exist on the subject site. Two (2) of those three (3) buildings are expected to be removed/demolished prior to proceeding with development of the site. All above -grade structures as well as all foundations, concrete slabs and loose backfill must be removed from within the proposed building envelope, driveways and surface parking lot areas. The historical usage of the site is unknown; however, it is likely that other building (s) previously occupied the site, and as such it is possible that the building foundations and potential slabs still exist below grade. If encountered during excavating, all existing foundation walls, footings, slab -on -grades and other construction materials (if present) , as well as all relatively loose backfill material, must be removed from within the proposed building envelopes, driveways and surface parking lot areas. All excavations must be inspected and then backfilled as required according to the procedures outlined in Section 5.4.5 of this report. It is recommended that good quality imported granular material (OPSS 1010 Type II or Type III Granular 'B' or an approved alternative) be placed as structural fill as required. Provided any concrete from former building foundations and slab -on -grades, as well as any other concrete on-site (if encountered) is reduced to a maximum size of 100 mm, and all reinforcing steel and any deleterious materials are removed, the reduced concrete material may be combined with imported granular fill to be utilized as fill on-site. The reuse of this material will be subject to approval from qualified geotechnical personnel. Page 157 of 524 CMT Engineering Inc. Page 12 February 18, 2022 17-445.R01 (REVISED) 5.5. Foundation Sub -rade Preparation The native soils encountered in the boreholes are sensitive to change in moisture content and can become loose/soft if the soils are subjected to additional water or precipitation, as well as severe drying conditions. The native subgrade soils could also be easily disturbed if traveled on during construction. Once they become disturbed, they are no longer considered adequate for the support of shallow foundations. To ensure and protect the integrity of the founding soils during construction operations, the following is recommended: • During construction, the subgrade should be sloped to a sump (as required) located outside the building footprint (if feasible) in the excavation to promote surface drainage of rainwater or seepage and the collected water should be pumped out of the excavation. It is critical that all water be controlled (not allowed to pond) and that the subgrade and foundation preparation commence in dry conditions; • Construction equipment travel and foot traffic on the founding soils should be minimized; • If construction is to be undertaken during subzero weather conditions, the founding native soils and any potential fill materials must be maintained above freezing; • Prior to pouring concrete for the footings, the footing area must be cleaned of all disturbed or caved materials; • The foundation formwork and concrete should be installed as soon as practical following the excavation, inspection and approval of the founding soils. The longer that the excavated soils remain open to weather conditions and groundwater seepage, the greater the potential for construction problems to occur; • If it is expected that the founding soils will be left open to exposure for an extended period of time, it is recommended that a 75 mm concrete mud slab be poured in order to protect the structural integrity of the founding soils. 5.6. Slab-on-Grade/Modulus ofSubjerade Reaction Prior to the placement of the granular base for the slab -on -grade construction, the subgrade soils should be proof -rolled. Any soft or weak zones, as well as the unsuitable fill in the subgrade, should be subexcavated and backfilled with approved fill materials (see Sections 5.4.5 and 5.10 of this report). Page 158 of 524 CMT Engineering Inc. Page 13 February 18, 2022 17-445.R01 (REVISED) The following table provides the estimated modulus of subgrade reaction (k) for imported granular fill, as well as the native soils encountered on-site: Soil Type Estimated Modulus of Subgrade Reaction (k) Imported Sand and Gravel (OPSS 1010) 8 1, 000 kN/m3 (300 lb/in3) Sandy Silt 40,700 kN/m3 (150 lb/in3) Sand 81,000 kN/m3 (300 lb/in3) Clay and Silt 34,000 kN/m3 (125 lb/in3) In dry conditions, the floor slab can be founded on a minimum thickness of 150 mm (6") of Granular 'A' (OPSS 1010) and compacted to 100% SPMDD. Alternatively, (particularly in wet conditions), 150 mm (6") of 19 mm clear crushed stone (OPSS 1004) should be used instead of Granular 'A'. Utilizing clear crushed stone for the slab -on -grade base can assist in providing a moisture barrier by reducing the potential for capillary rise of moisture from the subgrade soils. Compactive effort is required to consolidate the clear stone. The 19 mm clear crushed stone should meet the physical property and gradation requirements of OPSS 1004. It is recommended that areas of extensive exterior slab -on -grade (sidewalks and accessibility ramps) be constructed with a Granular 'B' subbase (450 mm) and a Granular'A' base (150 mm), as well as incorporating subdrains, to promote rapid drainage and reduce the effects of frost heaving. This is particularly critical at barrier -free access points. Alternatively, structural frost slabs could be designed and constructed, or sufficient thermal insulation could be provided, at all door entrances and areas of barrier -free access. 5.7. Excavations All excavations must be carried out in accordance with Ontario Regulation 213/91 (Reg 213/91) of the Occupational Health and Safety Act and Regulations for Construction Projects. Type 2 Soils - In general, the native clay and silt soils encountered in the boreholes, in a drained state (not saturated), would be classified as Type 2 soils under Reg 213/91. Type 2 soils must be sloped from within 1.2 m of the bottom of the excavation at a minimum gradient of 1 horizontal to 1 vertical. Soils underlain by Type 3 or Type 4 soils that are exposed in the excavation must be treated accordingly as Type 3 or Type 4 soils (see below). Soils in a saturated condition (if encountered) must be treated as Type 4 soils, addressed below. Type 3 Soils - In general, the native sandy silt and sand soils encountered in the boreholes, as well as any existing fill materials (backfill of existing foundations and services) in a drained state (not saturated), would be classified as Type 3 soils under Page 159 of 524 CMT Engineering Inc. Page 14 February 18, 2022 17-445.R01 (REVISED) Reg 213/91. The Type 3 soils must be sloped from the bottom of the excavation at a minimum gradient of 1 horizontal to 1 vertical. Soils underlain by Type 4 soils that are exposed in the excavation must be treated accordingly as Type 4 soils (see below). All saturated soils encountered must be treated as Type 4 soils, as described below. Type 4 Soils - In general, any wet to saturated soils would be classified as Type 4 soils under Reg 213/91. Type 4 soils must be sloped from the bottom of the excavation at a minimum gradient of 3 horizontal to 1 vertical. If it is not practical to excavate according to the above requirements, then a trench support system (designed in accordance with the Ontario Health and Safety Act Regulations) may be utilized. When using a temporary trench support system consisting of trench boxes to reduce the lateral extent of the excavations, it should be noted that the support system is intended primarily to protect workers as opposed to controlling lateral soil movement. Any voids between the excavation walls and the support system should be immediately filled to reduce the potential for loss of ground and to provide support to existing adjacent utilities and structures, and it is recommended that the excavation be carried out in short sections, with the support system installed immediately upon excavation completion. It should be noted that the some of the native soils encountered in the boreholes were observed to be in a dense to very dense state and may be slow and/or difficult to excavate by conventional means. 5.8. Construction Dewatering Considerations Monitoring wells were installed in both Boreholes 1 and 2. The measured depths to groundwater in the monitoring wells were about 11.55 in below existing ground surface in Borehole 1 (elevation 329.08 m) and about 11.70 in below the existing ground surface in Borehole 2 (elevation 328.64 m) as measured on April 13, 2020. It should be noted that two levels of underground parking are proposed to be constructed with a founding elevation of about 332.75 in. As such, the groundwater should be taken into consideration for the final building plans. Seepage control requirements during construction will depend upon the area of work on the site, the depth of the excavations, the time of year, the amount of precipitation and the control of surface water. As required, seepage should generally be adequately controlled using conventional construction dewatering techniques such as pumping from sump pits. However, if heavy seepage occurs (particularly in the saturated soil deposits), it may be necessary to increase the number of pumps during construction. Dewatering should be performed in accordance with OPSS 517 and the control of water must be in accordance with OPSS 518. It is the responsibility of the contractor to propose a suitable dewatering system based on the groundwater elevation at the time of construction. Collected water should discharge a sufficient distance away from the Page 160 of 524 CMT Engineering Inc. Page 15 February 18, 2022 17-445.R01 (REVISED) excavation to prevent re-entry. Sediment control measures must be installed at the discharge point of the dewatering system to avoid any potential adverse impacts on the environment. 5.9. Service Pipe Bedding The native soils encountered in the geotechnical investigation are generally considered suitable for indirect support of the site service pipes. Should instability due to saturated soil conditions be encountered, it may be necessary to increase the thickness of the granular base and utilize 19 mm clear stone to create an adequate supporting base for the service pipes and/or manholes. Pipe embedment, cover and backfill for both flexible and rigid pipes should be in accordance with all current and applicable OPSD, OPSS and OBC standards and guidelines and as follows: Flexible Pipes — The pipe bedding should be shaped to receive the bottom of the pipe. If necessary, pipe culvert frost treatment should be undertaken in accordance with OPSD-803.031. The trench excavations should be symmetrical with respect to the centreline of the pipe. The granular material placed under the haunches of the pipe must be compacted to 100% SPMDD prior to the continued placement and compaction of the embedment material. The homogeneous granular material used for embedment should be placed and compacted uniformly around the pipe. Should wet conditions be encountered at the base of the trench, then the pipe bedding should consist of 19 mm clear stone (meeting OPS Specifications) wrapped completely in a geotextile fabric such as Terrafix 270 or equivalent. The general contractor is responsible to protect service piping from damage by heavy equipment. Rigid Pipes - In general, the pipe installation recommendations for rigid pipes are the same as those for flexible pipes, except that the minimum bedding depth below a rigid pipe should be 0.15D (where D is the pipe diameter). In no case should this dimension be less than 150 mm or greater than 300 mm. 5.10. Perimeter Building Drainage, Foundation Wall Backfill and Trench Backfill In order to assist in maintaining a dry building with respect to surface water seepage, it is recommended that exterior grades around the building be sloped down and away at a 2% gradient or more, for a distance of at least 1.5 m. Any surface discharge rainwater leaders must be constructed with solid piping that discharges with positive drainage at least 1.5 m away from the building foundation and/or beyond sidewalks to a drainage swale or appropriate storm drainage system. It should be noted that wet soil conditions were observed at various elevations in the boreholes. The construction of foundations, slabs -on -grade, elevator pits and sump pits within or below the zone of wet soils noted in the boreholes will require design of site-specific waterproofing and dewatering systems constructed in accordance with the Page 161 of 524 CMT Engineering Inc. Page 16 February 18, 2022 17-445.R01 (REVISED) OBC. It is recommended that a waterproofing specialist be consulted to recommend an appropriate product and installation requirements that would be suited to this site. In order to reduce the effects of surficial frost heave in areas that will be hard surfaced, it is recommended that the exterior foundation backfill consist of free -draining granular material such as approved on-site sand or sand and gravel or imported Granular 'B' Type I or Type III (OPSS 1010), with a maximum aggregate size not exceeding 100 mm, and that it extend a minimum lateral distance of 600 mm out from the foundation walls and/or beyond perimeter sidewalks and entranceway slabs. It is critical that particles greater than 100 mm in diameter are not in contact with the foundation wall to prevent point loading and overstressing. The backfill material used against the foundation walls must be placed so that the allowable lateral capacities of the foundation walls are not exceeded. Where only one side of a foundation wall will be backfilled, and the height of the wall is such that lateral support is required, or where the concrete strength has not been achieved, the wall must be braced or laterally supported prior to backfilling. In situations where both sides of the wall are backfilled, the backfill should be placed in equal lifts, not exceeding 200 mm differential on each side during backfill operations and the backfill should be compacted to a minimum of 98% SPMDD. The native mineral soils, as well as approved fill materials (non-organic) are generally considered suitable for reuse as trench backfill and bulk fill in the parking lot; however, any wet soils encountered may require air -drying in order to achieve the specified compaction. Air -drying cannot typically be achieved during winter construction; therefore, depending on the time of year that construction takes place, it may be more feasible to utilize an imported granular fill for this project. The existing fill soils are generally not considered suitable for reuse as trench backfill and bulk fill in the parking lot areas. Backfilling operations should be carried out with the following minimum requirements: • Adequate heavy smooth drum or padfoot vibratory compaction equipment should be used for the compaction and to break down any large blocky pieces of soil; • Loose lift thicknesses should not exceed 0.3 m (12") for granular soils or 0.2 m (8") for silt soils or the capacity of the compactor (whichever is less) ; • The soils must be at suitable moisture contents to achieve compaction to a minimum 98% SPMDD in non-structural bulk fill areas. Service trenches excavated within the zone of influence of footings for structures must be compacted to a minimum of 100% SPMDD; • It is recommended that inspection and testing be carried out during construction to confirm backfill quality, thickness and to ensure that compaction requirements are achieved; Page 162 of 524 CMT Engineering Inc. Page 17 February 18, 2022 17-445.R01 (REVISED) • Service trench backfill materials may consist of approved excavated soils with no particles greater than 100 mm and no topsoil or other deleterious materials; • If construction operations are undertaken in the winter, strict consideration should be given to the condition of the backfill material to make certain that frozen material is not used. It should be noted that some of the native soils encountered in the boreholes were observed to be dense to very dense. It is imperative that if dense to very dense soils are utilized for backfilling of service trenches, the material must be broken down (pulverized) to minimize voids and reduce the potential for settlement. 5.11. Pavement Desizn/Drainae The existing pavement structure, as well as all existing topsoil, vegetation, and any soils containing organics or other deleterious materials, must be stripped/subexcavated from within the parking lot area. It is recommended to either subexcavate any existing loose subgrade materials or provide further consolidation with vibratory compaction equipment in order to prepare a proper, stable subgrade. Prior to placement of the new granular base, the subgrade must be proof -rolled, and any soft or unstable areas should be subexcavated and replaced with suitable drier materials. The subgrade should be graded smooth (free of depressions) and properly crowned to ensure positive drainage, with a minimum grade of 3% toward the drainage outlet or curb line. When service pipes are installed, pipe bedding and backfilling should be undertaken as indicated in Sections 5.9 and 5.10 of this report. Rapid drainage of the pavement structure is critical to ensure long-term performance. The requirement for subdrains will be dependent on the composition of the prepared parking lot subgrade soils. Should the subgrade soils comprise fine-grained, frost -susceptible soils, then it is recommended to install subdrains, provided gravity drainage to a suitable outlet can be provided. It is recommended to install minimum 100 mm diameter perforated subdrains to collect and redirect water beneath the pavement surface. Subdrains should be designed and installed in accordance with OPSS 405 and OPSD 216.021. If Granular 'A' bedding (OPSS 1010) is utilized, the subdrains should be equipped with a factory installed filter sock. If 19 mm clear stone (OPSS 1004) is utilized as bedding for the subdrain, then the bedding must be wrapped completely with geotextile filter fabric such as Terrafix 270R (or equivalent) and a factory installed filter sock is not required. Installation of rigid subdrains allows for better grade control and less potential for damage during installation; however, it would be expected that there would be higher cost implications associated with the installation of rigid subdrains over flexible subdrains. Positive drainage through grade control of subdrains is critical, as improperly installed subdrains can turn drainage systems into reservoirs, which can fuel frost action. The subdrains will hasten the removal of water, thereby reducing the risk and effects of frost heaving and load transfer in saturated conditions. It is suggested that, at a minimum, subdrains be installed through all low areas of the parking lot and ideally along the edge Page 163 of 524 CMT Engineering Inc. Page 18 February 18, 2022 17-445.R01 (REVISED) of the pavement as well to prevent water from entering the subbase. The subdrains should be installed in a 0.3 m (1.0 ft) by 0.3 m (1.0 ft) trench in the subgrade and bedded approximately 50 mm (2") above the bottom of the trench. The subgrade must be prepared with positive drainage to the subdrains and the subdrains must be installed with positive drainage into a catch basin structure or other suitable outlet. Should the subgrade comprise free -draining granular soils (minimum 1.0 m thick with positive drainage at the interface with any less permeable soils), then the installation of subdrains may not be required. The native subgrade soils are sensitive to change in moisture content and can become loose or soft if the soils are subject to inclement weather and seepage or severe drying. Furthermore, the subgrade soils could be easily disturbed if traveled on during construction. As such, where this material will be exposed, it is recommended that the granular subbase be placed immediately upon completion of the subgrade preparation to protect the integrity of the subgrade soils. Should wet to saturated conditions be encountered during construction, site assessments may be required to determine what options can be undertaken to construct a modified pavement base. These options may include subexcavation of wet soils and increasing the thickness of the granular base, the use of reinforcing geotextiles, or a combination of both. It is expected that the parking area will be subject to mostly light traffic (personal vehicles) as well as some heavy traffic (delivery trucks, maintenance and emergency vehicles). Based on the anticipated loading, the following pavement design is provided: Frost tapers must be constructed at any changes from light traffic to heavy traffic areas. If heavy traffic routes are not delineated by barriers or if it is anticipated that heavy equipment (loader and dump trucks) will be utilized for snow removal, it would be recommended that the heavy traffic pavement structure be utilized throughout. Construction joints in the surface asphalt must be offset a minimum of 150 mm to 300 mm (6" to 12") from construction joints in the binder asphalt so that longitudinal joints do not coincide. Page 164 of 524 Recommended Thickness Material For New Pavement Light Duty Heavy Duty Asphaltic Concrete HU - 40 mm (1.5") HL3 - 40 mm (1.5") HL4 or HL8 - 50 mm (2.0) HL4 or HL8 - 60 mm (2.5") Granular 'A' Base 150 mm (6.0") 150 mm (6.0") (OPSS 1010) Granular 'B' Subbase 300 mm (12.0") 450 mm (18.0") (OPSS 1010) Frost tapers must be constructed at any changes from light traffic to heavy traffic areas. If heavy traffic routes are not delineated by barriers or if it is anticipated that heavy equipment (loader and dump trucks) will be utilized for snow removal, it would be recommended that the heavy traffic pavement structure be utilized throughout. Construction joints in the surface asphalt must be offset a minimum of 150 mm to 300 mm (6" to 12") from construction joints in the binder asphalt so that longitudinal joints do not coincide. Page 164 of 524 CMT Engineering Inc. Page 19 February 18, 2022 17-445.R01 (REVISED) Where new asphalt is joined into existing asphalt, it is recommended that the existing asphalt be sawcut in a straight line prior to being milled to a depth of 40 mm and a width of 150 mm as per OPSD 509.010. It is recommended that a tackcoat in conformance with OPSS 308 be applied to the edge and surface of all milled asphalt prior to placement of new asphalt. The granular base and subbase materials must conform to the physical property and gradation requirements of OPSS 1010 and must be compacted to 100% SPMDD. Asphaltic concrete should be supplied, placed and compacted to a minimum 92.0% Marshall maximum relative density, in accordance with OPSS 1150 and OPSS 310. The pavement should be designed to ensure that water will not pond on the pavement surface. If the surface asphalt is not placed within a reasonable time following placement of the binder asphalt, it is recommended that the catch basin lids are set at a lower elevation or apertures provided to allow surface water to drain into the catch basins and not accumulate around the catch basins. The strength of the pavement structure relies on all of the components to be in place in order to provide the design strength; therefore, it is strongly recommended that the surface asphalt be placed shortly after placement of the binder asphalt so as to avoid undue stress on the binder asphalt by not having the complete pavement structure in place. It should be noted that, currently, asphalt mixes tend to be more flexible and, as such, there is a tendency for damage to occur from vehicles turning their steering wheels or applying excessive brake pressure. The damage can occur from both passenger vehicles as well as large vehicles. The condition is further intensified during hot weather. In high traffic areas, it is recommended that rigid Portland cement pavement be considered. 5.12. Excess Soil Management 5.12.1. Chemical Testing was NOT Undertaken Generally, if surplus soils are to be exported off-site, it will be necessary to perform chemical analysis of the soils. Chemical analysis was not undertaken as part of this geotechnical investigation. Should chemical analysis tests be required, the required tests vary and will be dependent on the disposal site utilized by the general contractor. Most commonly, the soils are tested for the following: • F1 -F4, VOC's, BTEX as per O. Reg. 153/04 as amended by R511 • SVOC as per O. Reg. 153/04 as amended by R511 • Metals/Inorganics as per O. Reg. 153/04 amended by R511 Page 165 of 524 CMT Engineering Inc. Page 20 February 18, 2022 17-445.R01 (REVISED) The chemical analysis results are then compared to Ontario Regulation 153/04 - as amended by O.Reg. 511 — April 15, 2011 Standards = [Suite] — ON-511- T1/T2-SOIL-RPI. 5.12.2. TCLP Requirement If soils are transported to a landfill facility, additional chemical testing in accordance with Ontario Regulation 347, Schedule 4, as amended to Ontario Regulation 558/00, dated March 2001, Toxicity Characteristic Leaching Procedure (TCLP) will be required. When transporting soils off-site, the following is recommended: • All chemical analyses and environmental assessment reports must be fully disclosed to the receiving site owners/authorities, whom must agree to receive the material; • An environmental consultant must confirm the land use at the receiving site is compatible to receive the material; • An environmental consultant must monitor the transportation and placement of the materials to ensure that the material is placed appropriately at the pre - approved site; • The excess materials may not be transported to a site that has previously had a Record of Site Condition (RSC) filed, unless the material meets the criteria outlined in the RSC. It should be noted that landfill sites will generally only accept laboratory test results that have been completed within 30 days of exporting. Therefore, it is recommended that provisions for chemical analysis be included in the tender documents. It should also be noted that the laboratory testing generally takes five (5) working days to process with a regular turnaround time. 5.13. Radon According to information provided by Health Canada, radon is a radioactive gas that is naturally formed through the breakdown of uranium in soil, rock and water. When radon escapes the earth in the outdoors, it mixes with fresh air, resulting in concentrations that are too low to be of concern. However, when radon enters an enclosed space, such as a building, high concentration of radon can accumulate and become a health concern. Health Canada indicates that most homes have some level of radon in them. Unfortunately, it is not possible to predict before construction whether or not a new home Page 166 of 524 CMT Engineering Inc. Page 21 February 18, 2022 17-445.R01 (REVISED) will have high radon levels as radon can only be detected by radon measurement devices, which would be installed in a home, post construction. Section 9.13.4.1 Soil Gas Control of the current 2012 Ontario Building Code (OBC) states that "Where methane or radon gases are known to be a problem, construction shall comply with the requirements for soil gas control in MMAH Supplementary Standard SB -9, Requirements for Soil Gas Control". 6.0 SITE INSPECTION Qualified geotechnical personnel should supervise excavation inspections as well as compaction testing for structural filling, site grading and site servicing. This will ensure that footings are founded in the proper strata and that proper material and techniques are used and the specified compaction is achieved. CMT Engineering Inc. would be pleased to review the design drawings and provide an inspection and testing program for the construction of the proposed development. 7.0 LIMITATIONS OF THE INVESTIGATION The recommendations made in this report are in accordance with our present understanding of the project. We request that we be permitted to review our recommendations when the drawings and specifications are complete, or if the proposed construction should differ from that mentioned in this report. It is important to emphasize that a soil investigation is, in fact, a random sampling of a site and the comments are based on the results obtained at the test locations only. It is therefore assumed that these results are representative of the subsoil conditions across the site. Should any conditions at the site be encountered which differ from those found at the test locations, we request that we be notified immediately in order to permit a reassessment of our recommendations. It should be noted that this report specifically addresses geotechnical aspects of the project and does not include any investigations or assessments relating to potential subsurface contamination. As such, there should be no assumptions or conclusions derived from this report with respect to potential soil or water contamination. Soil or water contamination is generally caused by the presence of xenobiotic (human -made) chemicals or other alteration processes in the natural soil and groundwater environment. If necessary, the investigation, assessment and rehabilitation of soil and water contaminants should be undertaken by qualified environmental specialists. The samples obtained during the geotechnical investigation will be stored for a period of three months, after which time they will be disposed of unless alternative arrangements are made. Page 167 of 524 CMT Engineering Inc. Page 22 February 18, 2022 17-445.R01 (REVISED) This report is intended solely for the client named. Any use which a third party makes of this report, or any reliance on or decisions to be made based on it, are the reliability of such third parties. The factual data, interpretation, and recommendations in this report pertain to a specific project as described in this report and are not applicable to any other project or site location. If the project is modified in concept, location or elevation, deviates from the assumptions stated herein, CMT Inc. should be given an opportunity to confirm that the recommendations are still valid. The subject geotechnical exploration and this report address only the geotechnical aspects of the proposed project; potential environmental impacts or related issues are beyond the defined scope of this work and have not been addressed. We trust that this report meets with your present requirements. Should you have any questions, please do not hesitate to contact our office. Prepared by: fisc Reviewed by: 2022/02/22 It i.. CHORTOS Ja Feeney B.Eng., EIT. t00 y Nathan Chortos, P.Eng. Senior Engineer ks Of Page 168 of 524 O L w UN z U) Z a LU C.) N Z g Doi i O d if LLja of o`iiE a Z o . m m C:) v (D '« « C7 ,i c: z = zo o z wpm...., w z ,O O 0- �Cfl w 0 z 0 E—uo Q z U� c,s� L m v) aj cli o 0 0� 0 cb 0 o w a LU ai i w L vi O cn o ,�� o CL o o Z 4a a a un o � v 0 cc _ -cu cy m cu E Lo CL 3a 0 cu C* 00- f�n a- c L do CU L 00- z -c o 19 J .M N _r_ C) 65 APPENDIX A BOREHOLE LOGS Page 171 of 524 BOREHOLE 1 Page 1 of 3 Date Drilled: April 2, 2020 Project No.: 17-445 Rig: CME 55 Project: Proposed 8 Storey Apartment Contractor: Geo -Environmental Drilling Inc. Elevation: 340.63 m 50-56 Weber Street W. and 107 Young Street Drilling Method: SPT Logged by: J. Feeney Location: Kitchener, Ontario Pocket Penetrometer • kPa • T Well 100 200 300 400 SOIL DESCRIPTION Installation Moisture Content / SPT (N) a E 'o U E o E X____ ■ Blows/0.3 m ■ o Cn of (n cn 10 20 30 40 50 20 40 60 80 0 Ground Surface (m) 340.63 Oft GRAVEL PARKING LOT 0.00 Loose, brown sand and gravel IN 2.0 1 SS 1 parking lot fill, moist (50mm) I ■4 BURIED ASPHALT 2 Black, buried asphalt (80mm) SANDY SILT FILLIN 3 1 Loose, dark brown sandy silt 339.56 fill, moist (940mm) 1.07 4 SANDY SILT IN Loose, brown sandy silt, some 5 clay, moist to wet '' 6 SS 2 ■18.7 09 2 7 Egg8-- 9 10---3 0 337.28 00 ■18.4 33 11 SS 3 1.6 SAND 3.35 Dense, brown sand, trace silt 12 and clay, dampIN 13---4 14 'IN 15 16 SS 4 IN 1.4 m 8 5 335.45 11 17 SANDY SILT 5.18 Dense, brown sandy silt, trace 18 clay, dampIN 19 CMT ENGINEERING INC. 1011 Industrial Crescent, Unit 1.. St. Clements, Ontario N0132M0 1. �- phone 519-699-5775 fax 519-699-4664 _ vwAv cmti nc. net Page 172 of 524 BOREHOLE 1 Page 2 of 3 Date Drilled: April 2, 2020 Project No.: 17-445 Rig: CME 55 Project: Proposed 8 Storey Apartment Contractor: Geo -Environmental Drilling Inc. Elevation: 340.63 m 50-56 Weber Street W. and 107 Young Street Drilling Method: SPT Logged by: J. Feeney Location: Kitchener, Ontario Pocket Penetrometer • kPa • T Well 100 200 300 400 SOIL DESCRIPTION Installation o Moisture Content /o SPT (N) a 'o E U E 0 E X____ ■ Blows/0.3 m ■ o Cn of Cn cn 10 20 30 40 50 20 40 60 80 0 1.7 1 SS 5 •32 334.08 ------------------------------- becoming moist 6.55 0 17.7 2 3 7 X19.9 333.47 SS 6 SAND 7.16 g ■44 4-- -- Dense, brown sand, trace silt " and clay, moist 333.01 25- „ ------------------------------- interbedded silt layers 7.62 017.5 r encountered 332.75 6 8 SS 7 7.88 .3 ■39 wet silt layer encountered at 27-- 7.62m (150mm) ---------------------------- Proposed founding elevation 8 (332.75m) SS 8 J.3 m6 9 9 331.49 0 SANDY SILT 9.14 Very dense, brown sandy silt, 12.6 58 1 SS 9 trace clay, moist • 2 330.72 1 ------------------------------ - -----------------------3 becoming dense, dark brown 9.91 33-- and very moist 19.3 48 SS 10 ' ■ 4 0 5 «� 329.66 49 6 1 SS 11 becoming wet to saturated 10.97 - ' 0.2 1 7 Cn 8 —_ E N C/) 9 =_ 0: 1 CMT ENGINE RI G INC. <, 1011 Industrial Crescent, Unit 1 St. Clements, Ontario N0132M0 519-699-5775 fax 519-699-4664 phone _ vwAv cmti nc. net Page 173 of 524 BOREHOLE 1 Page 3 of 3 Date Drilled: April 2, 2020 Project No.: 17-445 Rig: CME 55 Project: Proposed 8 Storey Apartment Contractor: Geo -Environmental Drilling Inc. Elevation: 340.63 m 50-56 Weber Street W. and 107 Young Street Drilling Method: SPT Logged by: J. Feeney Location: Kitchener, Ontario Pocket Penetrometer • kPa • T Well 100 200 300 400 SOIL DESCRIPTION Installation Moisture Content / SPT (N) a E 'o U E o E X____ ■ Blows/0.3 m ■ o Cn of co cn 10 20 30 40 50 20 40 60 80 0 1 SS 12'. 022.3 ■46 2 1 3 4 326.91 5 CLAYAND SILT 13.72 1 Very stiff, dark grey clay and 19.4 41 42 6 SS 13 silt, trace sand, moist ' ■ • 7 8 9 1 325.39 0 SAND 15.24 Very dense, grey sand, trace 15.3 62 1 SS 14 silt and clay, saturated ■ 324.78 2 1 End of Borehole 15.85 3 4 55-- 1 56-- 7 57--- 8 58- 591 9 1 CMT ENGINEERING INC. 1011Industrial Crescent, Unit 1 St. Clements, Ontario N0132M0 phone 519-699-5775 fax 519-699-4664 �.. vwAv cmti nc. net - Page 174 of 524 BOREHOLE 2 Page 1 of 3 Date Drilled: April 3, 2020 Project No.: 17-445 Rig: CME 55 Project: Proposed 8 Storey Apartment Contractor: Geo -Environmental Drilling Inc. Elevation: 340.34 m 50-56 Weber Street W. and 107 Young Street Drilling Method: SPT Logged by: J. Feeney Location: Kitchener, Ontario Pocket Penetrometer • kPa • T Well 100 200 300 400 SOIL DESCRIPTION Installation Moisture Content / SPT (N) a E 'o U E o E X____ ■ Blows/0.3 m ■ o Cn of (n cn 10 20 30 40 50 20 40 60 80 Oft 0 Ground Surface (m) 340.34 ASPHALT 0.00 Asphaltic Concrete (10mm) 1 SS 1 013.3 ■4 SANDY SILT FILL IN 2 Loose, dark brown sandy silt 11 fill, moist (1060mm) Is 3 Yellow and red brick fragments 1 encountered 339.27 4 SANDY SILT 1.07 Loose, dark brown sandy silt, 5 some clay, trace gravel and IN rootlets/organics, moist to wet 6 SS 2 ''' 0 9.4 05 2 7 8 9 10 3 337.29 0 becoming dense with trace 3.05 11 SS 3 clay 00 .2 0 12 13--4 14 1 5 - - ------------------------------ _ 335.77 becoming brown with no gravel 4.57 16 SS 4 '. . .7 ■48 5 17 18 19 334.24 CMT ENGINEERING INC. _ 1011Industrial Crescent, Unit 1 St. Clements, Ontario N0132M0 phone 519-699-5775 fax 519-699-4664 _ vwAv cmti nc. net Page 175 of 524 BOREHOLE 2 Page 2 of 3 Date Drilled: April 3, 2020 Project No.: 17-445 Rig: CME 55 Project: Proposed 8 Storey Apartment Contractor: Geo -Environmental Drilling Inc. Elevation: 340.34 m 50-56 Weber Street W. and 107 Young Street Drilling Method: SPT Logged by: J. Feeney Location: Kitchener, Ontario Pocket Penetrometer • kPa • T Well 100 200 300 400 z U) SOIL DESCRIPTION Installation Moisture Content / SPT (N) a E 'o U E o E X____ ■ Blows/0.3 m ■ o Cn of Cn cn 10 20 30 40 50 20 40 60 80 0 Dense, brown sand, trace silt x, J.4 1 SS 5 and clay, damp ■34 22--- 23---7 7 J.3 m6 SS 6 4 332.75 5 Proposed founding elevation 7.59 (332.75m) J.6 6---8 SS 7 ■41 7 8 1.9 SS 8 ■40 9 9 0 J.21 m 0 SS 9 2 330.43 V SANDY SILT 9.91 3 Dense, dark brown sandy silt, m 8 SS 10 trace clay, moist 329.98 X19.7 4 ------------------------- becoming wet to saturated with 10.36 0111 0/1 some clay 5 0 M 1.4 0 6 1 SS 11 Q 7 E 3 cn 38 co M z 9 1 CMT ENGINEERING INC. 1011 Industrial Crescent, Unit 1•.. St. Clements, Ontario N0B 2M0 ��,-- phone 519-699-5775 fax 519-699-4664 _ vwAv cmti nc. net Page 176 of 524 BOREHOLE 2 Page 3 of 3 Date Drilled: April 3, 2020 Project No.: 17-445 Rig: CME 55 Project: Proposed 8 Storey Apartment Contractor: Geo -Environmental Drilling Inc. Elevation: 340.34 m 50-56 Weber Street W. and 107 Young Street Drilling Method: SPT Logged by: J. Feeney Location: Kitchener, Ontario Pocket Penetrometer • kPa • T Well 100 200 300 400 SOIL DESCRIPTION Installation Moisture Content / SPT (N) a E 'o U E o E X____ ■ Blows/0.3 m ■ o Cn of Cn cn 10 20 30 40 50 20 40 60 80 328.15 0 ------ becoming very dense with 12.19 110 trace clay 1 SS12 022.0 ■57 2 1 3 4 326.62 is 3 5 - U) SAND 13.72 1 Compact, brown sand, trace - 20.0 29 6 SS 13 silt and clay, saturated U) = ai „ „ ro = 5,; U 7 *k = 8 — U. = IE: = E: 9 = o 325.10 = 0 becoming loose 15.24 2.0 1 SS 14 oxidation observed ■8 324.49 2 1 End of Borehole 15.85 3 4 5 1 6 7 8 9 1 CMT ENGINEERING INC. 1011 Industrial Crescent, Unit 1 St. Clements, Ontario NOB 2M0 phone 519-699-5775 fax 519-699-4664 _.,,I; . vwwv.cmtinc.net woo Page 177 of 524 APPENDIX B GRAIN SIZE ANALYSES Page 178 of 524 Particle Size Distribution Report C C O O O O c{{ t0 (h N \ C n \ i;5 ik Cl)M ik ik ik # 100 I I I I I I I I I I I I I I I I I I I I I I I I I I I 90 I I I I I I I I I I I I I I I I I I I I I I I I I I I I 80 I I I I I I I I I I I I I I I I I I I I I I I I I I I I 70 I I I I I I I I I I I I I I w 60ILL I I I I I I I I I I I I I I I I I I Z 50 I I I I I I I I I U I I I I I I I I I I I I I I w I I I I I I I a 40 I I I I I I I I I I I I I I I I I I I I I I I so I I I I I I I I I I I I I I I I I I I I I I I I I I I 20 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 10 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 01 1 1 1I11111 1 1 11 1 1 1 111I I I 100 10 1 0.1 0.01 0.001 (RAIN S17F _ mm SOIL DATA % Gravel % Sand % Fines % Cobbles Coarse Fine Coarse Medium Fine Silt Clay O 0.0 0.0 0.0 0.0 0.3 3.9 47.8 48.0 Material Description USCS O BH1 13 13.72- clay and silt, trace sand ML SOIL DATA SYMBOL SOURCE SAMPLE NO. DEPTH (ft.) Material Description USCS O BH1 13 13.72- clay and silt, trace sand ML 14.33m Sampled by JF of CMT Engineering Inc., April 3, 2020 Tested by MS of CMT Engineering Inc., April 7, 2020 CMT Engineering Inc. Client: Tri -City Group of Companies Project: Proposed 6 -Storey Apartment Building 50-56 Weber Street, Kitchener, Ontario St. Clements ON Project No.: 17-445 Figure 1 AC]P.. n . 100 % Gravel % Sand % Fines % Cobbles Coarse Fine Coars (O M Particle N C \ �-- n \ CO co Size sandy silt, trace clay ML Distribution O O # O 4k O O ik O O V Xk Xk Report O O Xk Tested by MS of CMT Engineering Inc., April 7, 2020 90 80-- 70 w 60 1 1 I I LL Z 50 d 40 30 20 0 100 10 1 0.1 0.01 0.001 (`-'C? Q17G _ mm SOIL DATA % Gravel % Sand % Fines % Cobbles Coarse Fine Coars Medium Fine Silt Clay 0 0.0 0.0 0.0 0.0 1.0 25.0 67.5 6.5 0 BH2 4 4.57-5.18m sandy silt, trace clay ML Sampled by JF of CMT Engineering Inc., April 3, 2020 SOIL DATA SYMBOL SOURCE SAMPLE NO. DEPTH (ft.) Material Description USCS 0 BH2 4 4.57-5.18m sandy silt, trace clay ML Sampled by JF of CMT Engineering Inc., April 3, 2020 Tested by MS of CMT Engineering Inc., April 7, 2020 CMT Engineering Inc. Client: Tri -City Group of Companies Project: Proposed 6 -Storey Apartment Building 50-56 Weber Street, Kitchener, Ontario St. Clements ON Pro'ect No.: 17-445 Figure 2 aae 1 An nf 5?4 100 90 80 70 w 60 Z LL Z 50 W U IY a- 40 30 20 10 Particle Size Distribution Report C C O O O O O O O "tO N M # # # # I I I I I I I I I I ( I ( I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I ( I I I I I I I I I I I I I I ( I ( I I I I I I I I I ( I I I I I ( I I I I I I I ( I I I I ( I ( I I I I I I I I I I I I I I I I I I I I I I I ( I I I I I I I I ( I I I I I I I I I I I I I I I I I I ( I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I ( I 100 10 1 0.1 0.01 0.001 (RAIN -q17F _ mm SOIL DATA % Gravel % Sand % Fines % Cobbles Coarse Fine Coarse Medium Fine Silt Clay 0 0.0 0.0 0.0 0.0 1.9 87.8 9.3 1.0 Material Description USCS 0 BF12 7 7.62-8.23m sand, trace silt and clay SP -SM SOIL DATA SYMBOL SOURCE SAMPLE DEPTHNO. (ft.) Material Description USCS 0 BF12 7 7.62-8.23m sand, trace silt and clay SP -SM Sampled by JF of CMT Engineering Inc., April 3, 2020 Tested by MS of CMT Engineering Inc., April 7, 2020 CMT Engineering Inc. Client: Tri -City Group of Companies Project: Proposed 6 -Storey Apartment Building 50-56 Weber Street, Kitchener, Ontario St. Clements. ON Proiect No.: 17-445 Fiqure 3 APPENDIX C WELL RECORDS Page 182 of 524 Notice of Collection of Personal Information Personal information contained on this form is collected pursuant to sections 35-50 and 75(2) of the Ontario Water Resources Act and section 16.3 4f the Wells Regulation. This information will be used for the purpose of maintaining a public record of wells in Ontario. This form and the information contained on the form will be stored in the Ministry's well record database ard made publicly mailable. questions about this collection should be directed to the Water Well Customer Service Representative at the Wells Help Desk. 125 Resources Road. Toronto Ontario VIPP 3V6, at 1-W8-396-9355 orIlshelrrrlesk ontario.ca, Fields marked with an asterisk (A) are mandatory. Wall Tag Dumber A 287114 Type * 0 Construction ❑ Ahandonmen# Measurement recorded in: Q Metric Imperial 1. Well Owner's Information Most Common Material Other Materials I General Description Last Name and First Name, or Organization is mandatory. Depth To A Brown clay Last Name I First Name C 1.8 Organization Finail Address Sand Packed 62722G Ontario Inn 3.3 Current Address Unit Number Street Number * Street Name ` CityrTownlVillage #4 368 Phillip St Waterloo Country Province postal Code Telephone Number CANADA ONTARIO N2L5J1 519-884-7368 2. Well Location Address of Well Location Unit Number Street Numt)erStreet Name " Township 56 Weber St West Loi Concession CcuntyJC)�strict/Municipality WATERLOO CityrTown Province Postai Cade Kitchener Ontario N2H 3Z2 UTM Coordinates Zone' Easting " Northing Municipal Plan and Sublet Number NAD 83 17 541254 4811254 Test UTM in Map other MW1 3. Overburden and Bedrock Material WeV Depth 12.2 (m) General Colour Most Common Material Other Materials I General Description Depth Frum (m) Depth To A Brown clay Silt Fill C 1.8 Brown Silt Sand Packed 1.8 3.3 21'93 t2019Wj PagL, 4 0! 8 Page 183 of 524 Brown Sand Silt Dense 3.3 12.2 4. Annular Space' Depth From (m) Depth To (m) Type of Sealaw Used (Material and Type) Volume Placed (Cubic rnetres) 0 0.3 Concrete 0.010 0.3 10.4 Bentonite D.349 5. Nfetihad of Constructlon' ❑ Cable Tool ❑ Rotary (Conventioral) ❑ Rotary (Reverse) Baring ❑ Air percussion ❑ Diamond ❑ Jetting ❑ Driving ❑ Digging L] Rotary (Air) ❑ Augering '❑ Direct Push ❑ Other (specify) S. Well Use' ❑ Public ❑ Industrial ❑ Cooling & Air Conditioning [] Domestic ❑ Commercial ❑ Not Used Livestock ❑ Municipal A Manill oring ❑ Irrigation ❑ Test Hole 0 Dewatering ❑ Other (specify) 7. Status of Well' ❑ Water Supply ❑ Recharge Well ❑ Alteration (Constructicm) ❑ Abandoned, other (specify) ❑ Other 4specify) ❑ Replacement Well ❑ Dewatering Well ® Abandoned. Insufficient Supply ® Test Hale Observation ancVor Monitoring Hobe ❑ Abaridaned, boor Water Quality B. Construction record - Casing' (use negative number(s) to indicate depth above ground surface) Inside open Hole or Material (Galvanized, Fibreglass, Wall Depth From Depth To Diameter Concrete, Plastic, Steel) Thickness Depth From Depth To (CM) (m) (m) ,1 Plastic 0.65 0 10.7 9. Construction Record - Screen Outside Material Slot Diameter (Plastic, Galvanized, Steel) Number Depth From Depth To (cm) (m) (m) 6.4 Plastic 10 10.7 12.2 10. Water Details Water found at Depth 11 (m) ❑ Cas I Kind of Water ❑ Fresh ® Untested ❑ Other (specify) 2193€ (241 M) Peds 5 4r s Page 184 of 524 11. Hole Diameter Depth From Depth To Diameter (m) (m) (cm) 0 12,2 21 12. Results of Well Yield Testing D Pumping Discontinued explain if flovuing give rate Flovuing (Umin) Draw down' Time rein Static 1 2 3 4 5 10 15 20 25 30 40 54 60 Lavel Water Level (m) Recovery Time (min) 1 2 3 4 5 10 15 20 25 30 40 50 50 Nater Level (m) After test of well yield, water was [-] Clear and sand free ❑ Other (specify) Pump intake sat at Pumping rate Duration of pumping Froal waster level end of ;pumping Disinfected? " (M) (Urrin) hrs + rain (m) [] Yes [2d No Reuammended pump depth Recommended pump rate Well production (m) (Lfmin) (Urn in) 13. Map of Well Location * 2193E {2419M) 11-1-IL. a ' 5 Page 185 of 524 Map 1. Please dick the map area below is import ars image file to use as the map. -YnWr, I - m.n li,rlm � LJtlf . iww Ss�.;ca _ fy LA i Jnaim 9 Emww Ravin, dL'IL w N"wo Pk ... r 14 J d !E I,s"''.4 P QYc.9 aS L1V6a Cdr L3 I� T + � .°9 LNdk YaICYFI+r' r-,rr 4{� 'f IYFa.a f,9�M1*•y13 iir�J IdY 1'ysL S'.lyglsx I. Y� r�IGILtiT l+GI.{flYl Vlgjll: dr Clllf f_9N�k SW}9n 51ir'..¢. �Ailr'.•r.r I,W,.nl rt7!3 .: ® Tun —•..n:.. },.el?} Ei - 6tl E �R.n J u.:. //ryry rI,M F,.w„ ,e„sn„Ir•:,`, 14. Information ❑ Malo map area bigger 43Ciretl 9,. . .I .Ings. d LYao 6+esn r.4rpsrel 41 cwc n - 4r Aj ISlitl..W, re. ft-mn❑iilt bt1N Yd --M. 4. 1'd A.6.NS }MYEY1i1191 Cb r'V� �ypycr -elf �' Ciro let L'If�g,1. �i �$�4i11� lYlvl.a '�SWrlf 4`i9Ylo f51 . ' Well owner's information package delivered Date Package Delivered (yyyylmm(dd) Date Work Completed (yyyyftmMd) F1 Yes F-1 No 2020104103 Comments 15. Well Contractor and Well Technician Information Business Name of Well Contractor Well Contractor's License Number Geo -Environmental Grilling Inc. 6607 Business Address Unit Number Street Number Street Dame " 9 Mansewood Court CityJTownfVillage ' Halton Hills Prov nce Postal Code Ontario L7Ll OA1 Business Telephone Number Business Email Address 906-676-33B3 dgunn geo-environmenteldrilling-corn Last Narne cf Well Technician " First Mame of Well Technician " Well Technician's License plumber' Coles David 3606 16. Declaration hereby ccnfirrn that I am the person who constructed the well and I hereby confirm that the information on the Form is correct and accurate. Last Narne First Name Email Address Coles David rornana@geo-environmentaldrilling.com Signature Date Submitted (yyyy/mrri,'dd) (Ie Dave Digitally signed by Coles Daae 2020/04114 C3atu. X020.04,14 17:25:10 -04'00' 17. Ministry Use Only Audit Number VYHD N89R 2193E(2019103� Page 7 of e Page 186 of 524 Notice of Collection of Personal Information Personal information contained on this form is collected pursuant to sections 35-50 and 75(2) of the Ontario Water Resources Act and section 16.3 of the Wells Regulation. This information will be used for the purpose of maintaining a public record of wells in Ontario. This form and the information contained on the form will be .stofed in the Ministry's well record database and made publicly available. Questions about this collectian should be directed to the Water Well Customer service Representative at the Welir, Help Desk, 125 Resources Road, Torontu Ontario M6P 3V6. at 1-888-396-9355 orwellshplpdesk ntaria.ca. Fields marked with an asterisk (1) are mandatory. Well Tag Number A287153 Type x FZ] Construction [] Abandonment Measurement recorded im P Metric 0 Imperial 1. Well Owner's Information Last Name and First dame, or Organization is mandatory. " Last Name First Name Organization Email Address 2383500 Ontario Inc Current Address Unit Number ]Street Number x Street NameCityiTowrifvillage 04 368 Phillip St Waterloo Country Prcvince Postal Code Telephone Number CANADA ONTARIO N21 -5J1 519-884-7368 2. Well Location Address of Well Location Uilit Number Street Number ° Street Name' Township 50-52 Weber St West Lot Concession Count yfDistrict/Munidpality WATERLOO City /Town Province Postal Code Kitchener Ontario N2H 3Z2 UTM Coordinates Zone } Easting ' Northing ' Municipal Plan and Sublot Number NAI 83 17 1541252 4611296 Test UTM In Map Other VI V2 3. Overburden and Bedrock Material Well Depth * 15.2 (m) General Colour Most Common Material Other Materials General Pescription Depth From (m) Depth To (m) Brown Clay silt Fill 5 1.8 Brown Silt Sand Packed 1 8 3 �1sE{znins3 Pge a :J Li Page 187 of 524 C31 owr Sand Silt Dense 3 15.2 4. Annular Space' Depth From (m) Depth To (M) Type of Sealant Vsed (Material and Type) Volume Placed (cubic metres) 0 0.3 Concrete 0.010 0.3 13.4 Bentonite 0.453 © Water Supply ❑ Recharge Well 7] Alteration (Construction) ❑ Abandoned, ether (specify) ❑ Other (speclfy) ❑ Replacement Well ❑ Test Hole ❑ Dewatering Well 7 Observation andfor Monitoring Hole Q Abandoned, Insufficient Supply ❑ Abandoned, Poor Water Quality S. Construction Record - Casing ' (use negative nomber(s) to indicate depth above ground surface) Inside Open Hole or Material (Galvanized, Fibreglass, Wall 5. Method of Construction * Depth To Q Cable Toot ❑ Notary (Conventional) ❑ Rotary (Reverse) ❑ Baring ❑ Air percussion ❑ Diamond ❑ Jetting ❑ Driving ❑ Digging ❑ Notary (Air) ❑ Augering ❑ Direct Push ❑ Other (specify) (m) 6. Well Use' 5.1 Plastic ❑ Public ❑ Industrial ❑ Cooling & Air Conditioning [❑ Domestic ❑ Commercial ❑ Not Used ❑ Livestock ❑ Municipal ] Monitoring ❑ irrigation ❑ Test Hale ❑ Dewatering ❑ other (specify) i. Status of Well © Water Supply ❑ Recharge Well 7] Alteration (Construction) ❑ Abandoned, ether (specify) ❑ Other (speclfy) ❑ Replacement Well ❑ Test Hole ❑ Dewatering Well 7 Observation andfor Monitoring Hole Q Abandoned, Insufficient Supply ❑ Abandoned, Poor Water Quality S. Construction Record - Casing ' (use negative nomber(s) to indicate depth above ground surface) Inside Open Hole or Material (Galvanized, Fibreglass, Wall Depth From Depth To Diameter Concrete, Plastic. Steel) Thickness Depth From Dapth To (cm) (m) (m) 5.1 Plastic 0.65 0 13.7 9. Gonstructlon Record -Screen Outside Material Slot Diameter (Plastic, Galvanized, Steel) Number Depth From Dapth To (cm) (rn) (m) 6.4 Plastic 10 13,7 15.2 10. Water retails U'Waterfou nd at1)epth 10.4 (m) L] Gas I Kind of Water [:1 Fresh 2] Untested ❑ other (specify) 193E (.2019103) Page 5 Y 9 Page 188 of 524 11. Hole Diameter 1 Depth From (m) Depth To W Diameter (cm) 4 15.2 21 15 20 12. Results of Well Yield Testing 30 0 Pumping Discontinued Explain 50 If flowing give rate L] Flowing (Umin) Draw down" Time(min)Static 1 1 2 3 4 5 10 15 20 25 30 40 50 CD Level Water level (m) Recovery" Time (min) 1 2 3 4 5 10 15 20 25 30 40 54 60 Water Level (m) After test of well yield, water was [:]Clear and sand tree ❑ other (specify) Pumpintake set at Pumping rate Duration of pumping Final wafer level end of pumping Disinfected? (m) (Umin) hrs + min (m) Yes Q No Recommended pump depth Recommended pump rate Well production (m) (Urn°fnj (Umin) 13. Map of Well Location f 2193E c2n1sf03) Page F, r; ",- Page 189 of 524 Map 1. Please Click the map arca below to impart an image file to use as the reap. f, ��1.ru.. tlei..L[ry'TlMln yynrr'�j CJ CURT. 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Well Contractor and Well Technician Information Business Name of Well Contractor " Well Contra'ctor's License Number Geo -Environmental nriliing fnc. 6607 Business Address Unit Number Street Number Street lame 1 Mansewood Court Gi#yffownfVillage ' Province Postal Code Halton Hills Ontario L7.f DA Business Te'leohune Number Business Email Address 905,-876-3388 dgunn a@geu-environmeRtaldrilling.com Last Name of Well Technician ' First Name of Well Technician ` We16 Technician's License Number David 360F6 15. Declaration* 211 hereby confirm that I arra the person who constructed the well and I hereby confirm that the information on the form is correct and accurate. Last Mame First Name Email Address Coles David romana@gLo-environmertaldrilling.com Signature date Submitted (yyyylmmfdd) Coles Digitally signed by Cc[es Daae 202CIID4115 bate: 2D20.D4.15 09:41:11 -04'01Y 17. Ministry Use only Audit Number B5ZR X557 210E(201W3} r kli ; Page 190 of 524 ...i 1: tl. V�1 . 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Well Contractor and Well Technician Information Business Name of Well Contractor " Well Contra'ctor's License Number Geo -Environmental nriliing fnc. 6607 Business Address Unit Number Street Number Street lame 1 Mansewood Court Gi#yffownfVillage ' Province Postal Code Halton Hills Ontario L7.f DA Business Te'leohune Number Business Email Address 905,-876-3388 dgunn a@geu-environmeRtaldrilling.com Last Name of Well Technician ' First Name of Well Technician ` We16 Technician's License Number David 360F6 15. Declaration* 211 hereby confirm that I arra the person who constructed the well and I hereby confirm that the information on the form is correct and accurate. Last Mame First Name Email Address Coles David romana@gLo-environmertaldrilling.com Signature date Submitted (yyyylmmfdd) Coles Digitally signed by Cc[es Daae 202CIID4115 bate: 2D20.D4.15 09:41:11 -04'01Y 17. Ministry Use only Audit Number B5ZR X557 210E(201W3} r kli ; Page 190 of 524 Heritage Impact Assessment Phase 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Appendix H- HIA Phase II Terms of Reference September 2021 MHBC 168 Page 191 of 524 City of Kitchener Development Services Department — Planning Division 50-56 Weber Street West & 107 Young Street Phase II Heritage Impact Assessment and Urban Design Report— Scoped Terms of Reference 1.0 Background A Heritage Impact Assessment (HIA) is a study to determine the impacts to known and potential cultural heritage resources within a defined area proposed for future repair, alteration or development. The study shall include an inventory of all cultural heritage resources within the planning application area. The study results in a report which identifies all known cultural heritage resources, evaluates the significance of the resources, and makes recommendations toward mitigative measures that would minimize negative impacts to those resources. A Heritage Impact Assessment may be required on a property which is listed on the City's Heritage Advisory Committee Inventory; listed on the City's Municipal Heritage Register; designated under the Ontario Heritage Act, or where development is proposed adjacent to a protected heritage property. The requirement may also apply to unknown or recorded cultural heritage resources which are discovered during the development application stage or construction. An Urban Design Report establishes a vision and gives clear direction for the future development of the site. It will provide the City, applicant and public with reasonable assurance as to what the future form of development may look like by establishing guidelines for future site development. The Report will supplement and reinforce existing design policies with site-specific design guidelines for the proposed future development. The Urban Design Report should use graphics, images and text to explore a concept and explain why a proposed development represents the optimum design solution. The Report should reflect an optimal design solution and not simply reflect a preferred development scheme. 2.0 Heritage Impact Assessment Requirements It is important to recognize the need for Heritage Impact Assessments at the earliest possible stage of development, alteration or proposed repair. Notice will be given to the property owner and/or their representative as early as possible. When the property is the subject of a Plan of Subdivision or Site Plan application, notice of a Heritage Impact Assessment requirement will typically be given at the pre -application meeting, followed by written notification. The notice will inform the property owner of any known heritage resources specific to the subject property and provide guidelines to completing the Heritage Impact Assessment. The City will require the submission and approval of a scoped Heritage Impact Assessment and Urban Design Report to address the potential impact of the proposed development on the heritage attributes of the property municipally addressed as 107 Young Street and on the attributes associated with the Civic Centre Neighbourhood Heritage Conservation District (CCNHCD), and specifically the context of the surrounding streetscape/neighbourhood. These Terms of Reference for the HIA/UDR have been scoped to waive certain requirements which were previously addressed in the Phase I HIA submitted regarding the demolition of the buildings at 50-52 and 56 Weber Street West. Similarly, some more detailed components of a standard Urban Design Report will be replaced with the completion of the Urban Design Score Card. Page 192 of 524 The following minimum requirements will be required in a Phase II Scoped Heritage Impact Assessment and Urban Design Report: 2.1 Description of site and surrounding features, including photographs and a written description of the subject property. 2.2 An outline of the proposed development, its context, and how it will impact the subject property and surrounding streetscape (including existing buildings, structures, and site details such as landscaping). In particular, the potential visual and physical impact of the proposed work on the identified heritage attributes of the subject property, the setting and character of the Weber Street and Young Street streetscapes, and the integrity of the CCNHCD shall be evaluated. Specific attention should be given to issues relating to location, scale, massing, and views along Weber Street and Young Street and compatibility with existing neighbourhood buildings and landscape. A discussion and assessment of the proposed building materials, proposed setbacks and step backs with respect to the surrounding neighbourhood is required. A discussion and assessment of functional considerations such as the location of landscape features amenity space, pedestrian and vehicle movements, fire access and garbage collection should be provided. 2.3 A Shadow Analysis should be conducted to inform building design and articulation 2.4 A Wind Analysis using Computational Fluid Dynamics (CFD) should be conducted and specifically consider at grade entrances and amenity spaces as well as balconies and rooftop amenity space. 2.5 The Assessment/Report should consider and address the Official Plan policies proposed through the Civic Centre Neighbourhood Planning Review, including, but not limited to Sections 16.D.2.11 through 16.D.2.22 (especially 16.D.2.11, 16.D.2.14, 16.D.2.15, 16.D.2.17, 16.D.2.18, 16.D.2.21), 16.D.3.3, and Section 15.D.4 (especially 15.4.5, 15.4.6, 15.4.7, 15.4.12). In addition, the Assessment/Report should consider Section 11 (Urban Design) and Section 12 (Cultural Heritage Resources) of the Official Plan. 2.6 Consideration and evaluation of options that mitigate impact. Methods of mitigation may include, but are not limited to, preservation/conservation in situ, rehabilitation, adaptive re- use, relocation, and alternative development approaches to design (height, massing, scale, location, setbacks, stepbacks, etc.). Each mitigative measure should create a sympathetic context for the heritage resource. 2.7 A summary of applicable heritage conservation principles and how they will be used must be included. Conservation principles may be found in online publications such as: the Standards and Guidelines for the Conservation of Historic Places in Canada (Parks Canada); Eight Guiding Principles in the Conservation of Built Heritage Properties (Ministry of Heritage, Tourism, Sport, and Culture Industries); and the Ontario Heritage Tool Kit (Ministry of Heritage, Tourism, Sport, and Culture Industries). 2.8 Proposed alterations and relocation must be justified and explained including discussion on any loss of cultural heritage value and impact on the property, streetscape, and neighbourhood. Conclusions or statements regarding structural or general condition, required repairs, and feasibility of location, shall be supported by reports and cost estimates prepared by qualified individuals. Page 193 of 524 2.9 Recommendations shall be consistent with applicable CCNHCD Plan policies and guidelines, including sections 3.3.5.2, 6.9.4 and 6.9.5 of the CCNHCD Plan and The Urban Design Manual including the following section in Part A: City -Wide Design, Residential Infill in Central Neighbourhoods, Mid -Rise Buildings and Structured Parking. Recommendations shall be as specific as possible, describing and illustrating recommended locations, elevations, materials, landscaping, etc., and consider the tools available under the subject Planning application to implement recommendations and conservation measures (e.g. conditions of site plan approval). The report shall also cite how the recommendations are consistent with recognized heritage conservation principles and practices, including the Standards and Guidelines for the Conservation of Historic Places in Canada (Parks Canada); Eight Guiding Principles in the Conservation of Built Heritage Properties (Ministry of Heritage, Tourism, Sport, and Culture Industries); and the Ontario Heritage Tool Kit (Ministry of Heritage, Tourism, Sport, and Culture Industries). 2.10 The qualifications and background of the person(s) completing the Heritage Impact Assessment and Urban Design Report shall be included in the report. The author(s) must demonstrate a level of professional understanding and competence in the heritage conservation field of study. The report will also include a reference for any literature cited, and a list of people contacted during the study and referenced in the report. 3.0 Summary Statement and Conservation Recommendations The summary statement should provide a full description of: The significance and heritage attributes of the subject properties; The identification of any impact the proposed development will have on the heritage attributes of the subject properties, adjacent properties, the Weber Street and Young Street streetscapes, and the integrity of the CCNHCD; and An explanation of what conservation or mitigative measures, alternative development, or site alteration approaches are recommended, and the way in which such recommendations can be implemented through the Planning process. 4.0 Approval Process Five (5) hard copies of the Heritage Impact Assessment and one digital pdf copy shall be provided to Heritage Planning and Urban Design staff. Both the hard and digital copies shall be marked with a "DRAFT" watermark background. The Heritage Impact Assessment / Urban Design Report will be reviewed by City staff to determine whether all requirements have been met and to review the preferred option(s). Following the review of the Heritage Impact Assessment / Urban Design Report by City staff, five (5) hard copies and one digital copy of the final Heritage Impact Assessment / Urban Design Report ("DRAFT" watermark removed) will be required. The copies of the final Heritage Impact Assessment / Urban Design Report will be considered by the Director of Planning. Note that Heritage Impact Assessments may be circulated to the City's Heritage Kitchener Committee for information and discussion. It is recommended that the Heritage Impact Assessment / Urban Design Report be submitted a minimum of three (3) weeks prior to a scheduled Heritage Kitchener Committee meeting. A Site Plan Review Committee meeting may not be scheduled until the City's Heritage Kitchener Committee has been provided an opportunity to review and provide feedback to City staff. Page 194 of 524 Heritage Impact Assessments / Urban Design Report may be subject to a peer review to be conducted by a qualified heritage consultant at the expense of the City of Kitchener. The applicant will be notified of Staff's comments and acceptance, or rejection of the report. An accepted Heritage Impact Assessment/ Urban Design Report will become part of the further processing of a development application under the direction of the Planning Division. The recommendations within the final approved version of the Heritage Impact Assessment / Urban Design Report may be incorporated into development related legal agreements between the City and the proponent at the discretion of the municipality. Page 195 of 524 Heritage Impact Assessment Phase 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Appendix I -Measured Drawings and Elevations September 2021 MHBC 169 Page 196 of 524 ) \ \ ) | ) N .) j / 0 LU \ w I / { ® > ,. S k o \/)o\ O - 9 2 2 = 2 n n n n n n 0 s z — O Heritage Impact Assessment Phase 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Appendix J- Phase I HIA September 2021 MHBC 170 Page 199 of 524 HERITAGE IMPACT ASSESSMENT REPORT Phase I 50-52 Weber Street West, 56 Weber Street West & 107 Young Street, City of Kitchener Date: January 3.7, 2020 (Revised March 3.3, 2020) Prepared for: Facet Design Studio Ltd. Prepared by: MacNaughton Hermsen Britton Clarkson Planning Limited (MHBC) 200-54o Bingemans Centre Drive Kitchener, ON N2133X9 T: 519 576 3650 F: 519 576 0121 Our File: '17191A' Pai Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Table of Contents ProjectPersonnel..........................................................................................................................................4 Glossaryof Abbreviations.............................................................................................................................4 Acknowledgements....................................................................................................................................... 4 ExecutiveSummary....................................................................................................................................... 5 1.0 Introduction............................................................................................................................................ 8 1.1 Background......................................................................................................................................... 8 1.2 Purpose............................................................................................................................................... 8 1.3 Methodology and Approach............................................................................................................... 9 1.3.1 Methodology.....................................................................................................................9 1.3.2 Approach...........................................................................................................................9 2.0 Policy Context.......................................................................................................................................11 2.1 The Planning Act and PPS 2014.........................................................................................................11 2.2 The Ontario Heritage Act..................................................................................................................12 2.3 The Ontario Heritage Tool Kit...........................................................................................................12 2.4 Region of Waterloo Official Plan (2015)...........................................................................................13 2.5 City of Kitchener Official Plan: A Complete and Healthy Kitchener (2014) ......................................13 2.6 City of Kitchener Zoning By-law 85-1................................................................................................16 2.7 Residential Intensification in Established Neighbourhoods Study (RIENS) (2017) ...........................17 2.8 City of Kitchener PARTS Central Plan................................................................................................17 2.9 Draft Civic Centre Secondary Plan (Map 17) and Proposed Zoning By-law 2019-051 (Under Appeal) ................................................................................................................................................................18 2.10.........................................................................................................................................................19 Civic Centre Neighbourhood Heritage Conservation District Plan (2007) ..............................................19 3.0 Introduction to Development Site and Surrounding Area................................................................ 24 3.1 Description of Subject Lands............................................................................................................. 24 3.2 Description and Heritage Status of Adjacent Properties.................................................................. 29 3.3 Surrounding Area and Weber Street West Streetscape................................................................... 31 3.4 Description and Key Heritage Attributes of the Surrounding Civic Centre Neighbourhood Heritage ConservationDistrict...............................................................................................................................33 March 13,2020 MHBC I i Page 201 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 4.0 Historical Overview of Subject Lands.................................................................................................... 35 4.1 Civic Centre Neighbourhood, Kitchener........................................................................................... 35 4.2 50-52 Weber Street West, „The Cottage"........................................................................................ 39 4.3 56 Weber Street West, „The Motz House".......................................................................................41 4.4 107 Young Street, "The Craftsman House".......................................................................................44 5.0 Current Conditions of Subject Lands....................................................................................................46 5.150-52 Weber Street West, „The Cottage"........................................................................................46 5.2 56 Weber Street West, „The Motz House"....................................................................................... 55 5.3 107 Young Street, "The Craftsman House"....................................................................................... 68 5.4 Integrity and Physical Condition.......................................................................................................75 5.4.150-52 Weber Street West, "The Cottage"..........................................................................77 5.4.2 56 Weber Street West, "The Motz House"........................................................................78 5.4.3 107 Young Street, "The Craftsman House"........................................................................80 6.0 Evaluation of Cultural Heritage Resources...........................................................................................81 6.1 Evaluation under Ontario Regulation 9/06.......................................................................................81 6.1.1. 50-52 Weber Street West, "The Cottage".........................................................................81 6.1.2 56 Weber Street West, "The Motz House"........................................................................84 6.1.3 107 Young Street, "The Craftsman House"........................................................................87 6.2 Summary of Evaluation under Ontario Regulation 9/06..................................................................89 6.3 Evaluation of Contribution to the District.........................................................................................90 7.0 Description of Proposed Demolition.....................................................................................................91 8.0 Impacts of Proposed Demolition..........................................................................................................92 8.1 Introduction......................................................................................................................................92 8.2 Impact of Demolition in Relation to the Demolition Policies of the CCNHCD Plan ..........................92 8.3 Impacts of Demolition on the CCNHCD............................................................................................93 8.3.150-52 Weber Street West, "The Cottage"..........................................................................93 8.3.2 56 Weber Street West, "The Motz' House"........................................................................94 8.4 Impact of Proposed Demolitions on Adjacent Buildings..................................................................94 9.0 Consideration of Alternatives to Demolition........................................................................................95 9.1 Alternative Development Approaches..............................................................................................95 9.1.1 Do Nothing......................................................................................................................95 March 13,2020 MHBC I ii Page 202 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 9.1.2 Retain and Conserve All Buildings.....................................................................................95 9.1.3.........................................................................................................................................96 Intensify the Site while Retaining All Buildings..........................................................................96 9.1.4.........................................................................................................................................9 6 Develop the Site while Retaining 107 Young Street and Either 50-52 or 56 Weber Street West ...96 9.1.5.........................................................................................................................................97 Develop the Site and Relocating Either 50-52 or 56 Weber Street West......................................97 10.0 Mitigation and Conservation Measures..............................................................................................98 11.0 Conclusions and Recommendations...................................................................................................99 12.0 Sources..............................................................................................................................................102 Appendix A- Maps of the Subject Land.....................................................................................................104 Appendix B- Preliminary Site Plan............................................................................................................105 AppendixC................................................................................................................................................106 -Chain of Title............................................................................................................................................106 i. 50-52 Weber Street West..................................................................................................................106 ii. 56 Weber Street West.......................................................................................................................106 iii. 107 Young Street..............................................................................................................................106 AppendixD-..............................................................................................................................................107 Structural Condition Report (Tacoma Engineers, 2018) and Relocation Report (Tacoma Engineers, February, 2020).........................................................................................................................................107 Appendix E- Laurie McCulloch Building Moving Report, March 2020 ......................................................108 Appendix F- CHIA Terms of Reference, Site Plan Pre -Submission Consultation Memo (November 10, 2017).........................................................................................................................................................109 AppendixG -Curricula Vitae.......................................................................................................................110 March 13,2020 MHBC I iii Page 203 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Project Personnel Dan Currie, MA, MCIP, RPP, CAHP Vanessa Hicks, MA, CAHP Rachel Redshaw, MA, HE Dipl Managing Director of Cultural Heritage Heritage Planner Heritage Planner Glossary of Abbreviations CCNHCD HIA HCD MHBC MTCS OHA OHTK O -REG g/o6 PPS 203.4 Acknowledgements Senior Review Research Author, Review Civic Centre Neighbourhood Heritage Conservation District Heritage Impact Assessment Heritage Conservation District MacNaughton Hermsen Britton Clarkson Planning Limited Ministry of Tourism Culture and Sport Ontario Heritage Act Ontario Heritage Toolkit Ontario Regulation 9166for determining cultural heritage significance Provincial Policy Statement (2014) This report acknowledges that assistance provided by the City of Kitchener Public Library, Grace Schmidt Room of Local History. The report also acknowledges that the City of Kitchener is situated on the land and traditional territory of the Anishinabewaki, Attiwonderonk and Haudenosaunee which is located within the lands protected under the Haldimand Treaty. March 13,2020 MHBC 14 Page 204 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Executive Summary MHBC Planning, Urban Design and Landscape Architecture ("MHBC") was retained by Facet Design Studio to undertake a Heritage Impact Assessment (HIA) for three (3) properties located at 50-52 Weber Street West, 56 Weber Street West and 3.07 Young Street, City of Kitchener. The subject lands are located north of the downtown core within the Civic Centre Neighbourhood Heritage Conservation District (CCNHCD). As such, the subject lands are designated under Part V of the Ontario Heritage Act. The buildings at 50-52 & 56 Weber Street West are proposed to be demolished and the building located at 3.07 Young Street is proposed to be retained and integrated into the development. The building at 3.07 Young Street will be temporarily relocated during the construction of the new building which will be part of a Phase II HIA. This report concludes the cultural heritage value of each property as follows: • 50-52 Weber Street, "The Cottage" has representative design value as a representative Ontario Gothic Revival Cottage and contextual value for its location in CCNHCD; • 56 Weber Street, "The Motz House" has representative design value as a Queen Anne building, historical associations with John and William J. Motz and Henry J. Shoniker and contextual value in CCNHCD; • 3.07 Young Street, "The Craftsman House" has representative value as Arts and Craft/ Craftsman house, its historical association with architect C. Knetchel and contextual value in CCNHCD. While the HCD generally discourages demolition, the subject lands are within the Weber Street Policy Area of the CCNHCD. The Plan does consider that change will occur within the Weber Street corridor. Weber Street is a principle street within the CCNHCD Study (2007) however, the CCNHCD Plan (2007) does acknowledge anticipated development and also that the size and scale of heritage buildings on Weber Street "is generally larger than the rest of the district". While the loss of cultural heritage resources is discouraged, the HCD Plan recognizesthat redevelopment may occur in compliance with the Official Plan. The proposed development is consistent with policies for increasing density along the Weber corridor in the City of Kitchener Official Plan and the Zoning By-law. March 13,2020 MHBC 15 Page 205 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Impacts The designation associated with these buildings is within Civic Centre Neighbourhood Heritage Conservation District; the heritage attributes of the district is identified in Section 2.4 of the CCNHCD Plan (2007). It is important to note that the evaluation is based on the impacts that the removal of the buildings have on the HCD attributes. This report concludes that heritage impacts, due to the proposed development, are as follows: • Moderate impact of demolition of So -S2 Weber Street West as it is a unique building in the district representing Gothic Revival architecture and contributes to the range of architectural styles in the district. It is, however, not associated with an important business or community leader, well maintained or finely detailed, nor does it contribute to an attractive, consistent streetscape or Hibner Park. • Minor impact of demolition for 56 Weber Street West as it is associated with business community leaders during a key era of development in Kitchener and represents Berlin Vernacular (Queen Anne) architecture; 3-0.5 %of buildings in the District are ofthis style (4o buildings). It is, however, not well maintained or largely intact, unique, or contributes to an attractive or consistent streetscape or Hibner Park. • Potential impact of land disturbances to 48 Weber Street West, which is a contributing, well maintained, largely intact building of the HCD, during the demolition of 50-52 Weber Street as there is an approximate distance of four (4) metres between the buildings. Mitigation Measures and Conservation Recommendations Commemoration Plan • Loss of intangible heritage attribute of association with John and William J. Motz and Henry J. Shoniker can be mitigated through commemorative interpretation; Demolition Plan • The method of demolition (i.e. selective deconstruction) should be identified in the plan for the demolition of 50-52 & 56 Weber Street West to protect adjacent 48 Weber Street and 107 Young Street; March 13,2020 MHBC 16 Page 206 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON • Easy, high -valuable materials should be identified in the Plan prior to demolition to be salvaged where feasible; • The location of the installation of construction fencing should be identified as a precautionary measures to ensure no damage comes to the west elevation of 48 Weber Street West or 107 Young Street. Further Recommendations If the proposed demolitions are approved, the design of the building will be completed and a detailed review of the building and compliance with the policies and guidelines of the Heritage Conservation District Plan will be completed as part of a Phase II HIA. If, the proposed demolitions are approved, the following actions are recommended to be implemented: 1) A Phase II HIA be completed once the final building design is complete; 2) A Conservation Plan for 107 Young Street be completed that includes conservation actions to be implemented prior, during and post construction, this includes plans for temporary relocation of the building to facilitate the underground garage; 3) Depending on the final location and design of the new building, a Cultural Heritage Protection Plan (CHPP) be completed for adjacent building at 48 Weber Street and/ or log Young Street as required. Potential impact of alteration to 107 Young Street can be mitigated by following recommendations made by Tacoma Engineers (CAHP) and Laurie McCulloch Building Moving (Appendix D & E). March 13,2020 MHBC 17 Page 207 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 1.0 Introduction 1.1 Background MHBC Planning, Urban Design and Landscape Architecture ("MHBC") was retained by Facet Design Studio to undertake a Heritage Impact Assessment (HIA) for the subject lands, which is comprised of the properties located at 50-52 Weber Street West, 56 Weber Street West as well as 107 Young Street (see Appendix A for location map). A Phase I HIA was completed and submitted in June 2oi8 and reviewed by Heritage Kitchener August 2oi8. The applicants' proposal at that time was to demolish all three buildings on the subject lands. The proposed demolitions were not supported by Heritage Kitchener. Since then, the applicants have considered several development alternatives. The current proposal is to demolish the buildings at 50-52 & 56 Weber Street West. The building at 3.07 Young Street is proposed to be retained in-situ and integrated into the new development. The subject lands are located north of the downtown core and within the southern limits of the Civic Centre Neighbourhood Heritage Conservation District (CCNHCD) (see Appendix A for CCNHCD Boundary). As such, the properties are designated under Part V of the Ontario Heritage Act. The properties are not located within or adjacent to either a 'minor' or 'major' gateway and therefore, not subject to policies of the CCNHCD Plan regarding these features (referencing Street Lighting Concept Map forthe CCNHCD). The subject lands are identified in the CCNHCD Plan as'High Density Residential Commercial'. 1.2 Purpose The purpose of this HIA (Phase 1) is to assess the impact of the proposed demolition of the heritage resources on the subject lands and assess the impact on the Civic Centre Neighbourhood Heritage Conservation District (CCNHCD) as a whole. This report provides a general description of the proposed new building. A detailed evaluation of the proposed new building, and its compliance with the CCNHCD Plan would be completed within the Phase II of the HIA. March 13,2020 MHBC 18 Page 208 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON In Section 33.4 of the CCNHCD Plan (2007), it states that although demolition is strongly discouraged, it recognizes that there are situations in which demolition may be necessary including occasionally redevelopment that is in keeping with the appropriate City policies and CCNHCD Plan. The purpose of this report is to determine if the proposed development qualifies to be a situation in which demolition/ relocation of existing buildings is appropriate, and that, the proposed new construction complies with the CCNHCD Plan (2007). 1.3 Methodology and Approach 1.3.1 Methodology The methodology of this report is based on the Heritage Impact Assessment (HIA) guidelines of the City of Kitchener and pre -submission comments of November io, 2017: • Present owner contact information for properties proposed for development.- 0 evelopment; • A detailed site history to include a listing of owners from the Land Registry Office and a history of the site uses (s), - 0 s); • Written description of the buildings, structures and landscape features on the subject properties including a list of heritage attributes,- 0 ttributes; • Documentation of the subject properties including photographs and a site plan,- 0 lan; • Outline of proposed development; • Assessment of impacts (beneficial, neutral and adverse) of the propose development justifying and explaining the loss of cultural heritage value and impact on the streetscape/neighbourhood; • Alternative options, • Implementation measures; • Conclusions, • Curricula vitae (See Appendix H)) 1.3.2 Approach A site visit was conducted by MHBC Cultural Heritage Staff on August 18, 2017, June 7, 2o18 and May 3, 2019 to document the current condition of all properties within the subject lands. This Report reviews the following documents: March 13,2020 MHBC 19 Page 209 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON • The Planning Act, • Provincial Policy Statement (2014), • The Ontario Heritage Act and the Ontario Heritage Toolkit • City of Kitchener's Official Plan: A Complete and Healthy Kitchener (2014) • Draft Civic Centre Secondary Plan • Zoning By-laW 2019-051 • City of Kitchener's Municipal Heritage Register • Civic Centre Neighbourhood Heritage Conservation District Study (2oo6); • Civic Centre Neighbourhood Heritage Conservation District Plan (2007), • Civic Centre Neighbourhood Heritage Conservation District Designation By-laW 2oo8-o39 March 13,2020 MHBC 110 Page 210 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Z . O Policy Context 2.1 The Planning Act and PPS 2014 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 Planning Act is 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 of provincial interest such as, (d) The conservation of features of significant architectural, cultural, historical, archaeological or scientific interest; 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 Provincial Policy Statement, 2014 (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 the following: 2.6.1 Significant built heritage resources and significant cultural heritage landscapes shall be conserved. 2.6.3 Planning authorities shall not permit development and site alteration on adjacent lands to protected heritage property except where the proposed development and site alteration has been March 13,2020 MHBC 111 Page 211 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON evaluated and it has been demonstrated that the heritage attributes of the protected heritage property will be conserved. Conserved: means the identification, protection, management and use of built heritage resources, cultural heritage landscapes and archaeological resources in a manner that ensures their cultural heritage value or interest is retained under the Ontario Heritage Act. This may be achieved by the implementation of recommendations set out in a conservation plan, archaeological assessment, and/or heritage impact assessment. Mitigative measures and/or alternative development approaches can be included in these plans and assessments. The subject lands are recognized as protected heritage properties as they are designated under Part V of the OHA. 2.2 The Ontario Heritage Act The Ontario Heritage Act, R.S.O, iggo, c.o.18 remains the guiding legislation for the conservation of significant cultural heritage resources in Ontario. The buildings located at 50-52 & 56 Weber Street West and 107 Young Street are designated under the Ontario Heritage Act (OHA). Although collectively designated, each building was evaluated bythe criteria provided with Ontario Regulation 91o6 of the OHA which outlines the mechanism for determining cultural heritage value or interest. 2.3 The Ontario Heritage Tool Kit This Report uses the Ontario Heritage Tool Kit to aid in the assessment of cultural heritage resources and potential cultural heritage landscapes. This Report uses the "Heritage Property Evaluation" and "Heritage Resources in the Land Use Planning Process" to evaluate and assess the existing buildings on the subject lands. The latter booklet includes Info sheets. The following info sheets will be used in this report: Info sheet # z- Built Heritage Resources Info sheet # 2- Cultural Heritage Landscapes Info sheet # 4-Adajcent Lands and Protected Heritage Property Info sheet # 5- Heritage Impact Assessments and Conservation Plans March 13,2020 MHBC 112 Page 212 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 3-07 Young Street, City of Kitchener, ON 2.4 Region of Waterloo Official Plan (2015) Chapter 3, Section 3.G of the Regional Official Plan provides policies regarding the conservation of cultural heritage resources stating that they are, -the inheritance of natural and cultural assets that give people a sense of place, community and personal identity. Continuity with the past promotes creativity and cultural diversity... These resources provide an 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. Pursuant to Chapter 3. G. 3-3, Cultural Heritage Impact Assessments policies have been outlined for the City of Kitchener for a proposed development that includes or is adjacent to a designated or listed property on the Municipal Heritage Register of the applicable municipality, in this case, the City of Kitchener. The CHIA guidelines outlined by the Region in Chapter 3 G. 3-7 are reflected in the HIA guidelines used by the City of Kitchener defined in the beginning of Sub -section 2.3- of this report. 2.5 City of Kitchener Official Plan: A Complete and Healthy Kitchener (2014) Section 3-2 of the Kitchener Official Plan (203-4) provides the following objectives regarding the conservation of cultural heritage resources: 3-2.3-.3-. 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. 3-2.3-.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. Policies in Chapter 3-2.C.I.I states that the City of Kitchener uses the Ontario Heritage Act, among other Acts, to conserve cultural heritage resources in consultation with the City of Kitchener's Municipal Heritage Committee as it relates to its compliance with the provisions of the OHA. Conservation measures are to be consistent with the Parks Canada Standards and Guidelines for the Conservation of March 3-3,2020 MHBC 1 3-3 Page 213 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Historic Places in Canada (Section 12.C.1.2o). Conserving cultural heritage resources are stated to be a requirement and/ or condition in processing and approving applications submitted under the Planning Act (Section 12.C. 3.2.21). To ensure that conservation is pursued in the development process, the City may require financial securities from the owner/ applicant during and after the development process (Section 12.C.1.22). In accordance to Section 12 C.1.23 (a)(d)(e), the City of Kitchener has required the submission of a HIA for the redevelopment of 50-52 & 56 Weber Street West and 107 Young Street as it relates to these buildings as designated structures within the CCNHCD. These properties are outlined as being in a Secondary Plan in Map 3 (Land Use). These properties are within a heritage conservation district but not within a heritage corridor as defined in Map g of the Official Plan (2014). Mitigative and/ or conservation measures identified in this report and approved by the City will be incorporated into the redevelopment plans and conditions of approval for planning application (Section 12.C.1.2.7). The current development plan proposes to demolish 50-52 and 56 Weber Street West. As per Section 12.C.1.32, Demolition/Damage of Cultural Heritage Resources, the City may require all or any part of the demolished cultural heritage resources to be given to the City for re -use, archival, display or commemorative purposes at no cost to the City. If 50 -52nd 56 Weber Street West are developed, a Documentation and Salvage Reportwill be required which must be in compliance with Section 3.2.C.1.3-4 which includes: a) Architectural measured drawings,- b) rawings; b) A land use history; and, c) Photographs, maps and other available materials about the cultural heritage resource in its surrounding context. Archival documentation will be required by the City for the proposed development of the salvage and demolition of 50-52 and 56 Weber Street West as per Section 12.C.1.33, In the event that demolition, salvage, dismantling, relocation or irrevocable damage to a significant cultural heritage resource is proposed and permitted, the owner/applicant will be March 13,2020 MHBC 1 14 Page 214 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON required to prepare and submit a thorough archival documentation, to the satisfaction of the City, prior to the issuance of an approval and/or permit. In changing contexts, the City of Kitchener may also require guidelines to best integrate new development into mature neighbourhoods, 12.C.1.47. The City may require architectural design guidelines to guide development, redevelopment and site alteration on, adjacent to, or in close proximity to properties designated under the Ontario Heritage Act or other cultural heritage resources. The proposed development intends on removing 50-52 Weber Street West which is an early residence in the area as well as 56 Weber Street West which has historical significance. As so, the City strongly encourages commemoration of these cultural heritage resources (Section 12.C.1.4.2). The Civic Centre Secondary Plan for Land Use, Map g included in the Official Plan designates the subject lands as High Density Commercial Residential with a Special Policy Area' in the Civic Centre Secondary Plan as per Section 16.D.1.3 (a) of the City of Kitchener Official Plan. The High Density Commercial Residential designation applies to properties fronting onto Weber Street between College Street and the St. Andrews Presbyterian Church, certain properties on the south side of Roy Street, and to certain properties on Young and College Streets south of the westerly projection of Roy Street. The purpose of this designation is to recognize the proximity of the Civic Centre Neighbourhood to high intensity land uses of Downtown Kitchener. As such, the land use designation permits mixed use and multiple residential developments to a maximum density of 4.o FSR. The Secondary Plan specifies that redevelopment within this area must obtain access from Weber Street only and that underground parking is encouraged. Section 3-3.1.3 of the Secondary Plan provides the following as it relates to special policy which applies to the property located at 107 Young Street. 13.1.3 Special Policies 2. Notwithstanding the High Density Commercial Residential designation on the properties located at 102, 1o6, 1o7, log and 112 Young Street, 94, 98 and 102 College Street and 95, 99, 1o3 and log College Street, and notwithstanding the Mixed Use Corridor designation March 13,2020 MHBC 1 15 Page 215 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON on the properties located at 95-97 Ahrens Street West, redevelopment of those properties will be accomplished by a holding category being applied to such properties in the Zoning Bylaw. The holding provision shall be removed so as to allow redevelopment to proceed only when the following criteria have been met: a) Consolidation orassemblyof the property with propertyhaving legal frontage and access to Weber Street, Water Street or Victoria Street; b) All access to be from Weber Street or Water Street only, with no vehicle access to College and Young Streets to be ensured by the conveyance of a 0.3 metre reserve along College, Young orAhrens Streets,- c) treets; c) Such redevelopment including any surface parking, being buffered from the properties located College and Young Streets in the Office -Residential Conversion designation by means of building setback, and landscaped screening and/or berming; and d) Site plan setting out the requirements of a), b) and c) above and any additional matters required pursuant to Section 41 of the Planning Act. Conversion of these properties will only be permitted within buildings existing as of the date of adoption of this Plan in compliance with the regulations of the implementing Zoning By-law. 2.6 City of Kitchener Zoning By-law 85-1 The properties located at 50-52 Weber Street West are zoned CR -3 (Commercial Residential Three Zone) as per the City of Kitchener Zoning By-law which permits a range of residential and commercial uses to a maximum density of 4.o FSR. The Zoning By-law does not specify a maximum height. The property located at:107 Young Street is zoned CR -3 3.6H (Commercial Residential Three Zone). The Special Policy applying to 3.07 Young Street requires that a holding provision be applied under the Zoning By-law until certain criteria is met. This criteria is related to the consolidation of the lot with properties fronting Weber Street West, the submission of a site plan, and appropriate site access and buffering. March 13,2020 MHBC 1 16 Page 216 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 112 f,6 ,; 55 74 2 1 7 ��3 64 102 � 54 i f 7q R-5 164U 58-6"9!95 107 °S Ir ' S7 r i Su 53 50-52 51 t3 CR -3 16H 44 Figure 2: Excerpt of Weber Street West Corridor, Weber Street West, Existing Zoning 'CR -3'. Location of subject lands noted in red. (Source: City of Kitchener Interactive Map, 201.7) 2.] Residential Intensification in Established Neighbourhoods Study (RIENS) (203-7) The final REINS report of February 3.3, 201.7 clarifies the process in which redevelopment is approved in the established neighbourhoods of the City to ensure compatible development through the amendment of zoning rules. This report pays particular attention the Urban Design Manual Updates related to infill development within established neighbourhoods. The Final Draftofthe Urban Design Manual for Central Neighbourhoods as a result of recommendations of RIENS includes goals as it relates to streetscapes, scale and transition and specifically cultural heritage resources. This report acknowledges this updated Urban Design Manual understanding that new construction should respect the existing established streetscape of Weber Street and be complementary yet legible as a form of infill. 2.$ City of Kitchener PARTS Central Plan The PARTS Central Plan is intended as a land use plan to guide development and change in the central transit station area. The Plan was adopted by Council in 201.6 and is intended to serve as the guiding document for future updates to the City's Secondary Plans, Comprehensive Zoning By-law and others. The preferred plan identifiesthe subject lands as Medium Density Mixed Use. The Medium Density Mixed Use classification identifies that the lands are intended to provide a broad mix of compatible residential, commercial, retail, and institutional uses. The Medium Density Mixed Use category has a minimum density of 1..o FSR and a maximum density of 2.o FSR with a maximum height of 24 metres (8 storeys). March 1.3,2020 MHBC 1 17 Page 217 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 5.0 Preferred Plan LenA Use Map UA nG.WhCe _ cityc_&r Cisr I Ctvrc disrrrcr urrrovatron pisrri�t M:vhH Grst.icf 93 n—U.. emvr.yMW [� Insm„rr.Ra+ �] MI®d Vx Nish Density Meaiuni Penslty i 'i d i d Figure 3: Excerpt of the PARTS Central Plan (Preferred Plan Land Use Map). Approximate location of subject lands noted in red. (Source: City of Kitchener, 2o16) 2.9 Draft Civic Centre Secondary Plan (Map 17) and Proposed Zoning By-law za 2019-051 (Under Appeal) The City of Kitchener has updated its Secondary Plan (Map 17) and Comprehensive Zoning By-law (By- law 2019-051), currently, both documents have not yet been implemented. The updated Civic Centre Secondary Plan identifies the land including 50-52 & 56 Weber Street as "Mixed Use- Medium to High Rise" and 107 Young Street as Low -Rise Residential Limited Office (draft Civic Centre Secondary Plan, see Figure 4). Proposed zoning By-law 2019-051 currently does not have regulations in place for residential zones which includes 107 Young Street within the updated Civic Centre Secondary Plan, however, Mixed Use (MIX) Zones in Section 8.1 outlines three mixed use zones. March 13,2020 MHBC 1 18 Page 218 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and '07 Young Street, City of Kitchener, ON Figure 4: Civic Centre Neighbourhood Plan Land Use, Secondary Plan Map 1.7 identifying the subject lands as Mixed Use (Medium to High -Rise) and 1.07 Young Street as Low Rise Residential Limited Office within the CCNHCD boundaries; red arrow identifies subject lands (Source: CCNHCD Plan, 2007) 2.10 Civic Centre Neighbourhood Heritage Conservation District Plan (2007) The HCD Plan includes policies and guidelines that provide direction for the management of change in the CCNHCD. This includes policies and guidelines for the demolition of existing buildings and the construction of new buildings. The CCNHCD Plan also contains specific policies for lands in the Weber Street Area. The subject lands are located within the Weber Street Area. Demolition Section 3.3.4 of the CCNHCD Plan states thatthe goal of the HCD is to preserve and protect the heritage resources within its boundaries, however, the Plan states that there are situations where demolition and redevelopment may occur where it is in keeping with appropriate City policies as follows: 3.3.4 Demolition March 13,2020 MHBC I 19 Page 219 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON The goal of a heritage conservation district is to preserve and protect the heritage resources within the short term and over the long term. However, it is recognized that there are situations where demolition maybe necessarysuch as partial destruction due to fire or other catastrophic events, sever structural instability, and occasionally redevelopment that is in keeping with appropriate City policies. The policies of the CCNHCD Plan regarding demolition are as follows: a) The demolition of heritage buildings in the District is strongly discouraged; b) Any proposal to demolish a heritage building or portion of a heritage building that is visible from the street or other public space within the District shall require a heritage permit from the municipality; c) Where demolition of a heritage building is proposed, the property owner shall provide supporting documentation demonstrating appropriate reasons for the demolition,- d) emolition; d) In situations where demolition is approved by Council, written and/or photographic documentation of any notable architectural features and construction techniques may be required to create a record of the building and its components,- e) omponents; e) Reclamation of suitable building materials such as windows, doors, moldings, columns, bricks, etc. for potential reuse in a new building on the site or as replacement components for other buildings in the neighbourhood which require repair and restoration over time is strongly encouraged if demolition for any heritage buildings in the District. Weber Street Area Special Policies and Guidelines Section 3.3.5.2 of the CCNHCD Plan (2007) states that Weber Street contains a number of the oldest buildings in the Civic Centre Neighbourhood and that the scale of heritage buildings is generally larger than those at the interior of the district (being 3-4 storeys) and there have been a number of larger residences converted to multiple residential units or office/ commercial units. March 13,2020 MHBC 120 Page 220 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON The Weber Street Area policies are: a) The protection and retention of existing heritage buildings and their architectural features is strongly encouraged; b) Maintain residential streetscape character through the use of appropriate built form, materials, roof pitches, architectural design and details particularly at the interface between Weber Street and the interior of the neighbourhood, d) Where redevelopment is proposed on vacant or underutilized sites, new development shall be sensitive to and compatible with adjacent heritage resources on the street with respect to height, massing, built form and materials. e) Any buildings proposed over 5 storeys in height may be required to undertake shadow studies where they abut existing residential uses, to demonstrate that they will not unreasonably impact on access to sunlight in rear yard amenity areas. f) Design guidelines provided in Section 6.9.2 [Note: this is a typo and should read 6.9.41 Section of this Plan will be used to review and evaluate proposals for major alterations, additions ornew buildings to ensure that new development is compatible with the adjacent context. Site/ Area Specific Design Guidelines for Weber Street The CCNHCD Plan (2007) outlines site specific guidelines in Sub -section 6.9.4 of the Plan. They are as follows: • 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. • 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. March 13,2020 MHBC 121 Page 221 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON • 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. • New development shall have entrances oriented to the street. • 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. • Any new buildings tallerthan 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 street and provide more visual continuity. Stepbacks should be a minimum of 2 metres to provide for useable outdoor terraces for the upper levels. • 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. • To minimize impacts on properties to the rear of or flanking Weber Street, a rear yard setback Of 3.5 metres should be maintained for new buildings as well as additions where feasible. • 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. March 13,2020 MHBC 122 Page 222 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON y, �aylkks /' Sr IV k Figure 5: Map of the Civic Centre Neighbourhood Boundary. Shaded areas indicate properties within the 'Weber Street Area' which pertains to specific policies of the HCD Plan. Approximate location of subject lands noted in red. *Note that the subject lands are entirely within the Weber Street Area. (Source: CCN HCD Plan, 2007) . 'Nk,4k%*1 March 13,2020 MHBC 123 Page 223 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 3.01ntroduction to Development Site and Surrounding Area 3.1 Description of Subject Lands The subject lands are comprised of the properties located at 50-52 Weber Street West, 56 Weber Street West and 3.07 Young Street and are approximately 0.3.79 hectares (0.442 acres) in size. See Appendix A for maps of the subject lands. The subject lands are located north of the downtown core within the boundary of the Civic Centre Neighbourhood Heritage Conservation District and zoned CR -3 (Zoning By-law 85-3.). The subject lands are identified as High Density Residential Commercial within the CCNHCD on the Secondary Plan, Map 9 (see Figure 6). The subject lands are included in the Weber Street Area as identified in the CCNHCD Plan. This type of zoning extends to the east and west of the property within the district. North-east and east of the development site is office residential conversions. Figure 6: Civic Centre Neighbourhood Plan Land Use, Secondary Plan Map 9 identifying the subject lands as High Density Residential Commercial within the CCNHCD boundaries; red arrow identifies subject lands (Source: CCNHCD Plan, 2007) March 13,2020 MHBC 124 Page 224 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON The CCNHCD Study (2oo6) outlines four (4) groups which were used to categorize properties within the CCNHCD. All buildings within the District were evaluated and assigned to a specific group ('A', 'B', 'C' or 'D'). The CCNHCD Study states that the buildings were assessed '...primarily from what was visible from the street combined with any historic data that could be compiled forthe property.' This categorization of the buildings helped to establish boundaries for the District. They are as follows: Group A or B: Group A or B properties if any one or combination of the following were true: • The property has been previously designated under the OHA; • The property was a particularly fine example of an architectural style, whether well restored, aged and weary, or partially concealed by reversible alterations; • The property exhibited unique qualities or details that made it a landmark; • The property was a particularly well-maintained example of a modest architectural style, • The age of the building contributed to its heritage value, but was not the principal determinant; • There was a significant and known historic event or person associated with the house; • The property contributed to the streetscape because it was part of an unusual sequence or grouping, or was in a unique location. Group C: Group C properties if any one or combination of the following were true: • The form and massing of the building revealed that it belonged to the historic family of buildings, but may have been largely concealed by reversible alterations; • The building was a good example of a modest design repeated in many locations and representing the area. Group D: Group D properties if any one or combination of the following were true: • Original heritage qualities had been irreversibly lost or covered; • The original design, new or old, was lacking architectural characterto contribute to the area. Section 6.2 of the HCD Study identifies that there are several factors which contribute to whether or not an individual building, streetscape, or grouping of buildings within the District could be considered significant. This helpsto identifythe individual elements of the District which contribute March 13,2020 MHBC 1 25 Page 225 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON to its heritage character and provide insight on the cumulative effect of those elements. These factors are identified as follows: • Building Form, Massing, Height, Width, Visible Depth • Building Setting on a Property • Architectural Style • Building Facade Elevation Layout and Shape, Projections and Reveals; • Roof style, Dormers, Gables and Turrets; • Windows, Doors and Accessories; • Building Materials, Textures, Colours Figure 7: Map noting location of Group A, B and C properties within the CCNHCD. Location of subject lands noted in blue. (Source: CCNHCD Plan, 2007) March 13,2020 MHBC 126 Page 226 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON The following chart outlines existing buildings on the subject lands as per the descriptions in the Kitchener Civic Centre Heritage Conservation District Study Inventory Summary of 2007. Prior to the establishment of the HCD in 2oo8, 56 Weber Street West and 3.07 Young Street were not listed on the City's Municipal Heritage Register. Properties included in the inventory were also assigned "groups" to indicate their cultural heritage value as reviewed in Sub -section -1.3.3.3. Photographs of the buildings on the subject lands can viewed on the following page. J` House is constructed of brick; stucco applied to front verandah added in later years; [z� House is one and half storeys not one storey. March 1.3,2020 MHBC 127 Page 227 of 524 Description as Per Architectural Heritage Status Summary CCNHCD Plan (2007) 50-52 Weber Street One -and -a -half storey Ontario Cottage Designated under Part West `The Cottage" constructed of stuccoE'3 circa -1875. V(Group B) 56 Weber Street Vernacular two -and -a -half storey brick Designated under Part V West house with two pair windows built in -1889. (Group C) Built by John Motz, editor of the Berliner "The Motz House" Journal and later Sheriff, Mayor in -188o- -188-1. 3.07 Young Street One storey [23 vernacular brick house built Designated under Part V circa -19-1o. (Group C) "The Craftsman House" Photographs of the buildings on the subject lands can viewed on the following page. J` House is constructed of brick; stucco applied to front verandah added in later years; [z� House is one and half storeys not one storey. March 1.3,2020 MHBC 127 Page 227 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Figures 8, 9 & io: (Above Left) Photograph of 56 Weber Street West; (Above Right) Photograph of 50-52 Weber Street West; (Below) Photograph of 1.07 Young Street (MHBC, 201.9) March 13,2020 MHBC 128 Page 228 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and '07 Young Street, City of Kitchener, ON 3.2 Description and Heritage Status of Adjacent Properties Beyond the subject lands' location within the CCNHCD, they are adjacent to other properties. The City of Kitchener Official Plan defines adjacent as, "Lands, buildings and/or structures that are contiguous or that are directly opposite to other lands, buildings and/or structures, separated only by a laneway, municipal road or other right-of-way. "The following table details the description and heritage status of these buildings: Photographs of the buildings adjacent to the subject lands within the CCNHCD can viewed on the following page. V0 March 13,2020 MHBC 129 Page 229 of 524 Description as Per Heritage Status Architectural Summary CCNHCD Plan (2007) 3.o9 Young Street Two -and -a -half Queen Anne Designated under Part V(Group A); Style brick house built circa '189o. Features include a two storey porch. 48 Weber Four storey Tudor apartment Designated under Part V (Group C). Street West complex of brick and stucco built circa '1930. Windermere Court Apartments. 65 Roy Street One -and -half storey brick Designated under Part V (Group C). English Cottage circa -1925. Photographs of the buildings adjacent to the subject lands within the CCNHCD can viewed on the following page. V0 March 13,2020 MHBC 129 Page 229 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Figures ii, iz &13: (Above Left) Photograph of zo9 Young Street; (Above Right) Photograph of 48 Weber Street West; (Below Right) Photograph of 65 Roy Street (MHBC, 201.9). March 13,2020 MHBC 13o Page 230 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 3.3 Surrounding Area and Weber Street West Streetscape The CCNHCD Plan (2007) acknowledges that Weber Street West is a prominent streetscape in the historical development of the City (Sub -section 3.3.5.2). The description of this streetscape in Plan describes the larger size and scale of buildings along the streetscape including: churches small scale apartments (3-4 storeys) and a number of larger residences (3.9). The figures demonstrate the adjacent scale and mass of buildings located in the immediate context of the proposed development along Weber Street West. Figures 14 &15: (Above) Photograph of Weber Street West streetscape looking westwards along the street; (Below) Photograph of Weber Street West streetscape looking eastward along the street (MHBC, 201.9) March 13,2020 MHBC 131. Page 231 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON As the subject lands are located at the edge of the district, their location at the intersection of Young Street and Weber Street West is considered a 'gateway' to the residential area of the HCD. The following figures demonstrate the view of the subject lands in correlation with its placement at the intersection and the view from the subject lands into the HCD. Figures i6 &17: (Above) Photograph of 56 Weber Street and part of 50-52 Weber Street at the intersection of Young Street and Weber Street West; (Below) Photograph along Young Street into the HCD from the subject lands (MHBC, 201.9) March 13,2020 MHBC 132 Page 232 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON As mentioned in Sub -section 3.3.5.2 of the CCNHCD Plan (2007) entitled "Weber Street Area" buildings in the Weber Street area are "generally Iargerthan the rest of the district." The immediate surrounding area to the subject lands, in particularto the east, is dominated by larger scale development (see Figure 3.8). Buildings between Young Street and Queen Street North that are included in the HCD are larger buildings in comparison to the residential neighbourhood to the rear. Figures 18: Axonometric view of Weber Street West looking east including immediate surrounding area to the subject lands (Google Earth Pro, 2oi9); red circle indicates approximate location of the subject lands. 3.4 Description and Key Heritage Attributes of the Surrounding Civic Centre Neighbourhood Heritage Conservation District Key heritage attributes of the CCNHCD are outlined in 2.6 (Section 2.4) of the CCNHCD Plan (2007). These attributes are the defining factors of the heritage district. Key attributes are described in the physical geography and configuration of similar original buildings and their direct relationship to surrounded businesses and factories and original land development pattern of the City. It also describes the progression of architecture and building technology exhibited by houses and other buildings, in particular the unique form of Queen Anne Style specific to the City of Kitchener dubbed "Berlin Vernacular". 'Fine' examples of these are categorized by Group 'A' or'B'; three quarters of the March 13,2020 MHBC 133 Page 233 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON properties (147 properties) are categorized as Group 'C' which exhibit the standard construction and are in a condition of repair and potential restoration. The following is a list of the key attributes of the CCN HCD as defined by the District Plan (2007) on 2.7 • Its association with important business and community leaders during a key era of development in Kitchener; • A wealth of well maintained, finely detailed buildings from the late 1800s and early lgoos that are largely intact; • A number of unique buildings, including churches and commercial buildings, which provide distinctive landmarks within and at the edges of the District; • A significant range of recognizable architectural styles and features including attic gable roofs, decorative trim, brick construction, porches and other details, associated with the era in which they were developed; • The presence of an attractive and consistent streetscape linked by mature trees, grassed boulevards and laneways; • Hibner Park, Kitchener's second oldest city park, as a green jewel in the centre of the District. • These attributes are important to the District and the City as a whole and deserve appropriate preservation and management. March 13,2020 MHBC 134 Page 234 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 4.0 Historical Overview of Subject Lands 4-I Civic Centre Neighbourhood, Kitchener The Civic Centre Neighbourhood was developed in the 191h and loth 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 185os, with the majority constructed between 188o and 1915. The area developed slowly, experiencing significant infill in the late 1920s. The construction of apartment buildings dotted the neighbourhood beginning in the 196os. The neighbourhood reflects the long development of the area from the 1850s to the recent past with a variety of housing styles. V'Vaterloo 16 unship in 18,31 Gil Ma Ni_ .i N11 W A➢VSEn> { . A-1 SdW S. K- N ;.w4mbpokk lav p s� 4 F= e' p lliw Figure ig: Map of Waterloo Township in 1831 showing settled and cultivated land. Source: Waterloo Township Through Two Centuries. Approximate location of subject property denoted by arrow. March 13,2020 MHBC 135 Page 235 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON t,c. J Figure 20: Detail of M.C. Schofield map of Berlin, 1.853. Approximate location of subject lands denoted in red. (Source: Kitchener Public Library) Eagle Tannery was one of the largest industries, established in 1.85os by Louis Breithaupt at the north end of Margaret Avenue. A furniture factory was constructed by Jacob Baetz Sr. at 264 Victoria Street North occupied the majority of the block between Ellen Street and St. Leger Street. By WWI, approximately a dozen factories were constructed along the railway between Weber and Lancaster Streets. According to the 1.853 and 186:1 map of Berlin, no buildings or structures are depicted on the subject lands. March 1.3,2020 MHBC 136 Page 236 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON , rr� 1. --- /,y'g"w,, �'L � i' .+�i _ j . r�' .,ice �� �� !•�'1' a i s `fibAw � ���,. }' *�,h ��'.•'� '.•:1 �l - •.S y,•� * . .per I . C 'eq. } a `rx1 - Z. % F1• "`' X Figure 1.1: Tremaine Map of Waterloo Township, 1.861.. Approximate location of subject property denoted by a rrow. MiCts LYY_ y Figure 1.2: View of subject lands on from 1.875 Bird's Eye View (Courtesy of the University of Waterloo Geospatial Centre, 201.8 March 1.3,2020 MHBC 137 Page 237 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 44 IL IL y t *14 r 4 lw Figure 23: View of subject lands on 1.879 Map of Berlin, C.M. Hopkins (Courtesy of the University of Waterloo Geospatial Centre, 201.8. #resit or —10 L Figure 24: 1.892 Map of Berlin. Approximate location of subject lands noted in red. (Source: City of Kitchener Public Library) March 1.3,2020 MHBC 138 Page 238 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON �%r,�lrrrliX' +rr"/i,��� • � .f�r��rr-�� i tF t, Ze/ ,d _gyp i_&Cou Figure 25: Registered Plan 401. (no date). Approximate location of subject lands noted in red (Source: Kitchener Land Registry Office). The subject lands (including the properties located at 50-52 Weber Street West, 56 Weber Street West, and 1.07 Young Street) are part of Lot 5, Registered Plan 401.. Plan 40:1 was registered in the 1.87os/1.88os era. A chain of title for Lot 5, Registered Plan 401. is provided in Appendix C of this report. 4.2 50-52 Weber Street West, "The Cottage" The property located at 50-52 Weber Street West is legally described as Part Lot 5 n/s, Weber Street, Plan 401., City of Kitchener. According to the M.C. Schofield map of Berlin (1.853), the subject lands had not yet been sub -divided by 1853. By 1.879, the subject lands had been subdivided likely reflecting the subdivision of land by Registered Plan 403. (also known as A.C. Webers Survey). The 1.879 map notes that the property was owned by H.M. Finlayson. However, this conflicts with Land Registry records which confirm that only Elizabeth Finlayson (wife of H.M. Finlayson) owned the subject lands in the 19th century. At this time, the lot included the existing building at 50-52 Weber Street West. The 1.879 map shows a roughly rectangular -shaped plan with an addition to the rear (likely a summer kitchen), and a detached March 1.3,2020 MHBC 139 Page 239 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON outbuilding to the rear which is confirmed by available Fire Insurance Plans as a stable or similar structure. At this time, the main building is noted as a single detached residence and does not include multiple units. According to records available at the Kitchener Land Registry Office, the first transaction of Lot 5, Plan 401 (west of Queen and North of Weber Street), was a discharge of mortgage to Elizabeth G. Finlayson in 3.886. Elizabeth and H.M Finlayson are not noted in the 3.863., 3.871 or 3.883. census records for Berlin. According to the 1871 census of Waterloo North (Woolwich Township), H. M. Finlayson (of Scotland) and his wife Elizabeth Finalyson (of France) and their 7 children did not live on the subject lands, but resided in Woolwich Township. According to the Waterloo Historical Society (194o), H.M. Finlayson was the Postmaster of St. Jacobs in the 186os. An advertisement for the Berliner Journal in the 3.867 Directory of Berlin notes that H. Finlayson was a paint manufacturer in Williamsburg. There is no information in the historic record to conclusively determine that any members of the Finlayson family ever resided in the dwelling located at what is now 50-52 Weber Street West. The building located at 50-52 Weber Street West is noted on the 3.892 Bird's Eye View map, adjacent to the building at 56 Weber Street West. While the building is depicted, it does not appearto have the exact same architectural characteristics as what is existing. This is likely due to artists' interpretation of the structure (See Figure 24). According to the 1894 (revised 1904) Fire Insurance Plan, the building appears and includes a footprint similar to what is existing. At this time, the building is not identified as being separated into multiple units. The existing rear addition is also not depicted. Instead, a smaller rear addition is shown at the north elevation, towards the east. The property also includes a rear detached barn or stable. According to early 20th century directories of the City of Kitchener, Mrs. Susan Robson and David Devitt were the residents of 5o and 52 Weber Street West. As Robson and Devitt are not included in Land Registry Records as being owners of the property, it is likelythatthe building was already made available to renters at this time. Members of the Motz family owned part of Lot 5 from 3.886 to 1932 (Zinger, Maiden name Motz). It is possible that when Motz purchased Part of Lots in 1886, he also purchased the portion of the lot which included what is now 50-52 Weber Street West and had it altered into a duplex for rental purposes. According to the 1925 Directory, the residents of 50-52 Weber Street West were Fred Timm and Wm. (William) Speers. March 13,2020 MHBC 140 Page 240 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON According to the 3.904 (revised 3.925) Fire Insurance Plans, the building is again described with a similar footprint as what is existing. However, the building has been separated north -south, into two residential units. Therefore, the building was constructed as a single -detached residence between 3.853 and 3.879, and was converted to a duplex dwelling between 3.904 and 3.925. This would have resulted in alterations to the building including the removal of an original (central) entrance, which is typical of Ontario Cottages, and the construction of two new entrances for each of the units to the north and south, respectively as per the Fire Insurance Plans. Further, an addition at the rear (north) elevation was removed and replaced with two separate single storey wood frame additions at each side of the building for each of the separate dwelling units. The detached accessory structure/stable in the rear yard was removed by this time. In 3.935, the residents included Mrs. E. Schneider and T. Russell Wilson. By 3.945, the residents included Mrs. E. Schneider and Jas. Sutherland. The 3.940 voters list indicates the residents of 50 Weber Street West are Emma and Maude Schneider. Albert, Beatrice and Glen Julien reside at 52 Weber Street West. The 19o8 (revised 3.947) Fire Insurance Plan indicates thatthe building was still divided into two separate dwelling units. The rear wood frame rear addition was enlarged slightly so that it spans across the entire north elevation. A small detached structure has been added to the rear yard, at the east side of the house and was likely used as a garage as it is in alignment with a laneway beside the house. 4.3 56 Weber Street West, 'The Motz House" The building located at what is now 56 Weber Street West is not indicated on the 3.879 map of Berlin. The building appears on the 3.892 Bird's Eye View map, indicating thatthe building was constructed between 3.879 and 3.892. According to land registry records, part of Lot 5 was sold by John Cairnes to John Motz in 3.886. The existing building was constructed by members of the Motz family at this time. Photographs of the building (and members of the Motz family) in the late 3.91h century display the original features of the building (See Figures 26 & 27). March 13,2020 MHBC 141. Page 241 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Figure 26: Late 1.9t" century photo of 56 Weber Street West, noted as the residence of the'William J. Motz family' (Source: Ancestry.ca) Figure 27: Photo of 56 Weber Street West, noted as the residence ofthe'Sheriff Motz', n.d. (Source: Berlin Today i8o6-i906) March 13,2020 MHBC 142 Page 242 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 3-07 Young Street, City of Kitchener, ON According to Bloomfield and Foster (3-995) John Motz was born in Prussia in 3.830. He was Reeve of Berlin 3-873--3-875, Councillor in 3-879, and Mayor from 3-88o —3-883-. He sat on Waterloo County Council from 3-873- to 3-875. He immigrated to Canada in 3-848. By 3-859 he started the Berliner Journal, remaining as editor until 3-899. He was Sheriff of Waterloo County from 3-9oo to 3-93-3-. He was a Trustee on the Berlin Separate School Board and Berlin High School Board, chair of the Berlin Free Library Board, and was also on a board which organized the 3-898 Saengerfest. He was also the founder of St. Boniface Benefit Society. As per a review of directories for the City of Kitchener, John Motz resided at 56 Weber Street West until his death in 3-93-3- (See Figure 28). Figure 28: Portrait of John Motz, n.d. (Source: Waterloo Generations) The 3-894 revised 3-904 Fire Insurance Plan indicates that the building is roughly rectangular in shape and includes a bay window at the south (front) elevation. Two additions have been constructed to the north. According to land registry records, the property was transferred from John Motz to his son, William J. Motz in 1912. According to the St. Mary's General Hospital Foundation, William J. Motz was also a prominent figure of the community. He was president and publisher of the Kitchener Daily Record. He was president of the Canadian Daily Newspapers Association and the founder of the Ontario Provincial Dailies Association. He was also director ofthe Economical Mutual Fire Insurance Co. and the Waterloo Trust and Savings Co. He was a member of the St. Mary's Church Council, the Kitchener Chamber of Commerce, the Holy Name Society, the Knights of Columbus, and was also served on the Kitchener Public Library Board. Further, he was a member of the Mothers Allowance and Old Age Pensions Board. He was first Chairman of the Lay Advisory Committee and forerunnerto the present Board of Trustees of St. Mary's General Hospital from 3-922 to 3-938. He was a member of the St. Mary's building Committee and aided in planning the March 3-3,2020 MHBC 143 Page 243 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON construction of St. Mary's Hospital. Today, a section of the St. Mary's Hospital is named after W.J. Motz (3.870-3.946) for his outstanding work. William J. Motz married his wife Rose Huck in 3.903.. According to the 3.93.3. census, William J. Motz resided at 3.8o King Street West. According to the 1923. census, William J. Motz resided at 37o King Street West with his wife Rose and son John In 3.93.2 after the death of John Motz, Rose Motz was granted part of Lot 5 valued at $2,750.00, which likely included the house. In 3.93.8, Rose and William Motz sold to Carl Pritschau. Pritschau sold to Henry Baer in 3.93.8. Baer sold part of Lot 5 to John Wintermeyer in 1925. Wintermeyer sold to Hilda M. Shoniker in 3.929 for $7,000.00. According to the 3.925 Fire Insurance Plans, two small detached brick outbuildings have been added to the north and east elevations, one of these buildings is noted as 'Auto' (automobile garage) According to the 3.925 Directory, the resident of 56 Weber Street West included I. W. Malcolm, Herbert Atkinson, and L. Jewell. By 3.935, the building was the resident of Harry J. Shoniker, physician. It is likely that the existing additions to the building at the south and east facades were constructed by Harry J. Shoniker to support the use of the building as a doctor's office and residence as he was the owner of the property during this time. These additions are depicted on the 3.947 Fire Insurance Plan. Harry J. Shoniker and his wife Hilda are listed in the Kitchener Directory as residing at 56 Weber Street Westin 3.935. Harry J. Shoniker (physician) and wife Hilda are listed again in the 3.940 voters list as residing in 56 Weber Street West, with them was Luella Meyer, maid. Henry J. Shoniker died in 3.964. 4-4107 Young Street, "The Craftsman House" According to early 201h century directories of the City of Kitchener, no building was yet constructed at 3.07 Young Street. The only addresses between Weber Street and Roy Street include 3.og and 3.3.2 Young Street. As per a review of Fire Insurance Plans, the building located at 3.07 Young Street was constructed at some point between 3.904 and 3.925. According to the land registry records, William Motz sold a portion of Lot 5 to his sister, Louisa Zinger (maiden name Motz) for $250.00 in 3.93.2. Louisa Motz is noted as residing at 56 Weber Street West with her family as per the 3.93.3. census records for Berlin. Louisa married John March 13,2020 MHBC 144 Page 244 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Zinger and likely constructed the building at 3.07 Young Street shortly after they were granted the property in 3.93.2. The building was designed by Charles Knechtel (as per a review of original blueprint plants for the building). Louisa and John had a daughter, Leone, who was born in 3.902. Louisa, Leone, and Helen Motz are listed as residing at 3.07 Young Street in the 3.923. census of Kitchener. Mrs. L. Zinger is also noted as residing on the property in the 1925 Directory The 3.908 rev. 3.925 FIP depicts a single storey brick building with a building footprint similar to what is existing. No changes to the building or lot are noted on Fire Insurance Plans between 3.925 and 3.947. These blueprints confirm that the building was designed by Charles Knechtel (architect) for Mrs. Louisa Zinger. The existing features of the building are similar to those depicted in the blueprints. According to the Directory of Canadian Architects, Charles Knechtel was an architect who continued the work of his father, Jonas Knechtel (also an architect) after his death in 3.894. Charles Knechtel resided in Berlin and is noted as designing the east and west wings of the Victoria Public School located at what is now 25 Joseph Street in the City of Kitchener. Charles Knechtel also designed the former Victoria Park Pavilion in 1902, which was destroyed by fire in 1916 (mills, 203.6). Leone Zinger married Joseph Edward Fehrenbach in 3.933.. According to land registry records, Laura C. Brant and John E. Caines granted part of Lot 5 to Joseph E. Fehrenbach and Leone M. Zinger in 1928 for $5,800.00. In 3.932, Louise Zinger (widow) granted Leone and Joseph E. Fehrenbach o.og acres of land for s3..00. Therefore, John Motz and his wife (residents of 56 Weber Street West) granted lands for their daughter Louisa to build a house north of 56 Weber Street at what is now 3.07 Young Street. Louisa granted the lands to her daughter Leone Fehrenbach (maiden name Zinger) in 1928. Joseph and Leone Fehrenbach are noted as residing at 3.07 Young Street with Leone's mother Helen Zinger (widow), as well as R.C. Wilson and in the 3.935 voters list for the City of Kitchener. Joseph E. And Leone M. Fehrenbach granted the lands to Albert E. Besserer in 3.947. A. E. Besserer granted the lands to Eileen M. Norris in 3.958 for $3.2,800.55. March 3.3,2020 MHBC 145 Page 245 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 5-OCurrent Conditions of Subject Lands This Section of the report reviews the current conditions of the properties on the subject land to determine the condition of the overall structure sand any particular features of these buildings. 5.150-52 Weber Street West, 'The Cottage" The building located at 50-52 Weber Street West is identified as'Group B' in the CCNHCD Plan as it met one or more of the criteria for this ranking category. The CCNHCD Study and Plan do not specifically identify which ofthese criteria it met.'Group B' buildings were recommended to be listed in the Heritage Register. According to the Civic Centre Neighbourhood Heritage Conservation District Plan, the property located at 50-52 Weber Street West is described as an Ontario Cottage constructed priorto 3.879. Identifier Time Period Description A 3.853-3.879 Original building footprint (Gothic Revival Cottage) 20th century Porch enclosed and altered C 1-925 -3.947 Rear addition March 1.3,2020 MHBC 146 Page 246 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON EXTERIOR The building located at 50-52 Weber Street West can be described as a 3.1/2 storey brick Gothic Revival building (also known as an 'Ontario Cottage') constructed between 3.853 and 3.879. The building was originally a single -detached building and was converted into a duplex between 3.904 and 3.925 as per a review of available Fire Insurance Plans. The building currently includes a 2 storey rear addition constructed between 1925 and 3.947. A portico atthe south elevation has been enclosed at some point in the latter half of the loth century. North Elevation The north (rear) elevation displays a 2 storey addition with flat roof. According to a review of Fire Insurance Plans, this addition was constructed between 3.925 and 3.947. The existing north elevation includes a person door and window atthe first story, with two rectangular -shaped windows above. These windows and door openings are contemporary. The addition is clad in contemporary horizontal siding. Figures 29 & 30: (left) View of north elevation looking south towards Weber Street West (right) View of rear addition looking south-west towards Weber Street West (Source: MHBC, 203.7) West Elevation The west elevation includes a view of both the original portion of the building and the existing rear addition. The ground floor of the original portion of the building includes a large square-shaped contemporary window which has replaced an original rectangular -shaped window. A rectangular -shaped window is located to the north at ground level, with two rectangular -shaped windows below the gable roof. All rectangular -shaped windows at the west elevation of the original portion of the building include contemporary replacement window replacements. Two windows are visible at the east elevation of the rear addition. The first storey window includes a 6x6 wood frame window. This window was utilized from the original portion of the building. The second storey window is a contemporary replacement window. March 1.3,2020 MHBC 147 Page 247 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON U _-1. I Pill , r Figures 33. & 32: (left) View of east elevation looking north-east from north side of Weber Street West (right) View of laneway between 50-52 Weber St. West and 56 Weber Street West, looking north (Source: MHBC, 2017 Figure 33: Detail view of 6x6 wood frame window at west elevation of rear addition, (Source: MHBC, 201.8) South Elevation The south (front) elevation of the original portion of the structure includes a steeply pitched front gable with lancelet style window below. The top -portion of the lancelet window is original (wood framed) and the bottom portion has been replaced with an operational vinyl window. The side -gable roof of the building is oriented east -west. The south elevation includes a former portico or verandah which has been enclosed and includes two large contemporary casement windows and two person doors at the east and west providing access to Weber Street West. The interior of the portico includes one door to the east, and two doors to the west. None of these doors are original to the structure as Fire Insurance Plans confirm the building was originally constructed as a single residential unit and was converted to a duplex or'double house' after 3.904. The original door would have been located central to the south elevation. March 13,2020 MHBC 148 Page 248 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON The western -most door interior to the enclosed verandah was added in the 201h century to provide access to the existing massage parlour at ground -level. The entire building is constructed of brick which has been painted white. Figures 34 & 35: (left) View of south (front) elevation looking north from south side of Weber Street West (right) Detail view of south elevation, looking north (Source: MHBC, 2017) Figures 36 & 37: (left) View of south (front) elevation looking north from south side of Weber Street West (right) Detail view of south elevation, looking north (Source: MHBC, 2o18) East Elevation The east elevation of the original portion of the building includes four rectangular -shaped windows, two at the first storey and two below the gable roof. The window openings are typical of those found on Ontario Cottages. The existing windows at the first storey are 6x6 wood framed windows and are likely original tothe structure. While 6x6 windows are not uncommon tothe mid. 19th century, no photographic evidence can confirm whether or not the house originally had 6x6 windows or otherwise. March 13,2020 MHBC 149 Page 249 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Figures 38 & 39: (left) View of east elevation, looking north-west from south side of Weber Street West (right) View of east elevation, looking north-west from north side of Weber Street West (Source: MHBC, 201-7) Figures 40 & 41-: (left) View of east elevation, looking north-west from south side of Weber Street West (right) View of east elevation, looking north-west from north side of Weber Street West (Source: MHBC, 2oi8) INTERIOR Basement The basement of 50-52 Weber Street West provided information as to the overall structural system of the building. The building was constructed with a rubble stone foundation and the floors included poured concrete. The floor system is supported by sawn floorjoists with a hand hewn beam wherejoists appear to be continuous overthe main beam. The basement also includes several squared brick pillars providing additional structural support. March 13,2020 MHBC 150 Page 250 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON c Figures 42 & 43: (left) View of basement foundation noting field stones, (right) View of basement foundation noting field stones and alterations to include water and heating systems, (Source: MHBC, 2oz8) Figures 44 & 45: (left) Detail view of sawn floor joists running perpendicular to main beam, (right) Detail view of main beam, approximately -io" wide (Source: MHBC, 2oi8) Main Floor The entire main floor (including the main floor of the rear addition) of 50-52 Weber Street West has been renovated to facilitate the use of the space as a massage parlor. As a result, all surfaces have been re- finished. This includes the installation of drop -tile ceilings, new flooring and new drywall. No heritage features or materials were visible at the first floor. March 13,2020 MHBC 151 Page 251 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Figures 46 & 47: (left) Detail view of main floor noting new flooring materials (right) View of new finishes at interior of original portion of building and rear addition, (Source: MHBC, 2oi.8) Figures 48 & 49: (left) Detail view of original portion of dwelling noting drop -tile ceilings and new wall finishes, (right) View of original portion of dwelling, looking south towards Weber Street West (Source: MHBC, 2oi8) Second Floor The second floor of the original portion of the building as well as the rear addition has been divided into two residential units at the east and west sides of the dwelling. The easterly unit and westerly unit are accessed by separate entrances through the enclosed verandah fronting Weber Street West. Both units were accessed via stairs having squared -wood banisters which are commonly found in early loth century construction (See Figures 59 and 62). March 13,2020 MHBC 152 Page 252 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON The easterly unit includes re -finished floors, mouldings, trim, ceilings and walls. However, some early plastered walls were found to the south towards Weber Street. The existing lancelet unit was visible from the easterly unit, where the top includes the original wood -frame window and the bottom has been replaced with a vinyl window (See Figure 52). Figures 50 & 5i: (left) View of interior of enclosed verandah looking east towards Weber Street West, (right) View of stairs inside enclosed verandah providing access to easterly unit (second floor), (Source: MHBC, 2oi.8) F Figures 52 & 53: (left) Detail view of top (original/wood) portion of lancelet window and bottom vinyl portion of window, (right) View of typical flooring, trim and walls of easterly unit, (Source: MHBC, 2oz8) March 13,2020 MHBC 153 Page 253 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON The westerly unit has also been re -finished to include re -finished walls, ceilings and floors. While this is true, the rear portion of the addition included one wood -trimmed door opening and door, both of which are indicative of interior features typically dated to the early loth century (See Figure 54). 4 Figures 54 & 55: (left) Detail view of original portion of dwelling noting drop -tile ceilings and new wall finishes, (right) View of original portion of dwelling, looking south towards Weber Street West (Source: MHBC, 2oi8) E� 'A Figures 56 & 57: (left) Detail view of original portion of dwelling noting drop -tile ceilings and new wall finishes, (right) View of original portion of dwelling, looking south towards Weber Street West (Source: MHBC, 2oi8). March 13,2020 MHBC 154 Page 254 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and '07 Young Street, City of Kitchener, ON 5.2 56 Weber Street West, 'The Motz House" The building located at 56 Weber Street West is identified as'Group C' in the CCNHCD Plan. According to Section 2.4 of the CCHCD Plan, buildings which are recognized as 'Group C' are noted as having 'attributes that contribute to the value of the heritage environment of the district'. The CCNHCD Plan notes that these properties exhibit standard construction styles which were prevalent during the development era of the district. According to the Architectural Ranking Summary of the Civic Centre Neighbourhood Heritage Conservation District Plan, the property located at 56 Weber Street West is a vernacular style building constructed in brick c. 1.889. The CCHCD Plan notes that the building was constructed by John Motz, editor of the Berliner Journal and later sheriff and Mayor in 188o-1.881.. While this is true, a more accurate description of the building's features indicates that it was constructed in the Queen Anne architectural style. The building located at 56 Weber Street West can be described as a 2 1/2 storey brick structure constructed between 1875 and 1.892 in the Queen Anne style of architecture. The building includes several additions constructed in the late 191h and loth centuries described in this report as'B','C', 'D', and 'E' (see following page). J' March 1.3,2020 MHBC 155 Page 255 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Identifier Time Period Description A 1879-1892 Original building B c. 1894 Rear addition 1925-1947 Doctor's Office addition First half 20th Enclosed front porch century Later half 20th Rear addition and 2 storey veranda century March 1.3,2020 MHBC 156 Page 256 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON North Elevation The north (rear) elevation includes a 2 storey brick addition (described in this report as Section `B'). According to a review of Fire Insurance Plans, this rear addition was already constructed by 3.904. The north elevation also includes a second storey wood frame porch (described in this report as Section 'D') constructed in the latter half of the loth century. The north (rear) elevation of Section 'B' includes three small contemporary windows which have been added in the 201h century. These windows are not symmetrical or balanced, and do not follow traditional design patterns of the Queen Anne architectural style. I Figures 58 & 59: (left) View second storey of north elevation, looking south (right) View of ground level of north elevation, looking south (Source: MHBC, 203.7) East Elevation The existing east elevation has been subject to a single storey brick addition (described in this report as Section `C") constructed between 1925 and 3.947. The addition was added during the time the building was owned by Dr. Henry J. Shoniker, who likely constructed the addition so that it may be used as a doctor's office. This addition includes three rectangular -shaped windows. The window closest to Weber Street West has been bricked -over. The original portion ofthe east elevation (Section 'A'of the building) isvisible above the existing addition and provides views of a side gable, having a set of rectangular -shaped windows. Two rectangular -shaped windows are located at the second storey and a large chimney is visible above the roof. These window openings are original, but have been replaced with contemporary windows. March 3.3,2020 MHBC 157 Page 257 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Views of the east elevation of Section 'E' of the building includes a wood frame patio with balcony above. Multiple contemporary window openings have been added for residential purposes. Figures 60 & 6i: (left) View of east elevation, looking north-west from north side of Weber Street West (right) View of east elevation of rear addition, looking south-west towards Weber Street (Source: MHBC, 201.7) Figures 62 & 63: (left) Detail view of east elevation, looking north-west from north side of Weber Street West noting existing chimney (right) Detail view of east elevation, looking north-west from north side of Weber Street West (Source: MHBC, 2oi8) South Elevation Views of the south (front) elevation include the original portion of the building (described in this report as Section 'A') as well as the easterly addition (Section 'C'). The south elevation has also been subject to alterations, where a 2 storey addition has been added east of the projecting bay window (described in this report as Section 'D'). This addition conceals the original front facade and includes contemporary windows at the second storey, with yellow/buff brick columns at the first storey and a wood frame entrance with decorative wood panels and windows. This addition includes design features indicative of the Edwardian or Craftsman style of architecture which dates to the early 20th century. March 13,2020 MHBC 158 Page 258 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON The south elevation of the original portion of the building (Section 'A') displays features indicative of the Queen Anne style of architecture. Here, sets of tall rectangular -shaped windows are provided in the bay window, all of which have been replaced with contemporary (vinyl) windows. Wood brackets are provided below an overhang cornice of the gable, which includes one small window with three panels. This window is original as per a review of the historic photographic of the building. Section 'C' of the building can be described as a rectangular -shaped single storey addition with flat roof. The building is oriented north -south and includes a main entrance fronting Weber Street West. The south elevation entrance includes poured concrete steps and portico, a large contemporary casement window, and a board -and -batten cladding and flat parapet. Figures 64 & 65: (left) View of south elevation looking north-west from south side of Weber Street West (right) Detail view of south elevation, first storey, looking north east(Source: MHBC, 201.7) M Figures 66 & 67: (left) View of south elevation looking north from north side of Weber Street West (right) View of south elevation looking north from north side of Weber Street West (Source: MHBC, 201.7) March 13,2020 MHBC 159 Page 259 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON i Figures 68 & 69: (left) Detail view of south elevation enclosed portico (Section'D') (right) Detail view of woodwork at exterior of Section 'D' (Source: MHBC, 2oi8) West Elevation The west elevation is visible from Young Street. Here, the original portion of the building (Section 'A') is visible, with the rear brick addition (Section 'B'). The original portion of the building includes a projecting side gable. The gable peak above the roofline includes an original wood -frame half-moon shaped window with multiple lights. Section 'A' of the building provided views of wood cornice and dentils hidden beneath contemporary fascia which is peeling away (See Figure 72). Two pairs of rectangular -shaped contemporary windows are located at the second and first storeys, which respect the original window openings. A brick chimney has been removed above the roofline. Views of the west elevation of Section 'B' include a door accessed by a set of concrete steps which were added in the 20th century to access an apartment unit (See Figure 73). Two sets of paired rectangular contemporary windows are located at the first and second storeys. A small dormer with contemporary windows has been added above the roofline. March 13,2020 MHBC 16o Page 260 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 23 ll Figures 70 & 71: (left) View of west elevation looking east from west side of Young Street, (right) View of west elevation looking north-east from corner of Weber Street and Young Street (Source: MHBC, 201.7) Figures 72 & 73: (left) View of west elevation looking east from west side of Young Street, (right) View of west elevation looking north-east from corner of Weber Street and Young Street (Source: MHBC, 2oi8) INTERIOR Basement The basement of 56 Weber Street West provides evidence of the overall construction methods of the house. The basement includes several sectioned -off rooms with brick walls providing load-bearing walls. The foundation was constructed of rubble stone. The floor system includes several 6x6 wood timber beams as well as sawn floorjoists. Additional wood framing supports (i.e. pillars) are also visible in the basement. March 13,2020 MHBC 161 Page 261 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Figures 74 & 75: (left) Detail view of original portion of building (brick floor) and addition (Section 'C') with poured concrete floor (right) Detail view of floorjoist and cross brace with square -head nail (Source: MHBC, 201.8) Figures 76 & 77: (left) Detail view of sawn wood floorjoist, (right) Detail view of stone foundation with bricks (likely a chimney) (Source: MHBC, 2oi8) Main Floor The main floor of the building includes an enclosed vestibule at the south elevation (Section 'D'). This enclosed vestibule provides access to one of the main floor units, and stairs providing access to the second floor unit. The vestibule includes a wood -frame door, which is not original, and has been confirmed bythe ownerto have been added bythe previous owner of the building. March 13,2020 MHBC 162 Page 262 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON The main floor unit has been renovated to include new windows, flooring, drywall, drop -tile ceilings, and access to a rear wood -frame porch (Section 'E'). No original finishes were observed. The unit included operational radiators. Figures 78 & 79: (left) Detail view of enclosed vestibule (Section'D') noting wood door and trim providing access to main floor unit (right) Detail view of wood frame door and trim in vestibule providing access to main floor unit (Source: MHBC, 201.8) Figures 80 & 81.: (left) View of typical room in main floor unit with new flooring and drop -tile ceilings, (right) View of access to patio (Section 'E') in main floor unit, looking east (Source: MHBC, 2oi8) March 13,2020 MHBC 163 Page 263 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON The second main floor unit is accessed via 'Section 'E' at the east elevation of the building. The unit has been entirely renovated with new windows, flooring, drywall, and drop -tile ceilings. The unit also included one operational radiator and one wood -frame door which is not original to the structure. Figures 82 & 83: (left) View of wood door in second main floor unit, (right) Detail view of operational radiator in second main floor unit, (Source: MHBC, 2oi8) Second Floor The second floor unit is accessed through the enclosed vestibule atthe south elevation (Section'D'). This unit includes a curved and plastered staircase, which was likely added in the 201h century due to its finishes. The unit also includes a fireplace, which has covered -up or replaced the original brick fireplace atthe west elevation ofthe house. The unit includes operational radiators, new flooring, ceilings, drywall, and windows. The only original element visible in the second floor unit was a hand hewn beam in the kitchen, measuring approximately 71/2 inches wide. March 1.3,2020 MHBC 164 Page 264 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 9W - do Figures 84 & 85: (left) View of fireplace at the west elevation of Section 'A', (right) View of curved and plastered staircase providing access to second floor unit (Source: MHBC, 2oi8) Figures 86 & 87: (left) Detail view of hewn beam, approximately 71/2 inches wide (right) View of second floor unit access to wood frame balcony (Section 'E'), looking north (Source: MHBC, 2oi8) Third Floor The third floor unit is accessed from the west elevation of Section 'B', of the building, which was likely added shortly after Section 'A' as per a review of available Fire Insurance Plans. The existing concrete stairs, door opening, and 'hood ornament' providing accessto this unit is not original as the opening has been clearly cut into the brick. The unit includes features typical of the turn -of -the -century such as wood frame door openings with transoms above. The unit includes one original diagonally -arched window opening. The rest of the unit has been renovated to include new floors, drywall, and fixtures. March 1.3,2020 MHBC 165 Page 265 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON IF e_ Id ML a 19 i Figures 88 & 89: (left) View of access to third floor unit in Section `B' (not original to the structure), (right) View of staircase providing access to third floor unit, (Source: MHBC, 2oi8) a � I i Figures go & gi: (left) View of wood frame door openings with transoms above, (right) Detail view of new flooring, (Source: MHBC, 2oi8) March 3.3,2020 MHBC 166 Page 266 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Figure 92: (left) Detail view of diagonally arched window opening, original to the structure, (Source: MHBC, 2oi8) Addition (Section `C') The fifth unit of 56 Weber Street West is accessed from the south elevation and includes all of Section 'C' of the building (addition constructed by Henry J. Shoniker). This unit is completely separate from all other sections of the building. The unit includes a large casement window facing Weber Street West, new floors, drop -tile ceilings, new fixtures, moldings, and drywall. Figures 93 & 94: (left) View of living area, looking east towards main entrance, (right) Detail view of new drywall and drop -tile ceiling, (Source: MHBC, 2oi8) March 13,2020 MHBC 167 Page 267 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 5.3107 Young Street, `The Craftsman House" The building located at 3-07 Young Street is identified as'Group C' in the CCNHCD Plan. According to the Civic Centre Neighbourhood Heritage Conservation District Plan, the property located at 3.07 Young Street is a brick building constructed in the vernacular style of architecture c. igio. However, it would be more accurate to describe the building as being constructed in the 'Craftsman' or 'Arts and Crafts' architectural style. 6&-A Identifier Time Period Description A c.3.93.2 Original building footprint (Craftsman) B 20" century Rear portico (reconstructed and is similarto the original blueprint design) The building includes a hipped roof with deep cornice overhang. The existing rear portico is noted on the original blueprint design ofthe building. However, a review ofthe original blueprint design ofthe building and the existing features ofthe portico confirmsthatthe portico atthe east elevation was re -constructed. March 13,2020 MHBC 168 Page 268 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON EXTERIOR North Elevation The north elevation displays a rusticated stone foundation with three window openings at grade providing light to the basement. The north elevation includes two large rectangular window openings and one small rectangular window opening which has been altered to include glass or plexi -glass louvers. One small rectangular -shaped window opening has been bricked -over (See Figure io8). The existing paired rectangular -window opening with leaded glass is original to the structure as per a review of the original blueprint designs. All windows include curved brick voussoirs and stone sills. The north elevation provides a large dormer above the roofline clad in shingles and includes three small rectangular -shaped window openings, which are original to the building. k Figures 95 & 96: (left) View of north elevation looking south-east from west side of Young Street (right) Detail view of north elevation looking south-east from west side of Young Street (Source: M HBC, 201.7) March 13,2020 MHBC 169 Page 269 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Figures 97 & 98: (left) View of north elevation looking south-east from west side of Young Street (right) Detail view of north elevation looking south-east from west side of Young Street (Source: MHBC, 2oi8) East Elevation The east elevation provides views of the rear of the property. Here, the landscaped open space (previously grass) has been removed to include a paved parking lot. The existing rear wood frame portico is a re-creation of the original. The portico provides access to a person door, having a rectangular -shaped window to the south. A red brick chimney is visible north of the portico. Two rectangular -shaped windows are visible to the north. The northerly window includes a curved brick voussoir. Figures 99 & ioo: (left) View of east elevation looking west, (right) Detail view of east elevation looking west, (Source: MHBC, 201.7) March 1.3,2020 MHBC 170 Page 270 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON South Elevation The south elevation inc Iudesa bay window having three sets of window openings. Arounded bay window is also provided at the second storeywhich includes original window openings and original leaded -glass windows as per a review of the original blueprint designs. A red brick chimney is provided west of the bay windows. The existing three basement window openings, person door, and rectangular -shaped window opening to the east of the south elevation is also original. The second storey projecting bay window was originally designed as an open balcony. This enclosed balcony includes contemporary windows (See Figure ioi). Figures101 &102: (left) View of the south elevation looking east from Young Street, (right) View of south and east elevations looking west towards Young Street, (Source: MHBC, 201.7) J-31 Figures:L03 & 104: (left) Detail view of south elevation bay window and enclosed balcony, (right) Detail view of south elevation bricks and foundation, (Source: MHBC, 2oi8) March 13,2020 MHBC 171 Page 271 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON West Elevation Views of the west (front) elevation display an overhang roof supported by four half -brick and wood tapered columns. Two large windows are visible to the north and south of the central entrance door which is accessed by a set of concrete steps. A large dormer having 4 window openings is located above the roofline. This dormer is a part of the original design as per the blueprints provided in this report. The existing bay window at the south side of the west elevation is original to the structure, but includes leaded -glass windows which are differentfrom those indicated in the blueprints and are likely not original to the structure. The large wood frame window located north of the front entrance door also includes a leaded -glass window which is different from that of the original blueprint design and has likely replaced the original leaded -glass window which included a diamond-shaped design. 'e- -.1 i..' 111111111iiiiiiii,1111111W Figures io5 & io6: (left) View of west elevation looking east from west side of Young Street, (right) View of west elevation looking east from east side of Young Street (Source: MHBC, 201.7) Figures:L07 & io8: (left) View of west elevation looking east from west side of Young Street, (right) View of west elevation looking east from east side of Young Street (Source: MHBC, 201.7) March 13,2020 MHBC 172 Page 272 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON • Basement The basement of 3.07 Young Street has been almost entirely re -finished and includes drop -tile ceilings, and new partitioned walls. Some walls in the basement are brick and have been painted. The basement includes a rubble stone foundation. i Z .A" Figures:Log & iio: (left) View of typical walls and drop -tile ceiling in basement, (right) View of painted brick wall, (Source: MHBC, 2oi8) Main Floor The main floor provides evidence of original doors, trim, mouldings, window openings, and leaded -glass windows. The majority of windows appear to be original. However, the original blueprint designs demonstrate that diamond-shaped windows were original. Other existing leaded -glass windows of other designs may not be original. The main floor includes an original craftsman staircase and banister and flooring. Figures iii & ssz: (left) View of leaded glass bay window, (right) View of leaded glass window with alternative design (Source: MHBC, 2oz8) March 13,2020 MHBC 173 Page 273 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Figures113 &114: (left) View of craftsman style banister, (right) View of typical flooring at first storey, (Source: MHBC, 2oi8) Second Floor The second floor of the dwelling also provides evidence of original wood frame window openings, windows, trim and mouldings. However, the original south elevation bay window has been heavily altered as per a review of the original blueprint designs. Here, the south elevation bay window and balcony atthe second storey has been enclosed. A mechanical room atthe second storey ofthe building provides evidence of wood flooring and lathe and plaster walls indicative of early 20th century construction. Figures ii5 & ii6: (left) View of enclosed balcony at south elevation, (right) View of mechanical room noting flooring and walls with exposed lath and plaster (Source: MHBC, 2oi.8) March 13,2020 MHBC 174 Page 274 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and '07 Young Street, City of Kitchener, ON 5.4 Integrity and Physical Condition Although the criteria of Ontario Regulation 9/o6 does not consider the integrity of a resource or its physical condition, the Ministry of Culture Tourism and Sport advises on Integrity (Page 26) and Physical Condition of properties (Page 27) in part of Section 4, Municipal Criteria of the Heritage Property Evaluation document of the Ontario Heritage Toolkit. In the matter of integrity the Guide notes that: A cultural heritage property does notneed to be in original condition. Fewsurvive without alterations on the long journey between their date of origin and today. Integrity is a question of whether the surviving physical features (heritage attributes) continue to represent or support the cultural heritage value or interest of the property_ Forexample, a building that is identified as being important because itis the work of a local architect, but has been irreversibly altered without consideration for design, may not be worthy of long-term protection forits physical quality. The surviving features no longerrepresent the design; the integrity has been lost. If this same building had a prominent owner, or if a celebrated event took place there, it may hold cultural heritage value or interest for these reasons, but not for its association with the architect. Cultural heritage value or interest may be intertwined with location or an association with another structure or environment. If these have been removed, the integrity of the property may be seriously diminished. Similarly, removal of historically significant materials, or extensive reworking of the original craftsmanship, would warrant an assessment of the integrity_ There can be value or interest found in the evolution of a cultural heritage property. Much can be learned about social, economic, technological and other trends overtime. The challenge is being able to differentiate between alterations that are part of an historic evolution, and those that are expedient and offer no informational value. March 13,2020 MHBC 175 Page 275 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Ministry guidelines from the Ontario Heritage Took Kit Heritage Evaluation resource document note that: Individual properties being considered for protection under section 29 must undergo a more rigorous evaluation than is required for listing. The evaluation criteria set out in Regulation g/o6 essentially form a test against which properties must be assessed. The better the characteristics of the property when the criteria are applied to it, the greater the property's cultural heritage value or interest, and the stronger the argument for its long-term protection. While the evaluation of cultural heritage value or interest of the properties located at 50-52 Weber Street West, 56 Weber Street West and 107 Young Street does not include consideration of heritage integrity or condition, the Ontario Heritage Toolkit supports that this should be taken into consideration as it relates to the long-term conservation of the building. Condition is different from heritage integrity. Condition is specifically related to the physical state of repair of the building, while integrity is related to the building's abilityto be converted backto its original state using original heritage attributes. This stems from the basic conservation principle supported by the Ministry of Tourism, Culture and Sport that heritage attributes should be repaired, rather than replaced (Standards and Guidelines, 2oio) as follows: so. Repair rather than replace character -defining elements. Where character -defining elements are too severely deteriorated to repair, and where sufficient physical evidence exists, replace them with new elements that match the forms, material and detailing of sound versions of the some elements. Where there is insufficient physical evidence, make the form, material and detailing of the new elements compatible with the character of the historic place. While a building may be reconstructed using new materials to represent its original form, the integrity of a building may have been lost through the removal of original heritage elements and fabric. The loss of the integrity of a building and its original heritage fabric may be mitigated by re -construction (using new materials) provided that a re -construction project is not based solely on conjecture. The following provides a review of the condition and integrity of each of the buildings of cultural heritage value or interest located on the subject lands. It is important to note that the comments provided in this March 13,2020 MHBC 176 Page 276 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON report regarding condition are based on observations made during site visits as well as the structural condition report provided by Tacoma Engineers, provided in the Appendix D of this report. The structural report concludes that while each of the buildings located at 50-52 Weber Street West, 56 Weber Street West, and 107Young Street appearto be structurally stable, each building has localized concerns related to their condition. 5.4.150-52 Weber Street West, "The Cottage" According to the structural condition report provided by Tacoma (2oi8) in Appendix 'D' of this report, the main concerns for the existing condition of the building includes interior and exterior load-bearing walls, surface deterioration (foundation walls), and deterioration of brick (exterior). While this is true, other concerns regarding the condition of the building may be determined in the future when a more invasive evaluation can be undertaken. • Evidence of the loss of building fabric and features or the introduction of unsympathetic additions, are as follows: • Replacement of some of the original windows; • Addition of new window openings (in particular the extended window opening on western elevation); • Front (south elevation) enclosed verandah; • Rear (north elevation) addition. The building has been subject to unsympathetic alterations which have resulted in the loss of original heritage attributes. As the building been subject to an unsympathetic alterations to the front (south) elevation verandah and to the rear of the building does not currently make an important contribution to the historic character of the Weber Street West streetscape or overall District. The building would require considerable alterations in order to re -instate its original appearance in the Gothic Revival cottage architectural style. Reversibility of unsympathetic alterations would include: • Removal of the front enclosed verandah; • Removal of contemporary rear addition; • Removal of current paint on brick; • Recreation of original window opening on western elevation. March 13,2020 MHBC 177 Page 277 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Currently, there are three (3) openings on the front fagade within the enclosure which is divided into two (2) spaces. The space to the left consists of a door opening that possibly was extended from an original window opening and an additional door opening which is presumed to be the original front door entryway. A wood wall separates this portion of the enclosure to the right which includes one (i) door opening and one (i) original window opening. The removal of original building fabric and creation of multiple openings have demonstrated a significant challenge when contemplating the reversibility of changesto the buildings. The buildings was converted into a duplex by the beginning of the tot" century and several modifications, in addition to the front fagade, were made to facilitate this use. In addition to the above information, no photographic evidence of the building has been found in the historic record, any reconstruction work would be based on physical evidence and educated conjecture. 5.4.2 56 Weber Street West, "The Motz House" According to the structural condition report provided by Tacoma (2oi8) in Appendix 'D' of this report, the main concerns for the existing condition of the building include interior and exterior load-bearing walls, surface deterioration on exterior foundation walls, and the overall condition of Section 'D' (front elevation brick addition), exterior masonry walls, and buff brick chimney. The report notes that other concerns regarding the condition of the building may be determined in the future when a more invasive evaluation can be undertaken. Evidence of the loss of building fabric and features or the introduction of additions, are as follows (see Figures 3.17 and 3.3.8): • Removal of original architectural features indicative of the Queen Anne architectural style; • Replacement of original windows; • Addition of new window and door openings; • Addition of front (south elevation) addition (Section 'D') which removed the original south elevation verandah of the main entrance; • East elevation addition (Section 'C') which resulted in the removal of original attributes at the east elevation of Sections'A' and 'B'; and March 13,2020 MHBC 178 Page 278 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON • Rear (north elevation) addition (Section 'E') The south (front) elevation has been altered in the second half of the tot" century to facilitate the adaptive re -use of the building for multi -unit residential apartments. This has resulted in the loss of original heritage attributes visible from the public realm. As the building has been subject to an unsympathetic addition to the south and east elevations, it no longer makes an important contribution to the historic character of the Weber Street West streetscape. While the building located at 56 Weber Street West meets the criteria of Ontario Regulation g/o6 as being representative of the Queen Anne of architecture, it has not retained its heritage integrity. Therefore, the building is valued primarily for its context as part of the Civic Centre Neighbourhood Heritage Conservation District and associations with the Motz and Shoniker families rather than being valued for its design/physical value independently. The building would require considerable alterations in order to re -instate its original appearance in the Queen Anne architectural style. Although, the addition created by Shoniker is part of the historical evolution and functionality of the building, this addition itself has removed heritage attributes of the original building and replaced or covered them with a style and mass of architecture that is neither complementaryto the building itself orto the general streetscape. Some of the alterations could be reversed, while others would require significant intervention, removing some of the remaining original building fabric. Re -construction would require that some elements be entirely re -constructed based on photographic and physical evidence as opposed to using original heritage attributes which have been removed, however, this would only be able to be applied to the front (south) and east elevations which are shown in the photographs (see Figure 3.3.7 and 3.3.8). March 13,2020 MHBC 179 Page 279 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Figures117 & ii8: (left) Late 1.9t" century photo of 56 Weber Street West, noted as the residence ofthe'William J. Motz family' (Source: Ancestry.ca); (right) View of current condition of 56Weber Street including Mr. Shoniker's addition; red box indicates the location of the majority of the alterations. (Source: MHBC, 2oi8) 5-4-3107 Young Street, "The Craftsman House" As the building located at 3.07 Young Street has been well maintained and the majority of original attributes indicative of the Arts and Crafts style of architecture have been retained, the building has retained its heritage integrity. While the building is not considered a unique, early, or rare form of architecture, the design/physical value of the building contributes to the range of architectural styles found within the Civic Centre Neighbourhood Heritage Conservation District. According to the structural condition report provided by Tacoma (2oi8) in Appendix'D' of this report, no structural concerns were identified. However, some damages to exterior masonry require localized repairs. The report notes that other concerns regarding the condition of the building may be determined in the future when a more invasive evaluation can be undertaken. March 13,2020 MHBC 18o Page 280 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 6.0 Evaluation of Cultural Heritage Resources 6.1 Evaluation under Ontario Regulation 9/o6 This report uses Ontario Regulation 9/o6 as part of the Ontario Heritage Act to evaluate each property to determine their individual value as a property within the CCNHCD. The criterion is outlined below. 3.. The property has design value or physical value because it, i. is a rare, unique, representative or early example of a style, type, expression, material or construction method, ii. displays a high degree of craftsmanship or artistic merit, or iii. demonstrates a high degree of technical or scientific achievement. 2. The property has historical value or associative value because it, i. has direct associations with a theme, event, belief, person, activity, organization or institution that is significant to a community, ii. yields, or has the potential to yield, information that contributes to an understanding of a community or culture, or iii. demonstrates or reflects the work or ideas of an architect, artist, builder, designer or theorist who is significant to a community. 3. The property has contextual value because it i. is important in defining, maintaining orsupporting the character of an area, ii. is physically, functionally, visually or historically linked to its surroundings, or iii. is a landmark. 6.1.1. 50-52 Weber Street West, "The Cottage" Evaluation of Design/Physical Value The property located at 50-52 Weber Street West has design/physical value as it includes a representative example of a Gothic Revival style building (also known as an 'Ontario Cottage' or 'Gothic Cottage') constructed between 3.853 and 3.879. The original portion of the building (described in this report as Section W) is 3.1/2 storeys and is constructed in brick. It is a rectangular -shaped building with side -gabled roof and south elevation gable peak with lancelet window. The south (front) facade originally included a verandah or portico as it is visible in the early Fire Insurance Plans. This verandah (described in this report as Section'B') was enclosed and unsympathetically altered in the late loth to include modern window and door openings for service/commercial related purposes. March 1.3,2020 MHBC 181. Page 281 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON As Fire Insurance Plans demonstrate that the building was originally a single -detached residence, the building would have included an entrance which was central to the south (front) facade. The building has been converted to include two units in the early loth century and has resulted in the removal of original door openings and windows at this elevation. The east elevation includes windows which likely respects original window openings. Two windows at the east elevation appear to wood frame windows with 6x6 lights which are likely original as they are commonly dated to the mid. 1.91h century. However, this cannot be conclusively determined without photographic documentation. The west elevation displays three window openings, two of which respect original window openings. One window opening atthe west elevation has been altered to include a much larger square-shaped contemporary window. The original portion of the building (Section 'A') is not considered a rare, early, or unique form of architecture in Ontario. Buildings constructed in the Ontario Gothic Revival style are common during this period including the rubble stone foundation and timber beams supports. While this is true, the building is considered an early form of construction within the Civic Centre Neighbourhood Heritage Conservation District, where approximately 4.6%of buildings within the District were constructed before 1.879. Further, two examples of Ontario Gothic Revival style cottages remain in the Civic Centre Neighbourhood Heritage Conservation District. The building does not demonstrate a high degree of craftsmanship, artistic merit or scientific achievement. Section 'B' of the building has been unsympathetically altered and has not retained its original heritage attributes. Section 'C'ofthe building was added between 1.925 and 1.947 and does not have design/physical value as part of the original Gothic Revival cottage and is not considered a significant heritage attribute of the property. Evaluation of Historical or Associative Value The property located at 50-52 has historical/associative value, which is primarily related to the development of what is now the Civic Centre Neighbourhood Heritage Conservation District. The building is not directly associated with any event, person, or group of people which have been demonstrated to be significant in the development of the community. The building is associated with Elizabeth Finlayson (wife of H.M. Finlayson and former Postmaster of St. Jacobs in the 1.86os), who owned the building in the 19th century. There is no evidence in the historic record to confirm that any member of the Finlayson household ever resided on the subject lands. March 1.3,2020 MHBC 182 Page 282 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON The building was constructed between 1853 and 1.879 as a single detached residence and was converted into a duplex between 3.904 and 1925. It is likely that the building was used as a rental property for average working-class citizens as per a review of both records available from the Land Registry Office and loth century Directories for Berlin/Kitchener. The property does not provide significant information which would contribute to the understanding of the Civic Centre Neighbourhood and has not been demonstrated to reflect the work of a designer or builder who is significant to the community as this information is not available in the historic record. Evaluation of Contextual Value The property located at 50-52 Weber Street West is located within the boundary of the CCNHCD and therefore retains a degree of its contextual value for its historical associations with the neighbourhood as a whole. The building is one of the earliest in the District (being constructed prior to 1879), and helps to define the edge of the District. The building remains in its original location in-situ, however, the surrounding context has changed considerably since it was built in the latter half of the 191h century as additional portions of Lot 5, Plan 401 were subdivided for the construction of the houses located at what is now 56 Weber Street West and 3.07 Young Street. The property would have originally included landscaped open space and accessory structures to support a single household. This can be confirmed as the 3.894 (revised 1.904) Fire Insurance Plan indicates that a barn or stable was located north of the dwelling. The CCNHCD Study and Plan have not identified the building as a landmark feature or part of a significant grouping within the Civic Centre Neighbourhood Heritage Conservation District. Heritage Attributes • Overall 11/z storey massing of brick construction with side -gabled roof and medium -pitched front gable of original portion of the building (Section 'A'), • Existing lancelet window opening and remaining portion of wood frame lancelet window at upper storey of the south (front) elevation; • Original window openings at the east and west elevations; • Remaining 6x6 wood frame windows (Sections'A' and 'C'); and • Frontage, setbacks and orientation along Weber Street West. March 1.3,2020 MHBC 183 Page 283 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and '07 Young Street, City of Kitchener, ON 6.1.2 56 Weber Street West, "The Motz House" Evaluation of Design/Physical Value The property located at 56 Weber Street West has design/physical value as it includes a 21/z storey brick building constructed in the Queen Anne architectural style. The building was constructed for John Motz between 3.879 and 3.892. The building retains some of its original features and has been subjectto several alterations and additions, described in this report as Sections 'B', 'C', 'D' and 'E'. The building retains its overall 2 1/2 storey brick construction with hipped roof and gable peaks at the south, east and west elevations. Asthe existing building includes additions constructed for different purposes at different periods of time, each Section has different levels of design/physical value Section 'A' can be confirmed as the original portion of the building constructed for John Motz between 3.879 and 3.892. Section'B' was added shortly afterthe building was constructed and appears on the 3.894 (revised 3.904) Fire Insurance Plan. These portions ofthe building have design/physical value as being part of the original building constructed in the Queen Anne architectural style in the late �91h century for the Motz family. Section'C' of the building was constructed for Dr. Henry J. Shoniker, who owned the building at the time the addition was constructed (between 3.925 and 3.947). While this portion of the building has a degree of historical/associative value related to Dr. Shoniker and the evolution and use of the building over time, this addition does not have significant design/physical value. This building was not constructed in any particular architectural style (including the Queen Anne architectural style) and does not complement Section s'A'or'B'ofthe original portion ofthe building. This addition is not considered early, rare, unique, and does not demonstrate a high degree of craftsmanship or scientific merit. Section 'D' was constructed in the first half of the 201h century as it includes features indicative of the Craftsman or Arts and Crafts architectural style. This includes the use of rusticated brick squared piers capped with stone. This section of the building was added to the south (front) elevation of the original portion of the building (Section 'A') and has resulted in the removal of an original porch/verandah constructed in the Queen Anne architectural style as per a review of the historic photo of the building March 1.3,2020 MHBC 184 Page 284 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON provided in this report. Standards and guidelines for the conservation of heritage buildings includes that some additions to heritage buildings can take on their own level design/physical value (MTCS, InfoSheet #8) as follows: Respect for the Building's History. Do not restore to one period at the expense of another period. Do not destroy later additions to a building or structure solely to restore to a single time period. While this is true, not all additions have design/physical value worthy of conservation. The Parks Canada Standards and Guidelines (2oio) encourage the conservation of changes to an historic place, but only those changes which have become character -defining elements in their own right. Further, Section 3.2 of the HCD Plan encourages the conservation of changes to a building provided thatthey are valuable to the building as follows: Respect Historic Accumulations - A building is both a permanent and a changeable record of history. The alterations that have been made since the original construction also tell part of the history of the place and the building. Some of those alterations may have been poorly conceived and executed and research may determine that they can be removed. This is also supported by the Ministry of Tourism Culture and Sport (Ontario Heritage Toolkit, Heritage Property Evaluation document) which states that, There can be value or interest found in the evolution of a cultural heritage property. Much can be learned aboutsocial, economic, technological and other trends over time. The challenge is being able to differentiate between alterations that are part of an historic evolution, and those that are expedient and offer no informational value. The existing enclosed addition (Section 'D') of the building is not considered early, rare, or unique. Instead, it is a modest addition to the building indicative ofthe Craftsman or Arts and Crafts architectural style. Section 'E' of the building was constructed in the latter half of the 201h century when the building was altered to include multiple residential units. This addition and wood frame balcony and verandah does not demonstrate design/physical value as it is not considered early, rare, unique, and is not associated with the portions of the building constructed in the Queen Anne architectural style (Sections 'A' or `B'). March 13,2020 MHBC 185 Page 285 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Evaluation of Historical or Associative Value The property located at 56 Weber Street West has significant historical/associative value as it is directly associated with John Motz, a former mayor of Berlin (Kitchener), councillor, and sheriff. The building was also home to John's son William J., who was also a prominent figure of the local community and devoted much of his life to charitable and volunteer work on local Boards and Committees. The property is also associated with H.J. Shoniker, a physician. The building would have served as a medical office in the first half of the loth century and would have had an influence on the quality of life and standard of living for local residents. While Section 'C'of the building has historical/associative value, it does not demonstrate significant design/physical value as perthe evaluation provided above. The building is not known to reflect the work or ideas of a specific builder or architect who is significant to the community as this information is not available in the historic record. Evaluation of Contextual Value The property located at 56 Weber Street West is located within the boundary of the CCNHCD and therefore retains its contextual value for its historical associations with the neighbourhood as a whole. The building remains in its original location in-situ and has and is prominently situated on a corner lot at the intersection of Young Street and Weber Street West. The building helps to define the edge of the District. The surrounding context has changed since it was constructed in the latter half of the 19th century to facilitate the construction of additions to the south, east, and north facades and the paving of the remainder of the property for parking. In addition to this, members of the Motz family severed off the northerly portion of Lot 5 to construct a house for their daughter, Louisa in the early 20th century (now 107 Young Street). The property has not been recognized as a landmark feature or part of a significant grouping within the Civic Centre Neighbourhood Heritage Conservation District. Heritage Attributes • Overall 21/z storey massing of brick construction (Sections'A' and'13% • Gables and peaks with window openings indicative of the Queen Anne style of architecture; • Original Queen Anne features including remaining original wood frame windows, wood brackets, wood cornice and dentils (hidden underneath contemporary cladding); March 1.3,2020 MHBC 186 Page 286 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 3.07 Young Street, City of Kitchener, ON • All original window and door openings at the east, west, and south elevations visible from the public realm; and • Frontage, setbacks and orientation along Weber Street West. 6.1.3 107 Young Street, 'The Craftsman House" Evaluation of Design/Physical Value The property located at 3.07 Young Street has design/physical value as it includes a building representative of the Arts and Crafts style of architecture C. 3.93.2. The building was constructed afterthe property was granted to Louisa Zinger (maiden name Motz). The building has retained the vast majority of its original heritage attributes as per a review of the original blueprints for the structure. Existing alterations have been undertaken in such a way that complements the original design of the building. The building includes features indicative of the Arts and Crafts style including an overhanging roof with verandah supported by brick and wood columns, bay windows, and dormers above the roofline. The building is not considered rare but is a good representation example of the Arts and Crafts architectural style. The house is identified as 'Vernacular' in the HCD Study which comprises of 3.47 houses in the District which is 40.63.% of the District. Also Group 'C' buildings, as it is also identified as, comprises of 3.44 buildings in the district and 39.78% of the overall buildings (Section 3.6 of the HCD Study). In stating the above-mentioned, it is neither rarer nor unique in the District. Evaluation of Historical or Associative Value The property located at 3.07 Young Street has historical/associative value as it is associated with the development of the Civic Centre Neighbourhood Heritage Conservation District. The building is also indirectly associated with John and William J. Motz who granted lands to Louiza Zinger (maiden name Motz) in 3.93.2. While John and William J. Motz never resided on the subject lands, Helen Motz (wife of John Motz) was demonstrated to reside at 3.07 Young street with her daughter and son-in-law in the year 1921. The property does not demonstrate compelling evidence of having the potential to yield important information that contributes to the understanding of the Civic Centre Neighbourhood Heritage Conservation District. The building has been confirmed as being designed by C. Knechtel (son of Jonas Knechtel), an architect who has constructed other notable buildings in Berlin (Kitchener) in the late 19th and early loth centuries, such as the former Victoria Park Pavilion. March 3.3,2020 MHBC 187 Page 287 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Evaluation of Contextual Value The property located at 107 Young Street is located within the boundary of the CCNHCD and therefore retains its contextual value for its historical associations with the neighbourhood as a whole. The building remains in its original location in-situ and has and is originally part of the rear yard of the Motz residence until it was severed in 3.912. The surrounding context has changed since it was adaptively re -used for service/commercial purposes. This has resulted in paving the open landscaped space in the rear yard to the east. The property has not been recognized as a landmark within the CCNHCD Study or Plan. Heritage Attributes • Overall 1 storey massing of brick construction with original square-shaped plan; • Hipped roof with gables atthe north, south and west elevations; • Large red brick chimney at the south elevation; • All original window and door openings and windows with leaded -glass visible from the street; • Front (west) elevation verandah with roof overhang supported by half brick and wood pillars; and, • Frontage, setbacks and orientation along Weber Street West. March 13,2020 MHBC 188 Page 288 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 1.07 Young Street, City of Kitchener, ON 6.2 Summary of Evaluation under Ontario Regulation 9/o6 Ontario Regulation 9/06 50-52 Weber St. W 56 Weber St. W 107 Young St. 1. Design/Physical Value i. Rare, unique, Representative Representative of the Queen Representative of the representative or early of the Ontario Anne architectural style Arts and Crafts example of a style, Gothic Cottage architectural style type, expression, architectural material or construction method style ii. Displays high degree of No. No. No. craftsmanship or artistic merit iii. Demonstrates high No. No. No. degree of technical or scientific achievement 2. Historical/associative value i. Direct associations No. Associated with the CCNHCD No. with a theme, event, and directly associated with belief, person, activity, John and William J. Motz and organization, institution Henry J. Shoniker that is significant ii. Yields, or has potential No. No. No. to yield information that contributes to an understanding of a community or culture iii. Demonstrates or No. No. Designed by architect reflects the work or C. Knechtel ideas of an architect, artist, builder, designer, or theorist who is significant to the community. 3. Contextual value i. Important in defining, In CCNHCD In CCNHCD In CCNHCD maintaining or supporting the character of an area ii. Physically, functionally, No. No. No. visually, or historically linked to its surroundings iii. Is a landmark No. No. No. March 1.3,2020 MHBC 189 Page 289 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 6.3 Evaluation of Contribution to the District This Heritage Impact Assessment acknowledges that the properties located at 50-52 Weber Street West, 56 Weber Street West and 1.07 Young Street have already been identified as having cultural heritage value or interest as they are included within the boundary of the Civic Centre Neighbourhood Heritage Conservation District and are therefore designated under Part V of the Ontario Heritage Act. These buildings were evaluated in terms of their contribution to the overall District in the CCNHCD Study. The Heritage Conservation District Study did not include an evaluation of individual properties as per Ontario Regulation 9/o6. Architectural stylesthat are consistent in the CCNHCD and constitute the "Architectural Character" of the District are as follows (Section 6.2.3. of the CCNHCD Plan (2007)): • Classical or Neo-classical • Gothic or Gothic Revival • Victorian • Georgian • Italianate • Queen Anne • Second Empire The subject properties as described in the CCNHCD as follows: 50-52 Weber Street West "The Cottage" 56 Weber Street "The Motz House" Group B 33.98% of the buildings in the HCD are ranked as Group B in the HCD Ontario Cottage Group C 39-78% of buildings in the HCD are ranked as Group C Queen Anne sol Young Street Group C "The Craftsman House" Vernacular March 13,2020 39-78% of buildings in the HCD are ranked as Group C • o.83% of houses in the district are Ontario Cottages • 1.0.5% of buildings within the HCD are Queen Anne Style (4o buildings are of Queen Anne style in HCD) • 40.61.% of buildings within the HCD are Vernacular (1.47 buildings are Vernacular in HCD) MHBC 190 Page 290 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 7.O Description of Proposed Demolition The proposed demolition of the subject lands includes the demolition of 50-52 and 56 Weber Street and retention and integration of 107 Young Street into the new development. Underground parking is proposed and would be constructed within the entirety of the site. To facilitate the construction of the underground parking, the building at 107 Young Street will be temporarily lifted and or relocated during the excavation of the underground parking lot. Reports from Tacoma Engineers and Laurie McCulloch Building Moving confirm that the building is a good candidate for temporarily lifting/ relocation (see Appendix D & E). I I I I I I I I I I I I i r - , I I I I I I + E%ISIKG 12 PARKING I I I I I I I I 1 I I I I I 1 I Figure 11g: Site Plan of proposed demolitions of 50-52 & 56 Weber Street West and retention of 107 Young Street (Facet Designs, 2019) March 13,2020 MHBC 191 Page 291 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 8.olmpacts of Proposed Demolition 8.1 Introduction This section of the report will review impacts which may occur as a result of the proposed demolition of the identified cultural heritage resources located on the subject lands. The impact analysis has three components: z) Impact of the proposed demolition in relation to the demolition policies of the CCNHCD Plan (2oo7), 2) Impact of the proposed demolition on the overall HCD key heritage attributes; and, 3) Impact of the proposed demolition to adjacent buildings. 8.2 Impact of Demolition in Relation to the Demolition Policies of the CCNHCD Plan The CCNHCD Plan identifies that demolition can be considered in limited situations, including when redevelopment is in keeping with appropriate City policies. The subject lands consist of properties located in an area that is identified for high density commercial residential development. The Weber Street corridor (which includes the subject lands) is identified in the City's land use planning documents as an area for high density residential commercial development. The redevelopment of the lands to higher density is consistent with the policies of the Official Plan, the Civic Centre Secondary Plan, the Planning around Rapid Transit Stations (PARTS) Plan, and the City of Kitchener Zoning by-law. The CCNHCD Plan recognizes the planned function of the Weber Street corridor and applies special policies and guidelines for the properties in this area. The Weber Street area policies recognize that the demolition of buildings and redevelopment of lands along Weber Street may occur. The policies state that retention of buildings and adaptive re -use is preferred. Also, that redevelopment on Weber Street could negatively impact the heritage character of the area if it is not undertaken in a sensitive manner. However, the policy framework considers that demolition and redevelopment will occur and provides a series of policies and guidelines to guide new buildings and development on underutilized sites. The proposed redevelopment of the site is in keeping with appropriate City policies and therefore is consistent with the policies regarding demolition in the HCD Plan. March 13,2020 MHBC 192 Page 292 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and '07 Young Street, City of Kitchener, ON 8.3 Impacts of Demolition on the CCNHCD Key attributes are the defining factors of the heritage district. The following is a list of the key attributes of the CCNHCD as defined by the District Plan (2007) in 2.7: • Its association with important business and community leaders during a key era of development in Kitchener; • A wealth of well maintained, finely detailed buildings from the late 1800s and early sgoos that are largely intact; • A number of unique buildings, including churches and commercial buildings, which provide distinctive landmarks within and at the edges of the District; • A significant range of recognizable architectural styles and features including attic gable roofs, decorative trim, brick construction, porches and other details, associated with the era in which they were developed; • The presence of an attractive and consistent streetscape linked by mature trees, grassed boulevards and laneways; • Hibner Park, Kitchener's second oldest city park, as a green jewel in the centre of the District. These attributes are important to the District and the City as a whole and deserve appropriate preservation and management. 8.3.150-52 Weber Street West, "The Cottage" Based on the key attributes ofthe District, the removal ofthe building results in removal of a rare building in the District as a Gothic Revival Cottage which is one of three in the District and a building that contributes to the range of architectural styles in the District. The building at 50-52 Weber Street West is, however, not associated with an important business or community leader. The building is not well maintained or finely detailed; unfortunately, the front fagade has been altered so much so that is considered irreversible, particularly due to the number of large openings created on the exterior, in particular as a result of its conversion into a duplex at the early part of the 201h century. Alterations were reviewed in sub -section 5.4.1 of this report concluding that the majority of the heritage integrity has been lost. Furthermore, the building does not contribute to an attractive, consistent streetscape or Hibner Park. In conclusion, the impact of the removal of the building has been determined to be moderate. March 13,2020 MHBC 193 Page 293 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 8.3.2 56 Weber Street West, "The Motz' House" Based on the key attributes of the District, the removal of the building results in the removal of the building's association with important business and community leaders in the community (John and William J. Motz and Henry J. Shoniker) and a recognizable architectural style (Queen Anne Style) that is well represented in the District. It has had several alterations, some of which are reversible, while others are not, and is not as "finely detailed", or "largely intact" as others in the District. Furthermore, the building is not unique, nor does it contribute to an attractive, consistent streetscape or Hibner Park. In conclusion, the impact has been determined to be minor. The intangible historical association of the building with historical figures also is not removed indefinitely by the removal of the building and can remain with a form of commemoration. While demolition of buildings located at 50-52 & 56 Weber Street West is considered a negative impact, given the policy framework of the City's land use plan, the CCNHCD Plan, and the modest heritage value of the buildings, demolition can be supported, provided thatthe new building complies with other applicable policies of the CCNHCD Plan. 8.4 Impact of Proposed Demolitions on Adjacent Buildings There are no identified adverse impacts as a result of the demolition of 50-52 and 56 Weber Street West to the building at 107 Young Street .There is approximately 12 metres between 56 Weber Street and 17.5 metres from 50-52 Weber Street West to the building at 107 Young Street. This distance is sufficient to not anticipate adverse impacts, particularly land disturbances. The building at 48 Weber Street is closer (approximately 4 metres). 12 Figure 120: Aerial showing distance between proposed demolitions and 107 Young Street and 48 Weber Street West (Google Earth Pro, 2019) March 13,2020 MHBC 194 Page 294 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 9.0 Consideration of Alternatives to Demolition 9.1 Alternative Development Approaches The following have been identified as a range of development alternatives that may be considered as part of the heritage planning process. These options have been assessed in terms of impacts to cultural heritage resources as well as balancing other planning policies within the planning framework. 9.1.1 Do Nothing This option would result in the retention of all buildings located on the subject in their current form. There would be no redevelopment on the subject lands and therefore, there would be no change or impact on adjacent cultural heritage resources in the CCNHCD. This option would have a neutral impact on the heritage resources on the subject lands since it would not result in positive or negative change. The buildings located at 50-52 & 56 Weber Street West buildings have been altered from their original forms, however, 3.07 Young Street retains the majority of its integrity. This option would not result in the rehabilitation or restoration ofthese buildings. This option would also not result in the any intensification of the site and the achievement of wider planning goals. 9.1.2 Retain and Conserve All Buildings This option results in the retention of the existing buildings located at 50-52 and 56 Weber Street West and a) the demolition of existing additions to the buildings which are not of cultural heritage value or interest and b) the restoration of identified heritage attributes. This option would essentially restore the buildings at 50-52 and 56 Weber Street West to their original form. There would be no change to 3.07 Young Street since little alteration has occurred to the building over time. This option would have beneficial impacts on the heritage resources located on-site and neutral impacts on adjacent properties. This option would require funding in orderto complete proper demolition of additions and restoration of the buildings. March 13,2020 MHBC 195 Page 295 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON This option would result in less density on the site since the 201h century additions to 50-52 and 56 Weber Street West would be removed; the resulting density would be approximately o.6o FSR. Given the location on Weber Street West, it is unlikely these buildings would return to their original use as single detached dwellings. There is potential for reuse of the buildings as an office conversion assuming sufficient parking could be provided. However, unless the City reduces the minimum permitted density of the lands to below i.o FSR, the land value plus the cost of restoring the buildings make this option unlikely to occur. 9.1.3 Intensify the Site while Retaining All Buildings This option results in the retention of the existing buildings located at 50-52 and 56 Weber Street West and 1.07 Young Street. This option would include a) the demolition of sections of the existing buildings which are not of significant cultural heritage value, and b) construction of new additions on the buildings to increase the density of the site consistent with the existing proposed land use framework and in a form that is complementary to the existing buildings. This option would have a beneficial impact ifthe heritage attributes of the buildings at 50-52 and 56 Weber Street West and 107 Young Street were restored, including rehabilitation to lost or damaged attributes through the alterations that have occurred over time. However, given the size of the property, the location of buildings, and the existing zoning, it is unlikely that this option is feasible. A conceptual site plan was designed where portions of the existing building footprints could be retained, while utilizing space to construct a new addition at 50-52 Weber Street West. With this concept, there is very little opportunity to construct sizeable new additions which are complementary to the existing heritage buildings while accommodating the required parking. 9.1.4 Develop the Site while Retaining 107 Young Street and Either 50-52 or 56 Weber Street West This option would result in the retention of one of the Weber Street buildings which would have beneficial heritage impacts. However, given the size of the site, there is little development opportunity remaining. It is unlikely this option would be economical to pursue. March 13,2020 MHBC 196 Page 296 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 9.1.5 Develop the Site and Relocating Either 50-52 or 56 Weber Street West This option would result in the relocation of either 50-52 or 56 Weber Street West to another location within or outside of the HCD. This option would have the beneficial impact of conserving the building(s), albeit in a new context. The applicant has investigated this alternative. The intent was to donate the building(s) for re -use as affordable housing at another location within the City. Ultimately a suitable site could not be found. In addition to finding appropriate land upon which one or both of the buildings could be relocated, the obstacles of the LRT and railway line also posed a challenge. Unless an appropriate and feasible relocation site is found, relocation is not an option. March 13,2020 MHBC 197 Page 297 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 10.0 Mitigation and Conservation Measures Commemoration Plan: The removal of the buildings at 50-52 & 56 Weber Street West cannot be mitigated. The story of John and William J. Motz and Henry J. Shoniker, as intangible heritage attribute of the HCD, of 56 Weber Street West, can be mitigated in a form of commemorative, public interpretation. Demolition Plan: It is recommended that selective deconstruction be used as a means of demolition in order to remove easy, high -valuable material, such as original windows and doors, original hardware and Italianate brackets to be donated to the City as a collective inventory for re -use in other buildings in the District. If there are other materials, such as wood flooring, bannisters, these are recommended to be salvaged where feasible for re -use in the community. If demolition is approved for 50-52 Weber Street West and/ or 56 Weber Street West, it is recommended that this report be deemed by the City as archival documentation to support the demolitions pursuant to 3.2.C.1.33-34 of the City of Kitchener's Official Plan. It is also recommended that this report, including all supplementary reports to this HIA, should be made available to the Kitchener Public Library for reference. The potential impact of land disturbances to 48 Weber Street West can be mitigated bythe method used for demolition. If, selective deconstruction is used to remove both 50-52 and 56 Weber Street, there will be no anticipated impacts to 48 Weber Street West. Construction fencing should be installed as a precautionary measure along the property line between 48 and 50-52 Weber Street West to ensure no material orequipmentasa resultofthe demolition damagesthewestelevation of 48 Weber Street West. March 13,2020 MHBC 198 Page 298 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 11.0 Conclusions and Recommendations MHBC Planning, Urban Design and Landscape Architecture ("MHBC") was retained by Facet Design Studio to undertake a Heritage Impact Assessment (HIA) for three (3) properties located at 50-52 Weber Street West, 56 Weber Street West and 3.07 Young Street, City of Kitchener. The subject lands are located north of the downtown core within the Civic Centre Neighbourhood Heritage Conservation District (CCNHCD). As such, the subject lands are designated under Part V of the Ontario Heritage Act. The buildings at 50-52 & 56 Weber Street West are proposed to be demolished and the building located at 107 Young Street is proposed to be retained and integrated into the development. The building at 3.07 Young Street will be temporarily relocated during the construction of the new building which will be part of a Phase II HIA. This report concludes the cultural heritage value of each property as follows: • 50-52 Weber Street, "The Cottage" has representative design value as a representative Ontario Gothic Revival Cottage and contextual value for its location in CCNHCD; • 56 Weber Street, "The Motz House" has representative design value as a Queen Anne building, historical associations with John and William J. Motz and Henry J. Shoniker and contextual value in CCNHCD; • 3.07 Young Street, "The Craftsman House" has representative value as Arts and Craft/ Craftsman house, its historical association with architect C. Knetchel and contextual value in CCNHCD. While the HCD generally discourages demolition, the subject lands are within the Weber Street Policy Area of the CCNHCD. The Plan does consider that change will occur within the Weber Street corridor. Weber Street is a principle street within the CCNHCD Study (2007) however, the CCNHCD Plan (2007) does acknowledge anticipated development and also that the size and scale of heritage buildings on Weber Street "is generally larger than the rest of the district". While the loss of cultural heritage resources is discouraged, the HCD Plan recognizesthat redevelopment may occur in compliance with the Official Plan. The proposed development is consistent with policies for increasing density along the Weber corridor in the City of Kitchener Official Plan and the Zoning By-law. March 13,2020 MHBC 199 Page 299 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Impacts The designation associated with these buildings is within Civic Centre Neighbourhood Heritage Conservation District; the heritage attributes of the district is identified in Section 2.4 of the CCNHCD Plan (2007). It is important to note that the evaluation is based on the impacts that the removal of the buildings have on the HCD attributes. This report concludes that heritage impacts, due to the proposed development, are as follows: • Moderate impact of demolition of So -52 Weber Street West as it is a unique building in the district representing Gothic Revival architecture and contributes to the range of architectural styles in the district. It is, however, not associated with an important business or community leader, well maintained or finely detailed, nor does it contribute to an attractive, consistent streetscape or Hibner Park. • Minor impact of demolition for 56 Weber Street West as it is associated with business community leaders during a key era of development in Kitchener and represents Berlin Vernacular (Queen Anne) architecture; 3.0.5 %of buildings in the District are ofthis style (4o buildings). It is, however, not well maintained or largely intact, unique, or contributes to an attractive or consistent streetscape or Hibner Park. • Potential impact of land disturbances to 48 Weber Street West, which is a contributing, well maintained, largely intact building of the HCD, during the demolition of 50-52 Weber Street as there is an approximate distance of four (4) metres between the buildings. Mitigation Measures and Conservation Recommendations Commemoration Plan • Loss of intangible heritage attribute of association with John and William J. Motz and Henry J. Shoniker can be mitigated through commemorative interpretation; March 13,2020 MHBC I ioo Page 300 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Demolition Plan • The method of demolition (i.e. selective deconstruction) should be identified in the plan for the demolition of 50-52 & 56 Weber Street West to protect adjacent 48 Weber Street and 107 Young Street; • Easy, high -valuable materials should be identified in the Plan priorto demolition to be salvaged where feasible; • The location of the installation of construction fencing should be identified as a precautionary measures to ensure no damage comes to the west elevation of 48 Weber Street West or 3.07 Young Street. Further Recommendations If the proposed demolitions are approved, the design of the building will be completed and a detailed review of the building and compliance with the policies and guidelines of the Heritage Conservation District Plan will be completed as part of a Phase II HIA. If, the proposed demolitions are approved, the following actions are recommended to be implemented: i. A Phase II HIA be completed once the final building design is complete; 2. A Conservation Plan for 3.07 Young Street be completed that includes conservation actions to be implemented prior, during and post construction, this includes plans for temporary relocation of the building to facilitate the underground garage; 3. Depending on the final location and design of the new building, a Cultural Heritage Protection Plan (CHPP) be completed for adjacent building at 48 Weber Street and/ or iog Young Street as required. Potential impact of alteration to 107 Young Street can be mitigated by following recommendations made by Tacoma Engineers (CAHP) and Laurie McCulloch Building Moving (Appendix D & E). March 13,2020 MHBC I ioi Page 301 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 12.0 Sources Berlin Today: Official Souvenir of the Best Town in Canada, 1906. Bloomfield, Elizabeth and Linda Foster. Waterloo County Councillors: A Collective Biography. Caribout Imprints, 3.995. Bloomfield and Foster. Waterloo County Councillors: A Collective Biography. Caribou Imprints, 3.995. Blumenson, John. Ontario Architecture: A Guide to Styles and Building Terms 1874 to the Present. Fitzhenry and Whiteside,19go. City of Kitchener. Civic Centre Neighbourhood Heritage Conservation District Study, 2oo6. 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, 3.973.. English, John and Kenneth McLaughlin. Kitchener. An Illustrated History. Robin Brass Studio, 3.996. Government of Canada. Parks Canada. Standards and Guidelines for the Conservation of Historic Places in Canada. 2010. Hayes, Geoffrey. Waterloo County. An Illustrated History. Waterloo Historical Society, 3.997. Heritage Resources Centre. Ontario Architectural Style Guide. University of Waterloo, Zoog. Mills, Rych. Kitchener (Berlin)188o-1g6o. Arcadia Publishing, 2002. Ministry of Tourism, Culture and Sport. InfoSheet#5 Heritage Impact Assessments and Conservation Plans, 2oo6 https://www.therecord.com/living-story/6394257-flash-from-the-past-troubled-berlin-saw-victoria- park-pavilion-burn-in-3.93.6/ Moyer, Bill. Kitchener. Yesterday Revisited, An Illustrated History. Windsor Publications (Canada) Ltd., 3.979 n/a. Busy Berlin, Jubilee Souvenir. 3.897. March 3.3,2020 MHBC 1 102 Page 302 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Ontario Ministry of Culture. Ontario Heritage Tool Kit: Heritage Resources in the Land Use Planning Process, InfoSheet #2, Cultural Heritage Landscapes. Queens Printer for Ontario, 2oo6. Uttley, W.V. (Ben), A History of Kitchener, Ontario. The Chronicle Press: Kitchener, 3.937. W. V. Uttley and Gerald Noonan. A History of Kitchener., Wilfrid Laurier University Press, 3.975. March 13,2020 MHBC 1 3.03 Page 303 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 1.07 Young Street, City of Kitchener, ON Appendix A- Maps of the Subject Land March 1.3,2020 MHBC 1104 Page 304 of 524 �''$3, � N � 1-4 s c` �, + •r! ay�a�d q • NQ: 4 CI�/IC CENTRE NEIGHBOURHOOD HCD ==�.+ �;: � , SSS I/.:. -s. �=• — �' r :i i S G <. < n. r rrT x "Or�♦;' PLANNING 1r, DESIGN & LANDSCAPE M H B C4 ARCH! TFCTURE V I k 107 Young St 56 Weber St W 50-52 Weber St W All ' 00 #E!44 . F Figure: Legend Date: May 15, 2019 Location Map r=E==L Subject Lands N gm�mi Scale: 1:1,000 File: 17191A Drawn: GC Document Path: K:N7191A- Weber St\RMAerial Location—d 107 Young Street 50-52, 56 Weber Street W Source: City of Kitchener -Region of Waterloo Open Data Region of Waterloo -Region of Waterloo 2018 Imagery • i �+�, 1 d ,• r • � / . 107 Young St P. =�. 56 Weber St W % - 50-52 Weber St W fi I Ai� x Figure: Legend Date: May 15, 2019 Heritage Buildings r -'-"'Subject Lands N 9 9 �.—.� Scale: 1:1,000 Group "B" Heritage Building Group "C" Heritage Building File: 17191A Drawn: GC Document Path: K:\17191A- Weber St\RPT\Heritage_Groups.mxd 107 Young Street 50-52, 56 Weber Street W Source: City of Kitchener -Region of Waterloo Open Data Region of Waterloo -Region of Waterloo 2018 Imagery Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Appendix B- Preliminary Site Plan March 1.3,2020 MHBC 1 105 Page 308 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Appendix C -Chain of Title i. 50-52 Weber Street West ii. 56 Weber Street West iii. 107 Young Street March 1.3,2020 MHBC I io6 Page 310 of 524 --J W Q) W CD Lr) N LO O co N 0) m 0- O � z � o co co o o 0 o O o o CD 0 0 a,� v� o `n C) o o_00000_o O 0 a� � r a� rn i+ O N �r, CV N t/> o a,� t/> �ri 00 0 O O V v v v Q rn Q rn Q rn Q o Ln N Ln N o -7 0 0 0 0 4- a� V) V) C D 5 i O O O r6 O06 � ra �•N i �' M N N V) v v O v v Q r6 Q l� l� N O NO � C O z 41V N N ro Q N_ N L D- l7 w w -C O O Q Q -C N p Cr J r6 V QJ = N L7 0 Q U1 (D) Ln 0'1n• n` N C: O •> .> •> M Ln ra M cn mra � cn X • - � • 5 m C N L1J JO o O N J O C r6 m C r6 X X i 1 0.S = E X X =34-1 r6 r6 r6 QJ v CC 4N' N r6 r6 a Q.1 O O O N N C 4 O - v N �j -C -CO u v -1 2 C _ O r6 r6 Q Q Q U V O ra 2t 0 0 0 0 00 C C N 0 0 - Q Q 0 > _ > W > cr V O - O CO N N N CO CO O CV Ln CO CO m m m ON N N N N QCO CO CO CO CO CO CO CO ON 01 ON Q) �. rp H 0 0 C In Cn Cn In — Cn Cn Cn Cn Cn i i4- O C16 Q V Co Co m m m m Co Co Co L7 L7 z C) o — N r\ o CO � CO — CO o � al N O r,- \� r,- � CO dl �'o � O1 O C\ r\r\ N CO r\ r\ r\ r\ �n �n Ln - O I'D I'D �O CO CO M N N M M It It Ln N LO O co N 0) m 0- N LO 4- 0 N ('7 N O1 C) 0 0 0 Ln 0 0 0 0 0 Ln 0 0 0 0 0 o O O o 0 0 0 0 0 0 0 0 o O O O o 0 0 CO O O CD N CO Ln M N 00 O O N N U W 12, Q1 vi N Q 1 v Q ra c u O m v NQJ W Ln O N ro r6 p roO vLL_ � V m ra O� v ra O >C r Lj V) J Q QJ QJ QJ Q� N V �O + C C O ry r6 (D QJ LLI N -CW c W N N � Q Q QJ 0 J O =3O LL_i •> v i ru p J > > r6 — + J f6 >1 M co+ C�C _0 i �_ X V) 0 O N QJ m i c p Q Q O W O LnO N N An L ra V CO v p p1 v 2 Ln V) V)m lO m= W l6 i> N Y (p LLJ O m z V „_ N_ z) i C LL_i i C v i r6 N N Q (1) C: N c m = J V C L U JO LT G V:= Q 'n 2 Q W V Q W —O �n CO Ol ON N I� CO Ol n CO Ol rn N N N N rn It I Ln Ln Ln Ln Ln I -I ON ON ON ON ON C)" ON ON O1 ON ON Ol ON O N ID r6 t/) N a + + + a--' a--' a--' + + +--' a--' r� r6 r6 rru m r6 r6 r6 m ro V L7 l'7 D l'7 l'7 � L7 l7 L7 l'7 l'7 l7 l7 � d> N 00 ON � I'D � Ln o Un �.D rn Ln co rn Ln 01% N It Ln Ln It o ON m rN Un It I Vl G� O1 N rn It It � Vl N Ln rn p>� Lr)�O �O �O Ol ON N LO 4- 0 N ('7 N O1 N LO O co co N 0) m 0- O O Z C: O co co O O O O o 0 p o 0 v rn QJ O O O O O O Op CD C) Op CD Op 0 O 'a CO M N 00 M 4-O + Lr) CV N t/? 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Project No. TE -32157-18 July 3, 2018 1. Introduction Structural Condition Assessment 50-52 Weber St W, 56 Weber St W, 107 Young St Kitchener, Ontario Tacoma Engineers has been retained by 2482948 Ontario Inc. of Waterloo, Ontario to carry out a structural condition assessment of three properties located at 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, in Kitchener, Ontario. Following initial discussions, Tacoma Engineers was retained by 2482948 Ontario Inc on May 28t'', 2018. The undersigned attended the site on June 7t'', 2018, accompanied by John Gibson as a representative of 2482948 Ontario Inc and Vanessa Hicks as a representative of MHBC. This report includes a summary of the following items for the building: major structural systems; existing structural conditions and areas of potential concern; conceptual repair options for any areas that may require remedial work; and 2. Background 2482948 Ontario Inc. owns the buildings in question, and Tacoma Engineers is being retained as a Consultant directly by the Owner. This assessment is being undertaken by the Owner and is intended to form part of a Heritage Impact Assessment Report, required as a part of a redevelopment proposal for the site. This report is not being prepared as a response to an Order, recommendations, or request by any regulatory body. This report is based on a visual inspection only and does not include any destructive testing. Where no concerns were noted the structure is assumed to be performing adequately. The structure is assumed to have been constructed in accordance with best building practices common at the time of construction. No further structural analysis or building code analysis has been carried out as part of this report unless specifically noted. No previous work has been completed by Tacoma Engineers on this building for this or any other owner. A visit to site was carried out by Nick Lawler of Tacoma Engineers on June 7t' of 2018 in order to aid in the preparation of this report. No sub -consultants of Tacoma Engineers have been retained to participate in this assessment. 3. Building History The property at 50-52 Weber Street West was likely constructed between 1853 and 1879, according to research undertaken by MHBC. The building is a one and a half storey masonry building, complete with wood -framed floors and roof. It is best characterized as an architectural style of Ontario Cottage, and measures approximately 2200 ftZ in gross building area. The building has been sub -divided into three separate units. The property at 56 Weber Street West was likely constructed between 1879 and 1892, based on fire insurance map research undertaken by MHBC. The building is a two and a half storey masonry building, complete with wood -framed floors and roof. It is best characterized as Queen Anne architectural style, and measures approximately 2600 ftZ in gross building area. The building has been sub -divided into multiple separate units. The property is associated with John Motz, a prominent citizen of Berlin (now Kitchener). Page 320 of 524 Tacoma Engineers Inc. Structural Condition Assessment Project No. TE -32157-18 50-52 Weber St W, 56 Weber St W, 107 Young St July 3, 2018 Kitchener, Ontario The property at 107 Young Street was likely constructed between 1904 and 1925, according to research undertaken by MHBC. The building is a one and a half storey masonry building, complete with wood - framed floors and roof. It measures approximately 1600 ft' in gross building area. The building has a single occupancy; however, it appears to be currently used by many tenants. All three buildings are located in the Civic Centre Neighbourhood, a heritage conservation district recognized under Part IV of the Ontario Heritage Act. 4. Scope and Methods The following documents were provided to the undersigned prior to the preparation of this report: • Heritage Impact Assessment Report, MHBC, April 2018 The exterior assessment of the buildings was based on a visual assessment from grade. Note that most the spaces in the building have applied finishes that preclude a direct visual assessment of the structural systems. Limited areas are unfinished, and a review of the primary structures was possible in these areas. A site visit was carried out by Nick Lawler, P.Eng., on June 7t'', 2018, accompanied by John Gibson as a representative of 2482948 Ontario Inc and Vanessa Hicks as a representative of MHBC. A visual review of all accessible spaces was completed on this date, and photographs were taken of all noted deficiencies. 5. Definitions The following is a summary of definitions of terms used in this report describing the condition of the structure as well as recommended remedial actions. Detailed material condition definitions are included in Appendix A of this report. Condition States': 1. Excellent — Element(s) in "new" condition. No visible deterioration type defects present and remedial action is not required. 2. Good — Element(s) where the first signs of minor defects are visible. These types of defects would not normally trigger remedial action since the overall performance is not affected. 3. Fair — Element(s) where medium defects are visible. These types of defects may trigger a "preventative maintenance" type of remedial action where it is economical to do so. 4. Poor — Element(s) where sever or very sever defects are visible. These types of defects would normally trigger rehabilitation or replacement if the extent and location affect the overall performance of that element. 5. • Immediate remedial action': these are items that present an immediate structural and/or safety hazards (falling objects, tripping hazards, full or partial collapse, etc.). The remedial recommendations will need to be implemented immediately and may include restricting access, temporary shoring/supports or removing the hazard. ' Adapted from "Structural Condition Assessment", 2005, American Society of Civil Engineers/Structural Engineering Institute 2 Page 321 of 524 Tacoma Engineers Inc. Project No. TE -32157-18 July 3, 2018 Structural Condition Assessment 50-52 Weber St W, 56 Weber St W, 107 Young St Kitchener, Ontario Priority remedial action': these are items that do no present an immediate hazard but still require action in an expedited manner. The postponement of these items will likely result in the further degradation of the structural systems and finishes. This may include interim repairs, further investigations, etc. and are broken down into timelines as follows: 1. Short-term: it is recommended that items listed as short-term remedial action are acted on within the next 6 months (before the onset of the next winter season). 2. Medium-term: it is recommended that items listed as medium-term remedial action are acted on within the next 24 months. 3. Long-term: it is recommended that items listed as long-term remedial action are acted on within the next 5-10 years. Many of these items include recommendations of further review/investigation. • Routine maintenance': these are items that can be performed as part of a regularly scheduled maintenance program. In addition to the definitions listed above, it should be noted that the building in question is of interest from the perspective of heritage. The Standards and Guidelines for the Conservation of Historic Places in Canada provide direction when a structural system is identified as a character -defining element of an historic place. They also provide direction on maintaining, repairing, and replacing structural components or systems'. Refer to the General Guidelines for Preservation, Rehabilitation, and Restoration to further inform the development of more detailed remedial actions. 6. General Structural Conditions All three buildings, while constructed at various times, were found to be constructed in the same manner. The buildings all contain load bearing masonry walls and foundations with conventional wood -framed floors. Exterior walls are constructed with mass masonry and brick, several interior bearing walls are constructed with masonry, and the roof and floors are constructed with wood framing. Generally, the buildings were found to be in good condition, with limited structural deficiencies. Where deficiencies were found, they were localized, and can likely be resolved with routine maintenance and / or minor restoration efforts. The areas of concern have been outlined below, broken down into each subject building. ' "Standards and Guidelines for the Conservation of Historic Places in Canada", 2nd Edition, 2010, www.historicplaces.ca Page 322 of 524 Tacoma Engineers Inc. Project No. TE -32157-18 July 3, 2018 7. 50-52 Weber Street West Structural Condition Assessment 50-52 Weber St W, 56 Weber St W, 107 Young St Kitchener, Ontario Photograph 1: 50-52 Weber Street West 7.1. Basement The basement houses several service spaces, including mechanical rooms and storage spaces. The main floor framing is visible and was found to be in generally good condition. Interior and exterior load-bearing walls were found to be rubble stone construction, are generally in poor condition, with some limited areas of efflorescence and surface deterioration on exterior foundation walls. Photograph 2: Condition of rubble stone foundation The wood framing was found to be saw cut joists, with a hand hewn main beam, located centrally. It appeared that the joists may have been notched and continuous over the main beam, however this could not be directly verified. 4 Page 323 of 524 Tacoma Engineers Inc. Structural Condition Assessment Project No. TE -32157-18 50-52 Weber St W, 56 Weber St W, 107 Young St July 3, 2018 Kitchener, Ontario Around the perimeter of the basement, a small 8"x12" bench footing was observed. The purposes of this bench could not be determined; however, these are typically used to facilitate lowering the floor elevation. It may also be used to provide a dry shelf for storage, as the basement was found to be very wet. Some areas of the bench were found to be very poor, with exposed dirt and soils observed. These conditions do not present a structural concern for the basement walls. Photograph 3: Bench footing / exposed soils 7.2. Upper Levels The upper levels were complete with finishes in place. Direct observation of the structure could not be made, however it is typical to use "tell tale" observations to determine if the structure is distressed. No significant damage was observed on the interior of 50-52 Weber Street West. The most considerable damage was related to cracked plaster ceilings around the dormers and gothic window. This is likely due to movement of the roof framing over time. As buildings age, connections and lumber materials can deflect over time causing the damage to occur to plaster finishes, which are highly susceptible to movement. None of the cracks were cause of structural concern and could be repaired by an experienced plaster trades person with experience with historic materials. Page 324 of 524 Tacoma Engineers Inc. Project No. TE -32157-18 July 3, 2018 7.3. Exterior Structural Condition Assessment 50-52 Weber St W, 56 Weber St W, 107 Young St Kitchener, Ontario Photograph 4: Cracked plaster at dormer/ gothic window The exterior was observed to be painted clay brick found to be in good condition. Two wood framed additions were observed, with the front addition covered in stucco, while the rear addition was clad in metal siding. The lower 24" of the brick adjacent to the driveway was found to be damaged, likely from saturation and damage from road salts. This type of damage is typical in brick exposed to these conditions. To provide long term durability to the brick, it should be repaired by a mason experienced with heritage masonry. Hard surfaces such as driveways should be sloped away from the building, and if possible, a landscaped swale introduced. Painting exterior brick is typically discouraged, as paint can trap moisture within he bricks, accelerating damage from freeze -thaw cycles. Maintenance of buildings which already have painted brick is critical to the long-term durability of the material. Flaking cracked, or missing paint is a pathway for moisture to enter the brick wall and should be repaired as soon as it is discovered. Photograph 5: Damaged bricks at grade Page 325 of 524 Tacoma Engineers Inc. Project No. TE -32157-18 July 3, 2018 8. 56 Weber Street West Structural Condition Assessment 50-52 Weber St W, 56 Weber St W, 107 Young St Kitchener, Ontario Photograph 6: 66 Weber Street West 8.1. Basement The basement houses several service spaces, including mechanical rooms and storage spaces. The main floor framing is visible and was found to be in generally good condition. Interior and exterior load-bearing walls were found to be rubble stone construction, are generally in poor condition, with some limited areas of efflorescence and surface deterioration on exterior foundation walls. The basement space was broken up into several storage areas, likely constructed as storage for the various units and occupancies that have been introduced to the building over the years. Unique to the framing was the use of several wood beam bearing lines to support the floor framing above. Typically, in a home of this age, heavy timber and / or stone bearing walls will be used in the basement. In this instance, 6x6 timber beams were used as beams. This method of construction speaks to the scale and therefore wealth of the original construction. Page 326 of 524 Tacoma Engineers Inc. Project No. TE -32157-18 July 3, 2018 Structural Condition Assessment 50-52 Weber St W, 56 Weber St W, 107 Young St Kitchener, Ontario Photograph 7: Load bearing beams in basement The basement floor was constructed with clay brick masonry, placed tight together on what appears to be a sand bed. The bricks were found to be in good condition, with few missing or cracked units. Photograph 8: Brick basement floor 8.2. Interiors The upper levels were complete with finishes in place. Direct observation of the structure could not be made, however it is typical to use "tell tale" observations to determine if the structure is distressed. No significant damage was observed on the interior of 56 Weber Street West. The most considerable damage was related to cracked plaster ceilings in the finished attic areas. This is likely due to movement of the roof framing over time. As buildings age, connections and lumber materials can deflect over time causing the damage to occur to plaster finishes, which are highly susceptible to movement. None of the cracks were cause of structural concern and could be repaired by an experienced plaster trades person with experience with historic materials. Page 327 of 524 Tacoma Engineers Inc. Project No. TE -32157-18 July 3, 2018 8.3. Exterior Structural Condition Assessment 50-52 Weber St W, 56 Weber St W, 107 Young St Kitchener, Ontario Photograph 9: Cracked plaster ceiling The exterior was observed to be painted clay brick found to be in good condition. Several additions and alterations have been made to the building over the years. It has been broken into serval rental units, with separate entries. A one -storey masonry addition was found to the south. It is believed this was used as a medical office when the building was owned by a local doctor. At the rear of the building, a two-storey wood framed exterior deck was observed. The deck was found to be in poor condition, with several noted deficiencies mostly related to deferred maintenance and exposure to the elements. The exterior masonry walls and stairs leading to the units off Weber Street were found to be in poor condition. Long term exposure to de-icing salts and weather have damaged the concrete and masonry materials. This does not pose an immediate structural concern but should be repaired within the next two to three years as a part of ongoing maintenance activities. Photograph 10: Damaged entry stairs Page 328 of 524 Tacoma Engineers Inc. Structural Condition Assessment Project No. TE -32157-18 50-52 Weber St W, 56 Weber St W, 107 Young St July 3, 2018 Kitchener, Ontario The south chimney was observed to be heavily damaged, and in very poor condition. The masonry appears to have been repaired several times over the years, however it is again in need of proper maintenance. Open joists can be observed from grade, along with missing and damaged units. Form grade it appears a Portland cement based parge was used previously. Using modern cement based parge on historic masonry can accelerate damage and is generally discouraged. A mason experienced with heritage materials should be retained within the next six to twelve months to repair the chimney. Photograph 11: Damaged chimney The eaves and soffits have been clad in either metal or vinyl siding. In select location this siding is pulling away from the building, exposed the original base materials in some instances. On the north elevation, a portion of the soffit and fascia is damaged, exposing the original dentil brick details. One of the west dormers is missing some siding trim, exposing the wood framing and trim behind it. None of the base materials appear to be damaged, however long term exposure to the elements will cause damage in the long term. The damage cladding should be addressed within the next twelve months, to ensure damage to the structure does not accelerate. Photograph 12: Damaged Siding (north elevation) 10 Page 329 of 524 Tacoma Engineers Inc. Project No. TE -32157-18 July 3, 2018 Structural Condition Assessment 50-52 Weber St W, 56 Weber St W, 107 Young St Kitchener, Ontario Photograph 13: Damaged Dormer (west elevation) 9. 107 Young Street Photograph 14: 107 Young Street 9.1. Basement The basement is mostly finished, with several rooms. A mechanical room is in the basement, where the main floor framing is visible and was found to be in generally good condition. Interior and exterior load- bearing walls were found to be rubble stone construction, are generally in good condition, with some limited areas of efflorescence and surface deterioration on exterior foundation walls. 11 Page 330 of 524 Tacoma Engineers Inc. Structural Condition Assessment Project No. TE -32157-18 50-52 Weber St W, 56 Weber St W, 107 Young St July 3, 2018 Kitchener, Ontario 9.2. Interiors The upper levels were complete with finishes in place. Direct observation of the structure could not be made, however it is typical to use "tell tale" observations to determine if the structure is distressed. No significant damage was observed on the interior of 107 Young Street. The most considerable damage was related to cracked plaster ceilings in the finished attic areas. This is likely due to movement of the roof framing over time. As buildings age, connections and lumber materials can deflect over time causing the damage to occur to plaster finishes, which are highly susceptible to movement. None of the cracks were cause of structural concern and could be repaired by an experienced plaster trades person with experience with historic materials. Photograph 15: Exposed plaster lathe in mechanical room 12 Page 331 of 524 Tacoma Engineers Inc. Structural Condition Assessment Project No. TE -32157-18 50-52 Weber St W, 56 Weber St W, 107 Young St July 3, 2018 Kitchener, Ontario 9.3. Exterior The exterior was observed to be red clay brick found to be in good condition. Additions and alternations to the building exterior appear to be limited, as the original form of the building is still mostly intact, outside of changes to the rear porch. The exterior masonry walls on the west elevation were found to be in poor condition, with signs of brick damage and distress. Efflorescence on the brick indicates that the brick is saturated, and damage indicates that the brick is undergoing freeze -thaw cycles in a saturated state. This damage is likely due to several conditions. The presence of large trees adjacent to this area prevent drying of the brick from sunlight. There are also several poor details around the bay window which do not adequately direct rain away from the brick. At this point the brick damage does not pose a structural concern, however the bricks should be repaired, and drainage details improved within the next twelve to twenty-four months. Photograph 16: Damaged brick 10. Conclusions Generally, the three buildings located at 50-52 Weber Street West, 56 Weber Street West and 107 Young Street in Kitchener, were found to be in good condition, and structurally sound. There were a few noted deficiencies which were isolated, and mostly related to deferred maintenance, or exposure to the elements. Damaged caused by deferred maintenance will accelerate over time, as such, an effort should be made to address any noted issues within a short time frame. If damage is not addressed, it can accelerate and cause more expensive repairs in the future or concerns to the structure. Please contact the undersigned with any further questions or comments. Per: Nick Lawler, MASc, PE, P.Eng., CAHP Structural Engineer, Senior Associate Tacoma Engineers Inc. 13 '4 TE -32157-18 UL -3-1,® FO Page 332 of 524 Tacoma Engineers Inc. Project No. TE -32157-18 July 3, 2018 Structural Condition Assessment 50-52 Weber St W, 56 Weber St W, 107 Young St Kitchener, Ontario Appendix A: Material Condition Definitions Condition States': 1. Excellent — Element(s) in "new" condition. No visible deterioration type defects present and remedial action is not required. 2. Good — Element(s) where the first signs of minor defects are visible. These types of defects would not normally trigger remedial action since the overall performance is not affected. 3. Fair — Element(s) where medium defects are visible. These types of defects may trigger a "preventative maintenance" type of remedial action where it is economical to do so. 4. Poor — Element(s) where severe or very severe defects are visible. These types of defects would normally trigger rehabilitation or replacement if the extent and location affect the overall performance of that element. Steel Corrosion': 1. Light — Loose rust formation and pitting in the paint surface. No noticeable section loss. 2. Medium — Loose rust formation with scales or flakes forming. Up to 10% section loss. 3. Severe — Stratified rust with pitting of metal surface. Between 10% and 20% section loss. 4. Very Severe — Extensive rusting with local perforation or rusting through, in excess of 20% section loss. Timber Checks, Splits and Shakes': 1. Light — Extend less than 5% into the member. 2. Medium —Extend between 5% and 10% into the member. 3. Severe —Extend between 10% and 20% into the member. 4. Very Severe — Extend more than 20% into the member. Timber Cracking, Splintering and Crushing': 1. Light — Damage is superficial with less than 5% section loss. 2. Medium— Considerable damage with 5% to 10% Section loss. 3. Severe —Significant damage with 10% to 20% Section loss. 4. Very Severe — Extensive damage with section loss in excess of 20%. Timber Rot/Decay': 1. Light — Slight change in colour. The wood sounds solid and cannot be penetrated by a sharp object. Damage is superficial with less than 5% section loss. 2. Medium — Surface is discoloured with black and brown streaks. The wood sounds solid and offers moderate resistance to penetration by sharp object. Considerable damage with 5% to 10% Section loss. 3. Severe — Surface is fibrous, checked or crumbly and fungal fruiting bodies are growing on it. The wood sounds hollow when tapped and offers little resistance to penetration by sharp object. Significant damage with 10% to 20% Section loss. 4. Very Severe — The surface can be crumbled and disintegrated with ease. Extensive damage with section loss in excess of 20%. ' Adapted from "Ontario Structure Inspection Manual (OSIM), 2000 (Rev. 2008)" by the Ministry of Transportation Ontario (MTO) 14 Page 333 of 524 Tacoma Engineers Inc. Project No. TE -32157-18 July 3, 2018 Masonry Cracking': 1. Hairline Cracks - Less than 0.1 mm wide. 2. Narrow Cracks - Between 0.1 and 0.3 mm wide. 3. Medium Cracks - Between 0.3 and 1.0 mm wide. 4. Wide Cracks - Greater than 1.0 mm wide. Structural Condition Assessment 50-52 Weber St W, 56 Weber St W, 107 Young St Kitchener, Ontario Masonry Splitting, Spalling and Disintegration': 1. Light - Hairline cracking and minor loss of stone surface with loss of section up to 50 mm. 2. Medium- Considerable damage with 5% to 10% Section loss. 3. Severe -Significant damage with 10% to 20% Section loss. 4. Very Severe - Extensive damage with section loss in excess of 20%. Concrete Scaling': 1. Light - Loss of surface mortar to a depth of up to 5 mm without exposure of coarse aggregate. 2. Medium - Loss of surface mortar to a depth of 6 to 10 mm with exposure of some coarse aggregates. 3. Severe - Loss of surface mortar to a depth of 11 mm to 20 mm with aggregate particles standing out from the concrete and a few completely lost. 4. Very severe - Loss of surface mortar and aggregate particles to a depth greater than 20 mm. Concrete Spalling': 1. Light - Spalled area measuring less than 150 mm in any direction or less than 25 mm in depth. 2. Medium - Spalled area measuring between 150 mm to 300 mm in any direction or between 25 mm and 50 mm in depth. 3. Severe - Spalled area measuring between 300 mm to 600 mm in any direction or between 50 mm and 100 mm in depth. 4. Very Severe - Spalled area measuring more than 600 mm in any direction or greater than 100 mm in depth. Concrete Delamination': 1. Light - Delaminated area measuring less than 150 mm in any direction. 2. Medium - Delaminated area measuring 150 mm to 300 mm in any direction. 3. Severe - Delaminated area measuring 300 mm to 600 mm in any direction. 4. Very Severe - Delaminated area measuring more than 600 mm in any direction. Concrete Cracking': 1. Hairline Cracks - Less than 0.1 mm wide. 2. Narrow Cracks - Between 0.1 and 0.3 mm wide. 3. Medium Cracks - Between 0.3 and 1.0 mm wide. 4. Wide Cracks - Greater than 1.0 mm wide. Corrosion of Reinforcement': 1. Light - Light rust stain on the concrete surface 2. Medium - Exposed reinforcement with uniform light rust. Loss of reinforcing steel section less than 10% 3. Severe - Exposed reinforcement with heavy rusting and localized pitting. Loss of reinforcing steel section between 10% and 20% ' Adapted from "Ontario Structure Inspection Manual (OSIM), 2000 (Rev. 2008)" by the Ministry of Transportation Ontario (MTO) 15 Page 334 of 524 Tacoma Engineers Inc. Project No. TE -32157-18 July 3, 2018 Structural Condition Assessment 50-52 Weber St W, 56 Weber St W, 107 Young St Kitchener, Ontario 4. Very severe - Exposed reinforcement with very heavy rusting and pitting. Loss of reinforcing steel section over 20%. Immediate remedial action': these are items that present an immediate structural and/or safety hazards (falling objects, tripping hazards, full or partial collapse, etc.). The remedial recommendations will need to be implemented immediately and may include restricting access, temporary shoring/supports or removing the hazard. Priority remedial action': these are items that do no present an immediate hazard but still require action in an expedited manner. The postponement of these items will likely result in the further degradation of the structural systems and finishes. This may include interim repairs, further investigations, etc. and are broken down into timelines as follows: 1. Short-term: it is recommended that items listed as short-term remedial action are acted on within the next 6 months (before the onset of the next winter season). 2. Medium-term: it is recommended that items listed as medium-term remedial action are acted on within the next 24 months. 3. Long-term: it is recommended that items listed as long-term remedial action are acted on within the next 5-10 years. Many of these items include recommendations of further review/investigation. Routine maintenance': these are items that can be performed as part of a regularly scheduled maintenance program. ' Adapted from "Structural Condition Assessment", 2005, American Society of Civil Engineers/Structural Engineering Institute 16 Page 335 of 524 TACMA STRUCTURAL REPORT Feasibility Assessment ENGI�lEERS Date: February 20, 2020 No. of Pages: 2 + Encl. Project: Temporary House Relocation - Feasibility Project No.: TE -33784-19 Address: 107 Young Street, Kitchener Permit No.: N/A Client: 2482948 Ontario Inc. Distribution: John Gibson 2482948 Ontario Inc john(i�tricityrentals.com Steve Burrows Facet Design stevofacetds.ca Background Tacoma Engineers has been retained by 2482948 Ontario Inc. to provide a structural engineering assessment on the feasibility to temporarily move the home located at 107 Young Street, Kitchener. A redevelopment plan has been proposed to see the current property consolidated into a mid -rise residential development. It has been proposed to relocate the home during construction, to facilitate construction of the underground parking structure. It is believed that the home was constructed between 1904 and 1920. The building is a one and a half storey masonry building, complete with wood -framed floors and roof. It measures approximately 1600 ft' in gross building area. The building has a single occupancy; however, it appears to be currently used by many tenants. The building is located in the Civic Centre Neighbourhood, a heritage conservation district recognized under Part IV of the Ontario Heritage Act. 2482948 Ontario Inc owns the building in question, and Tacoma Engineers is being retained as a Consultant directly by the Owner. This assessment is being undertaken by the Owner and is intended to form part of the early preparation work for proposed redevelopment of the property. This report is not being prepared as a response to an Order, recommendations, or request by any regulatory body. This report is based on a visual inspection only and does not include any destructive testing. Where no concerns were noted the structure is assumed to be performing adequately. The structure is assumed to have been constructed in accordance with best building practices common at the time of construction. No further structural analysis or building code analysis has been carried out as part of this report unless specifically noted. Previously, Tacoma Engineers prepared a Structural Condition Assessment for this property, as a part of a Heritage Impact Assessment. No previous work has been completed by Tacoma Engineers on this building for any other owner. A site visit was carried out by Nick Lawler of Tacoma Engineers on June 7t' of 2018 to aid in the preparation of the Structural Condition Assessment. No sub -consultants have been retained to participate in this assessment. Existing Construction The structure is approximately 1600 ft' in gross building area and is a single storey with a finished attic area. The roof is a cottage style hip roof, with several dormers. The walls are approximately 12" thick and are constructed with multi-wythe red clay brick masonry, with a natural lime based mortar. The bottom 3' to 4' of the wall is comprised of exposed rubble stone masonry, which appears to be constructed of either limestone, or granite. 176 Speedvale Ave. West T: 519-763-2000 x264 Guelph, Ontario Professional Engineers F: 519-824-2000 Canada NIH 1C3 Onmrio n.lawler(i�tacomaengineers.com Page 336 of 524 Temporary House Relocation - Feasibility Page 2 of 2 TE -33784-19 Structural Report February 20, 2020 Feasibility Assessment The interior finishes did not permit direct observation of the interior framing, however given the age and construction of the home, it is assumed that the framing is conventional wood framed floors, with load bearing wood stud walls. No significant damage or signs of distress were observed. Some minor cracking of the plaster was noted in the attic area; however, this is believed to be related to previous roof leak. Feasibility to Move the Building Provided an experienced contractor is involved, it is relatively straightforward process to relocate a structure. When considering moving a building, the stability and structural stability must be considered. Further, the existing building should be reviewed to determine how loads are directed to the foundations, so that the new foundations and supporting structure can be provided which match the existing construction. In the case of the subject property, the supporting brick walls were found to be in good condition, with little to no deterioration. Minor cracks were noted over the windows, which is to be expected for a stone structure of this age and construction. Along the driveway, exposure to moisture and de-icing salts has caused damage to the brick, which should be repaired. It is recommended that all deteriorated mortar joints and bricks be repaired prior to relocating the building. Repairs should be made with a lime -based mortar, compatible with the existing mortar and clay bricks. Conclusions and Recommendations The assessment of the existing building has determined that the building is structurally sound enough to be relocated. We are of the Minion that the existiniz house is a izood candidate for relocation. The necessary repairs to the exterior should be completed prior to undertaking such a move, such as repointing of damaged mortar joints, and supplementary support as required. An experienced contractor should be retained to perform the move, one with experience in moving older structures constructed using heritage material. Restoration of the building, both prior to and after the move should be supervised by an engineer / architect experienced in the restoration of heritage structures Per�or-E~S5l� Nick Lawler, M.A. Sc., PE, P.Eng. CARP 10 Structural Engineer, Associate Tacoma Engineers Inc. N. 0, WIER Encl. Nil. TE -33784-19 0% B 20- rya®OF Page 337 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Appendix E- Laurie McCulloch Building Moving Report, March 2020 March 13,2020 MHBC I io8 Page 338 of 524 Laurie McCulloch 960 Taunton Rd E Whitby, ON UR 3L8 Building Moving Phone: (905) 728-0884 Fax: (905) 743-0528 info @mccullochmovers.ca Monday, March 2, 2020 John Gibson The Tri -City Group of Companies 4-368 Phillip Street Waterloo, Ontario N2L 5J1 519-240-1957 Budgetary Quotation RE: 107 Young Street Kitchener Background The building to be retained is approximately 37' X 42' X 1 and 1/2 storey solid brick Ontario Cottage style house moving out onto street to allow for underground parking to be completed. Site Preparation Excavation of site to allow steel placement down to footing level will be done by others. Any demolition or site clearing to occur will also be done by others Loading Procedure 1. clean basement, disconnect services and remove fixtures (furnace, stairs etc.) PA 3. insert main beams under building 4. level beams and install jacking and safety cribs under each beam 5. insert cross beams at each end through the mains to carry the needle beams 6. grout the cross beam ends to the underside of the cut line as well as the interior masonry walls 7. insert the needle beams, pack and grout to the brick line 8. with the two end walls loaded and packed open holes on each side and insert one cross loader at a time packing and grouting into place as you go 9. the first floor joist will also be packed to the cross beams 10. install any necessary bracing for weak points in doorways, etc. 11. connect the jacks and raise building 1 inch with our unified jacking machine 12. remove basement support points between cross beams and insert safety needles Page 339 of 524 Laurie McCulloch Building Moving 2 13. install roll steel and multi directional Hillman rollers to slide building out onto street 14. move building desired distance crib off and remove roll steel 15. Once parking garage is completed 16. Reinstall roll steel and multi directional Hillman rollers to slide building out back into final location 17. hold in place while basement completed by others 18. once basement complete relieve steel framework and remove Rolling Multi directional Hillman rollers are placed between the main beams and roll steel for the move. The 50 ton capacity rollers will be installed based on the actual weight of the loaded building including steel. The actual weight will be determined once the building is loaded on our equipment with our hydraulic equipment and verified by David Seberras to ensure that an adequate safety ratio for the rolling equipment is maintained. Foundation An adequate height foundation will need to be built up to the underside of the brick to pin the building in its final location by others. We will assist in the design of new foundation walls to make sure the design facilitates the removal of our steel framework. Placement After the building is at its desired location and elevation, the new concrete foundation wall is installed leaving openings for the main beam removal. Scope of Work • Install steel framework • Lift building free of current foundation • Relocate to storage location • Relocate to final location • Place according to your surveyors marks • Hold building in place to while basement built by others • Remove steel framework Page 340 of 524 Laurie McCulloch Building Moving 3 Exclusions The following are not in our scope: • Cleaning out of current basement of all organic materials • Permits • Road Occupancy cost such as police, local utility company costs for wire raising, hoarding, pedestrian protection • Foundations for building • Any demolition required • Excavation around the perimeter of the building down to footing level to allow for placement of steel beams • Excavation for foundation • Service disconnections and reconnections • Surveyors required permanent building placement Assumptions The following is assumed in the pricing • Adequate laydown area for relocation steel and equipment • Onsite parking for company trucks • Temporary power and water • Minimum six ft basement under current structure and new foundation Cost The cost for the relocation will be approx. Two Hundred Twenty -Six Thousand Plus HST Based on builder supplied information of photos and dimensions. Yours Truly Greg McCulloch Laurie McCulloch Building Moving Page 341 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Appendix F- CHIA Terms of Reference, Site Plan Pre -Submission Consultation Memo (November Zo, 2017) March 1.3,2020 J MHBC I log Page 342 of 524 City of Kitchener Community Services Department - Planning Division Heritage Impact Assessment - Terms of Reference 1.0 Background A Heritage Impact Assessment is a study to determine the impacts to known and potential cultural heritage resources within a defined area proposed for future development. The study shall include an inventory of all cultural heritage resources within the planning application area. The study results in a report which identifies all known cultural heritage resources, evaluates the significance of the resources, and makes recommendations toward mitigative measures that would minimize negative impacts to those resources. A Heritage Impact Assessment may be required on a property which is listed on the City's Heritage Advisory Committee Inventory; listed on the City's Municipal Heritage Register; designated under the Ontario Heritage Act, or where development is proposed adjacent to a protected heritage property. The requirement may also apply to unknown or recorded cultural heritage resources which are discovered during the development application stage or construction. 2.0 Heritage Impact Assessment Requirements It is important to recognize the need for Heritage Impact Assessments at the earliest possible stage of development or alteration. Notice will be given to the property owner and/or their representative as early as possible. When the property is the subject of a Plan of Subdivision or Site Plan application, notice of a Heritage Impact Assessment requirement will typically be given at the pre -application meeting, followed by written notification to include specific terms of reference. The notice will inform the property owner of any known heritage resources specific to the subject property and provide guidelines to completing the Heritage Impact Assessment. The following minimum requirements will be required in a Heritage Impact Assessment: 2.1 Present owner contact information for properties proposed for development and/or site alteration. 2.2 A detailed site history to include a listing of owners from the Land Registry Office, and a history of the site use(s). 2.3 A written description of the buildings, structures and landscape features on the subject properties including: building elements, building materials, architectural and interior finishes, natural heritage elements, and landscaping. The description will also include a chronological history of the buildings' development, such as additions and demolitions. Page 343 of 524 The report shall include a clear statement of the conclusions regarding the cultural heritage value and interest as well as a bullet point list of heritage attributes. 2.4 Documentation of the subject properties to include: current photographs of each elevation of the buildings, photographs of identified heritage attributes and a site plan drawn at an appropriate scale to understand the context of the buildings and site details. Documentation shall also include where available, current floor plans, and historical photos, drawings or other available and relevant archival material. 2.5 An outline of the proposed development, its context, and how it will impact the properties (buildings, structures, and site details including landscaping). In particular, the potential visual and physical impact of the proposed development on the identified heritage attributes of the properties, shall be assessed. The Heritage Impact Assessment must consider potential negative impacts as identified in the Ministry of Tourism, Culture and Sport's Ontario Heritage Tool Kit. Negative impacts may include but are not limited to: alterations that are not sympathetic or compatible with the cultural heritage resource; demolition of all or part of a cultural heritage resource; etc. The outline should also address the influence and potential impact of the development on the setting and character of the subject properties. 2.6 Options shall be provided that explain how the cultural heritage resources may be conserved, relating to their level of importance. Methods of mitigation may include, but are not limited to preservation/conservation in situ, adaptive re -use, relocation, commemoration and/or documentation. Each mitigative measure should create a sympathetic context for the heritage resource. 2.7 A summary of the heritage conservation principles and how they will be used must be included. Conservation principles may be found in online publications such as: the Standards and Guidelines for the Conservation of Historic Places in Canada (Parks Canada); Eight Guiding Principles in the Conservation of Built Heritage Properties (Ontario Ministry of Tourism, Culture and Sport); and, the Ontario Heritage Tool Kit (Ontario Ministry of Tourism, Culture and Sport). 2.8 Proposed alterations and demolitions must be justified and explained as to any loss of cultural heritage value and impact on the streetscape/neighbourhood context. 2.9 Recommendations shall be as specific as possible, describing and illustrating locations, elevations, materials, landscaping, etc. 2.10 The qualifications and background of the person(s) completing the Heritage Impact Assessment shall be included in the report. The author(s) must demonstrate a level of professional understanding and competence in the heritage conservation field of study. The report will also include a reference for any literature cited, and a list of people contacted during the study and referenced in the report. Page 344 of 524 3.0 4.0 5.0 Summary Statement and Conservation Recommendations The summary statement should provide a full description of: ■ The significance and heritage attributes of the subject properties. ■ The identification of any impact the proposed development will have on the heritage attributes of the subject properties. ■ An explanation of what conservation or mitigative measures, or alternative development, or site alteration approaches are recommended. ■ Clarification as to why specific conservation or mitigative measures, or alternative development or site alteration approaches are not appropriate. Mandatory Recommendation The consultant must write a recommendation as to whether the subject properties are worthy of listing or designation under the Ontario Heritage Act. Should the consultant not support heritage designation then it must be clearly stated as to why the subject property does not meet the criteria as stated in Regulation 9/06. The following questions must be answered in the mandatory recommendation of the report: 1. Do the properties meet the City of Kitchener's criteria for listing on the Municipal Heritage Register as a Non -Designated Property of Cultural Heritage Value or Interest? 2. Do the properties meet the criteria for heritage designation under Ontario Regulation 9/06 of the Ontario Heritage Act? Why or why not? 3. If the subject properties do not meet the criteria for heritage listing or designation then it must be clearly stated as to why they do not. 4. Regardless of the failure to meet criteria for heritage listing or designation, do the properties warrant conservation as per the definition in the Provincial Policy Statement? Why or why not? Approval Process Five (5) hard copies of the Heritage Impact Assessment and one electronic pdf format burned on CD shall be provided to Heritage Planning staff. Both the hard and electronic copies shall be marked with a "DRAFT" watermark background. The Heritage Impact Assessment will be reviewed by City staff to determine whether all requirements have been met and to review the preferred option(s). Following the review of the Heritage Impact Assessment by City staff, five (5) hard copies and one electronic copy of the final Heritage Impact Assessment ("DRAFT" watermark removed) will be required. The copies of the final Heritage Impact Assessment will be considered by the Director of Planning. Note that Heritage Impact Assessments may be circulated to the City's Heritage Kitchener Committee for information and discussion. A Site Plan Review Committee meeting may not be scheduled until the City's Heritage Kitchener Committee has been provided an opportunity to review and provide feedback to City staff. Heritage Impact Assessments may be subject to a peer review to be conducted by a qualified heritage consultant at the expense of the City of Kitchener. The Page 345 of 524 applicant will be notified of Staff's comments and acceptance, or rejection of the report. An accepted Heritage Impact Assessment will become part of the further processing of a development application under the direction of the Planning Division. The recommendations within the final approved version of the Heritage Impact Assessment may be incorporated into development related legal agreements between the City and the proponent at the discretion of the municipality. Page 346 of 524 InternalMemo Ki Community Services Department www.kirrhenerca Date: November 10, 2017 To: Craig Dumart, Junior Planner From: Michelle Drake, Senior Heritage & Policy Planner cc: Lenore Ross, Urban Designer Subject: SP Pre -Submission Consultation 50-52 Weber Street West, 56 Weber Street West & 107 Young Street Heritage Planning Comments Heritage Planning staff have reviewed the pre -submission consultation meeting request form and supporting materials for the proposed site plan on the lands municipally addressed as 50- 52 Weber Street West, 56 Weber Street West and 107 Young Street. All three subject properties are located within the Civic Centre Neighbourhood Heritage Conservation District (CCNHCD) and designated under Part V of the Ontario Heritage Act. The CCNHCD Plan contains policies and guidelines that regulate and manage change in the neighbourhood. Any proposal that involves demolition and/or new construction requires a Heritage Permit Application (HPA). The City's Heritage Kitchener committee and City Council consider all proposals that involve demolition. Heritage Planning staff have significant concerns with the proposed demolitions within the Civic Centre Neighbourhood Heritage Conservation District (CCNHCD) based on the clear goals, policies and guidelines within the CCNHCD Plan, which strongly discourage demolition and, in particular, discourage the demolition of buildings fronting Weber Street as many of these buildings are the oldest buildings in the neighbourhood. The CNHCD Plan requires that protection, retention and adaptive reuse of existing buildings be given priority over redevelopment. The comments provided with respect to the proposed 6 storey building do not reflect support for demolition but rather are provided for information purposes only. Ontario Heritage Act Comments Proposal to Demolish Three Buildings The CCNHCD Plan strongly discourages demolition. As a result, the applicant will be required to submit a Heritage Permit Application. A Structural Assessment (Building Conditions Report) and a Heritage Impact Assessment (HIA) will be required to be submitted with a complete HPA. Both assessments must be prepared by a qualified professional who is a member of the Canadian Association of Heritage Professionals with demonstrated experience in the conservation of similar heritage buildings. The HIA must be prepared in accordance with the City's standard terms of reference for HIAs (see attached). The CCNHCD Plan provides clear guidance that demolition is strongly discouraged. The Plan explains that the wide spread demolition of heritage buildings results in the loss of history and other resources. The Plan acknowledges that some old buildings should be demolished to make way for new but further acknowledges that there may be rare occasions where infill development or limited integrated redevelopment is possible or where redevelopment is required due to loss of buildings through fire, severe structural decay, etc. The Page 347 of 524 Plan goes on to explain that that the final HCD boundary includes the majority of Weber Street which has a high proportion of the oldest, most unique and significant buildings in the neighbourhood and the buildings on the corner of Weber and Young serve as a gateway into the stable residential neighbourhood. In comparison, excluded areas along Victoria Street are less architecturally significant than those on the interior and on Weber Street, and Water Street was excluded because it does not serve as a gateway to the stable residential neighbourhood in the same manner that the streets intersecting with Victoria and Weber do. As a result, the HIA must consider the direction provided in the CCNHCD Plan including, but not limited to, the following: • Goals o Recognize, protect, enhance and appreciate the Civic Centre Neighbourhood's cultural heritage resources, including buildings, landscapes and historical connections, and value their contribution to the community by: Encouraging the retention, conservation and adaptation of the District's heritage buildings and attributes, as described in the Study and Plan, rather than their demolition and replacement; o Avoid the destruction and/or inappropriate alteration of the existing building stock, materials and details by: Strongly discouraging the demolition of heritage buildings and the removal or alteration of distinctive architectural details; • Policies o The demolition of heritage buildings in the District is strongly discouraged. o The protection and retention of existing heritage buildings on Weber Street and their architectural features is strongly encouraged. o 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. o Any proposal to demolish a heritage building or portion of a heritage building that is visible from the street or other public space within the District shall require a heritage permit from the municipality. o Where demolition of a heritage building is proposed, the property owner shall provide supporting documentation demonstrating appropriate reasons for the demolition. o In situations where demolition is approved by Council, written and / or photographic documentation of any notable architectural features and construction techniques may be required to create a record of the building and its components. o Reclamation of suitable building materials such as windows, doors, moldings, columns, bricks, etc. for potential reuse in a new building on the site or as replacement components for other buildings in the neighbourhood which require repair and restoration over time is strongly encouraged if demolition is approved for any heritage buildings in the District. Proposal to Construct a 6 -Storey Multi -Residential Building The following comments are provided for information only and do not reflect support from Heritage Planning staff for the proposed demolitions that are required to facilitate the proposal to construct a 6 storey multi -residential building. The CCNHCD Plan contains policies and guidelines that regulate new construction. As a result, the applicant will be required to submit a Heritage Permit Application. A Heritage Impact Assessment (HIA) will be required to be submitted with a complete HPA. The HIA must be Page 348 of 524 prepared by a qualified professional who is a member of the Canadian Association of Heritage Professionals with demonstrated experience in the conservation of similar heritage buildings. The HIA must be prepared in accordance with the City's standard terms of reference for HIAs (see attached). The CCNHCD Plan provides clear direction for new buildings, including new buildings on Weber Street. The Plan indicates that potential infill or redevelopment along Weber could have a negative impact on the heritage character of the area if not undertaken in a sensitive manner, particularly as this street contains nearly half of the oldest buildings in the District. As a result, the HIA must consider the direction provided in the CCNHCD Plan including, but not limited to, the following: • Goals o Avoid the destruction and/or inappropriate alteration of the existing building stock, materials and details by: Establishing policies and design guidelines to ensure new development and alterations are sensitive to the heritage attributes and details of the District and are based on appropriate research and examination of archival and/or contextual information; Principles o Make New Replacements Distinguishable - The construction eras and historical progression should be self-evident. Although new work should be sympathetic to the original and match or mimic as appropriate, it should not attempt to appear as if built as part of the original. Policies o Where new uses or intensification is proposed, adaptive reuse of the existing heritage building stock should be considered wherever feasible; o 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; o 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. o 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. o 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. o Landscaping that complements the existing landscapes of the district, screens parking areas and contributes to the overall pedestrian quality is encouraged for all new development. Specific landscape elements will be governed by Site Plan Approval requirements. Design Guidelines o Match setback, footprint, size and massing patterns of the neighbourhood, particularly to the immediately adjacent neighbors. o Setbacks of new development should be consistent with adjacent buildings. Where setbacks are not generally uniform, the new building should be aligned with the building that is most similar to the predominant setback on the street. o New buildings and entrances must be oriented to the street and are encouraged to have architectural interest to contribute to the visual appeal of the neighbourhood. o Respond to unique conditions or location, such as corner properties, by providing architectural interest and details on both street facing facades. Page 349 of 524 o Use roof shapes and major design elements that are complementary to surrounding buildings and heritage patterns. o Size, shape, proportion, number and placement of windows and doors should reflect common building patterns and styles of other buildings in the immediate area. o Use materials and colours that represent the texture and palette of the Civic Centre Neighbourhood. o Where appropriate, incorporate in a contemporary way some of the traditional details that are standard elements in the principal facades of properties in the Civic Centre Neighbourhood. Such details as transoms and sidelights at doors and windows, covered porches, divided light windows and decorative details to articulate plain and flat surfaces, add character that complements the original appearance of the neighbourhood and add value to the individual property. o Front drive garages are strongly discouraged. Garages should be located in the rear yard whenever possible and will be subject to the design guidelines of the HCD Plan. o New residential or office conversion uses shall generally be of a low rise residential form, with a minimum height of 1-1/2 storeys. New buildings should not be any lower than the lowest residential heritage building on the block or taller than the highest residential heritage building on the same block. Weber Street Design Guidelines o 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. o 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. o 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. o New development shall have entrances oriented to the street. o 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. o 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 street and provide more visual continuity. Stepbacks should be a minimum of 2 metres to provide for useable outdoor terraces for the upper levels. o 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. o 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. o Locate loading, garbage and other service elements (HVAC, meters, etc.) away from the front facade so they do not have a negative visual impact on the street or new building / addition. Page 350 of 524 Ontario Planning Act Comments Proposed Site Plan Application (Demolition & New Construction) Section 2 of the Planning Act indicates that Council shall have regard to matters of Provincial interest such as the conservation of features of significant architectural, cultural, historical, archaeological or scientific interest. In addition, Section 3 of the Planning Act requires that decisions of Council shall be consistent with the Provincial Policy Statement. Policy 2.6.1 of the Provincial Policy Statement requires that significant built heritage resources and significant cultural heritage landscapes shall be conserved. The Provincial Policy Statement defines significant as resources that have been determined to have cultural heritage value or interest for the important contribution they make to our understanding of the history of a place, an event, or a people and notes that while some significant resources may already be identified and inventoried by official sources, the significance of others can only be determined after evaluation. Regional and municipal policies and guidelines also address the conservation of cultural heritage resources. The Regional Official Plan contains policies that require the conservation of cultural heritage resources. The City's 1994 and 2014 Official Plan contains policies that require development to conserve cultural heritage resources. The relevant 2014 Official Plan policies are not under appeal. These policies also establish the requirement for the submission of studies as part of complete applications. The development proposal outlines a proposed site plan that does not conserve the existing cultural heritage resources, which are designated under the Ontario Heritage Act, and meet the definition of a significant built heritage resource or cultural heritage landscape as defined by the Provincial Policy Statement. As the proposed development moves through the planning process, the existing cultural heritage resources shall remain intact to ensure a thorough and proper evaluation of the resources so that appropriate conservation options can be explored and implemented as required by the Planning Act, Provincial Policy Statement, Regional Official Plan and City of Kitchener 2014 Official Plan. The recommended conservation option must be supported by an approved Heritage Permit Application and an approved Heritage Impact Assessment. In considering the above, Heritage Planning staff will require the submission of a Heritage Impact Assessment (HIA), Structural Assessment (Building Conditions Report) and Conservation Plan (CP) as part of a complete Planning Act application. Both assessments must be prepared by a qualified professional who is a member of the Canadian Association of Heritage Professionals with demonstrated experience in the conservation of similar heritage buildings. The HIA and CP must be prepared in accordance with the City's standard terms of reference for HIAs (see attached). The HIA must also consider Heritage Planning staff comments provided earlier in this memo. In addition, Heritage Planning staff will require the Urban Design Brief to respond to the objectives and policies of Section 12 of the 2014 Official Plan. In summary, Heritage Planning staff will require the following as part of a complete application: • the submission of a Heritage Impact Assessment, including Shadow Study; • the submission of a Structural Assessment (Building Conditions Report); • the submission of a Conservation Plan; and, • a response to the objectives and policies of Section 12 of the 2014 Official Plan. Page 351 of 524 Heritage Impact Assessment Report Phase I 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Appendix G -Curricula Vitae March 1.3,2020 MHBC 11.1.0 Page 352 of 524 EDUCATION 2006 Masters of Arts (Planning) University of Waterloo 1998 Bachelor of Environmental Studies University of Waterloo 1998 Bachelor of Arts (Art History) University of Saskatchewan CONTACT 540 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, BA, BES, MA, MCIP, RPP, CAHP Dan Currie, a Partner with MHBC, joined MHBC Planning in 2009, after having worked in various positions in the public sector since 1997 including the Director of Policy Planning for the City of Cambridge and Senior Policy Planner for the City of Waterloo. Dan provides a variety of planning services for public and private sector clients including a wide range of policy and development work. Dan has experience in a number of areas including strategic planning, growth plan policy, secondary plans, watershed plans, housing studies and downtown revitalization plans. Dan specializes in long range planning and has experience in growth plans, settlement area expansions and urban growth studies. Dan holds a Masters degree in Planning from the University of Waterloo, a Bachelors degree (Honours) in Planning from the University of Waterloo and a Bachelor of Arts degree from the University of Saskatchewan. He is a registered Professional Planner and a Member of the Canadian Institute of Planners and a Professional Member of the Canadian Association of Heritage Professionals. PROFESSIONAL ASSOCIATIONS Full Member, Canadian Institute of Planners Full Member, Ontario Professional Planners Institute Professional Member, Canadian Association of Heritage Professionals Past Board Member, Town and Gown Association of Ontario PROFESSIONAL HISTORY 2013 — Present Partner, MacNaughton Hermsen Britton Clarkson Planning Limited 2009-2013 Associate MacNaughton Hermsen Britton Clarkson Planning Limited 2007-2009 Director, Policy Planning, City of Cambridge 2000-2007 Senior Planner, City of Waterloo Page 353 of 524 CONTACT 540 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, BA, BES, MA, MCIP, RPP, CAHP 1999-2000 Planner, City of Waterloo 1997-1998 Research Planner, City of Kitchener SELECTED PROJECT EXPERIENCE MASTER PLANS, GROWTH MANAGEMENT STRATEGIES AND POLICY STUDIES Township of West Lincoln, Smithville Northwest Quadrant Secondary Plan Township of Tiny Growth Management Strategy and Urban Expansion Analysis Niagara -on -the -Lake Mary Street Streetscape Study Richmond Hill, Bond Crescent Intensification Strategy City of Cambridge Climate Change Adaptation Policy Ministry of Infrastructure Pilot Test of Growth Plan Indicators Study Cambridge West Master Environmental Servicing Plan Township of Tiny Residential Land Use Study Township of West Lincoln Settlement Area Expansion Analysis 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 City of Cambridge Growth Management Strategy Cambridge GO Train Feasibility Study City of Waterloo Height and Density Policy City of Waterloo Student Accommodation Study Uptown Waterloo Residential Market Study City of Waterloo Land Supply Study City of Kitchener Inner City Housing Study Page 354 of 524 CONTACT 540 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, BA, BES, MA, MCIP, RPP, CAHP HERITAGE PLANNING Town of Cobourg Heritage Master Plan Municipality of Chatham -Kent Rondeau Heritage Conservation District Plan City of Markham Victoria Square Heritage Conservation District Study City of Kingston Barriefield Heritage Conservation District Plan Burlington Heights Heritage Lands Management Plan Township of Muskoka Lakes, Bala Heritage Conservation District Study and Plan Municipality of Meaford, Downtown Meaford Heritage Conservation District Plan City of Guelph Brooklyn and College Hill Heritage Conservation District Plan Niagara Peninsula Conservation Authority St John's Master Plan City of Toronto Garden District Heritage Conservation District Study and Plan City of London Western Counties Cultural Heritage Plan City of Cambridge Heritage Master Plan City of Waterloo Mary -Allen Neighbourhood Heritage District Study City of Waterloo Rummelhardt School Heritage Designation Other heritage consulting services including: • Heritage Impact Assessments • Requests for Designations • Alterations or new developments within Heritage Conservation Districts 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 355 of 524 EDUCATION 2016 Master of Arts in Planning, specializing in Heritage Planning University of Waterloo, School of Planning 2010 Bachelor of Arts (Honours) in Historical/Industrial Archaeology Wilfrid Laurier University 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 CURRICULUMVITAE Vanessa Hicks, M.A., c.A.H.P. Vanessa Hicks is a Heritage Planner with MHBC and joined the firm after having gained experience as a Manager of Heritage Planning in the public realm where she was responsible for working with Heritage Advisory Committees in managing heritage resources, Heritage Conservation Districts, designations, special events and heritage projects (such as the Architectural Salvage Program). Vanessa is a member of the Canadian Association of Heritage Professionals and graduated from the University of Waterloo with a Masters Degree in Planning, specializing in heritage planning and conservation. Vanessa provides a variety of research and reportwriting services for public and private sector clients. She has experience in historical research, inventory work, evaluation and analysis on a variety of projects, including Heritage Conservation Districts (HCDs), Heritage Impact Assessments (HIAs), Cultural Heritage Evaluation Reports (CHERs), Conservation Plans (CPS), Documentation and Salvage Reports, and Commemoration Projects (i.e. plaques). Vanessa is also able to comment provide comments regarding Stages 1-4 Archaeological Assessments due to her experience as a practicing field archaeologist and experience writing archaeological reports submitted to the Ministry of Tourism, Culture and sport. PROFESSIONAL ASSOCIATIONS Professional Member, Canadian Association of Heritage Professionals PROFESSIONAL EXPERIENCE June 2016 - Cultural Heritage Specialist/ Heritage Planner Present MacNaughton Hermsen Britton Clarkson Planning Ltd. 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. Page 356 of 524 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 CURRICULUMVITAE Vanessa Hicks, M.A., C.A.H.P. SELECT PROJECT EXPERIENCE HERITAGE IMPACT ASSESSMENTS (HIAs) 2016-2019 Heritage Impact Assessment -'Southworks', 64 Grand Avenue South, City of Cambridge Heritage Impact Assessment — Badley Bridge, part of a Municipal EA Class Assessment, Township of Centre Wellington Heritage Impact Assessment — 474 and 484 Queen Street South (and Schneider Haus National Historic Site), City of Kitchener Heritage Impact Assessment — 883 Doon Village Road, City of Kitchener Heritage Impact Assessment — 57 Lakeport Road, City of St. Catharines Heritage Impact Assessment — Langmaids Island, Lake of Bays Heritage Impact Assessment —1679 Blair Road, City of Cambridge Heritage Impact Assessment - 64 Margaret Avenue, City of Kitchener CULTURAL HERITAGE EVALUATION REPORTS (CHERs) 2016-2019 Cultural Heritage Evaluation Report - Dunlop Street West and Bradford Street, Barrie - Prince of Wales School and Barrie Central Collegiate Institute Cultural Heritage Evaluation Report - Lakeshore Drive, Town of Oakville Cultural Heritage Evaluation Report — Queen Victoria Park Cultural Heritage HERITAGE CONSERVATION DISTRICTS (HCDs) Heritage Conservation District Study — Southeast Old Aurora (Town of Aurora) CONSERVATION PLANS Strategic Conservation Plan — Queen Victoria Park Cultural Heritage Landscape DOCUMENTATION AND SALVAGE REPORTS Documentation and Salvage Report & Commemoration Plan — 474 and 484 Queen Street South, City of Kitchener SPECIAL PROJECTS Artifact Display Case - Three Brewers Restaurant(275 Yonge St., Toronto) `A Page 357 of 524 EDUCATION 2011 Higher Education Diploma Cultural Development/ Gaelic Studies Sabhal Mor Ostaig, University of the Highlands and Islands 2012 Bachelor of Arts Joint Advanced Major in Celtic Studies and Anthropology Saint Francis Xavier University 2014 Master of Arts World Heritage and Cultural Projects for Development The International Training Centre of the ILO in partnership with the University of Turin, Politecnico di Torino, University of Paris 1 Pantheon- Sorbonne, UNESCO, ICCROM, Macquarie University www.linkedin.com/in/rachelredshaw CONTACT 540 Bingemans Centre Drive, Suite 200 Kitchener, ON N2B 3X9 T 519 576 3650 x751 F 519 576 0121 rredshaw@mhbcplan.com www.mhbcplan.com CURRICULUMVITAE Rachel Redshaw, MA, H.E. Dipl. Rachel Redshaw, a Heritage Planer with MHBC, joined the firm in 2018. Ms. Redshaw has a Bachelor of Arts in Anthropology and Celtic Studies and a Master of Arts in World Heritage and Cultural Projects for Development. Ms. Redshaw completed her Master's in Turin, Italy; the Master's program was established by UNESCO in conjunction with the University of Turin and the International Training Centre of the ILO. Rachel is member of the Canadian Association of Heritage Professionals. Ms. Redshaw provides a variety of heritage planning services for public and private sector clients. Ms. Redshaw has worked for years completing cultural heritage planning in a municipal setting. She has worked in municipal building and planning departments and for the private sector to gain a diverse knowledge of building and planning in respect to how they apply to cultural heritage. Rachel enjoys being involved in the local community and has been involved in the collection of oral history, in English and Gaelic, and local records for their protection and conservation and occasionally lecturers on related topics. Her passion for history and experience in archives, museums, municipal building and planning departments supports her ability to provide exceptional cultural heritage services. PROFESSIONAL ASSOCIATIONS Intern Member, Canadian Association of Heritage Professionals (CAHP) PROFESSIONAL HISTORY 2018 - Present Heritage Planner, MacNaughton Hermsen Britton Clarkson Planning Limited 2018 Building Permit Coordinator, (Contract) Township of Wellesley 2018 Building Permit Coordinator (Contract) RSM Building Consultants 2017 Deputy Clerk, Township of North Dumfries 2015-2016 Building/ Planning Clerk Township of North Dumfries Page 358 of 524 CONTACT 540 Bingemans Centre Drive, Suite 200 Kitchener, ON N2B 3X9 T 519 576 3650 x751 F 519 576 0121 rredshaw@mhbcplan.com www.mhbcplan.com CURRICULUMVITAE Rachel Redshaw, MA, H.E. Dipl. 2009-2014 Historical Researcher & Planner Township of North Dumfries 2012 Translator, Archives of Ontario 2012 Cultural Heritage Events Facilitator (Reminiscence Journey) and Executive Assistant, Waterloo Region Plowing Match and Rural Expo 2011 Curatorial Research Assistant Highland Village Museum/ Baile nan Gaidheal PROFESSIONAL/COMMUNITY ASSOCIATIONS 2019-2020 Intern Member, Canadian Association of Heritage AWARDS / PUBLICATIONS / RECOGNITION 2019 Waterloo Historical Society Publication, Old Shaw: The Story of a Kindly Waterloo County Roamer 2014 Master's Dissertation, The Rise of the City: Social Business Incubation in the City of Hamilton 2014 Lecture, A Scot's Nirvana, Homer Watson House and Gallery Page 359 of 524 Professionals 2017-2020 Member, AMCTO 2018-2019 Member of Publications Committee, Waterloo Historical Society 2018 Member, Architectural Conservancy of Ontario- Cambridge 2018-2019 Secretary, Toronto Gaelic Society 2012-2017 Member (Former Co -Chair & Co -Founder), North Dumfries Historical Preservation Society 2011 -2014 Member, North Dumfries Municipal Heritage Committee 2013 Greenfield Heritage Village Sub -committee, Doors Open Waterloo Region 2012 Volunteer Historical Interpreter, Doon Heritage Village, Ken Seiling Waterloo Region Museum 2008-2012 Member, Celtic Collections, Angus L. Macdonald Library 2012-2013 Member (Public Relations), Mill Race Folk Society 2011 Member, University of Waterloo Sub -steering Committee for HCD Study, Village of Ayr, North Dumfries 2010-2011 Member (volunteer archivist), Antigonish Heritage Museum AWARDS / PUBLICATIONS / RECOGNITION 2019 Waterloo Historical Society Publication, Old Shaw: The Story of a Kindly Waterloo County Roamer 2014 Master's Dissertation, The Rise of the City: Social Business Incubation in the City of Hamilton 2014 Lecture, A Scot's Nirvana, Homer Watson House and Gallery Page 359 of 524 CONTACT 540 Bingemans Centre Drive, Suite 200 Kitchener, ON N2B 3X9 T 519 576 3650 x751 F 519 576 0121 rredshaw@mhbcplan.com www.mhbcplan.com CURRICULUMVITAE Rachel Redshaw, MA, H.E. Dipl. 2013 Lecture, The Virtual Voice of the Past: The Use of Online Oral Accounts for a Holistic Understanding of History, University of Guelph Spring Colloquium 2012-2013 Gaelic Events Facilitator, University of Guelph 2012-2015 Intermediate Gaelic Facilitator, St. Michael's College, University of Toronto 2012 Nach eil ann tuilleadh: An Nos Ur aig nan Gaidheal (BA Thesis) Thesis written in Scottish Gaelic evaluating disappearing Gaelic rites of passage in Nova Scotia. 2012 Waterloo Historical Society Publication, Harvesting Bees and Feasting Tables: Fit for the Men, Women and Children of Dickie Settlement and Area, Township of North Dumfries 2007-2012 25 historical publications in the Ayr News (access to some articles http://avrnews.ca/recent ) PROFESSIONAL DEVELOPMENT COURSES 2020 Condo Director Training Certificate (CAO) 2018 Building Officials and the Law (OBOA Course) 2017-2018 AMCTO Training (MAP 1) 2017 AODA Training 2010 Irish Archaeological Field School Certificate COMPUTER SKILLS Microsoft Word Office Bluebeam Revu 2017 ArcG IS Keystone (PRINSYS) Municipal Connect Adobe Photoshop Illustrator ABBYY Fine Reader 11 Book Drive Page 360 of 524 CONTACT 540 Bingemans Centre Drive, Suite 200 Kitchener, ON N2B 3X9 T 519 576 3650 x751 F 519 576 0121 rredshaw@mhbcplan.com www.mhbcplan.com CURRICULUMVITAE Rachel Redshaw, MA, H.E. Dipl. SELECT PROJECT EXPERIENCE 2018-2020 CULTURAL HERITAGE IMPACT ASSESSMENTS Peterborough Lift Lock and Trent -Severn Waterway (TSW), National Historic Sites, Development for 380 Armour Road, City of Peterborough City of Waterloo Former Post Office, Development for 35-41 King Street North, City of Waterloo, Phase II Consumers' Gas Station B, Development for 450 Eastern Avenue, City of Toronto 82 Weber Street East, City of Kitchener 87 Scott Street, City of Kitchener 2348 Sovereign Street, Town of Oakville (Phase 1) Carriage House Restaurant, 2107-2119 Old Lakeshore Road, City of Burlington 34 Manley Street, Village of Ayr, Township of North Dumfries Quinte's Isle Campark, 558 Welbanks Road, Prince Edward County (LPAT) 174 St. Paul Street, Town of Collingwood (LPAT) 30-40 Margaret Avenue, City of Kitchener McDougall Cottage and Historic Site, Development for 93 Grand Avenue South, City of Kitchener 60 Broadway, Town of Orangeville 45 Duke Street, City of Kitchener 383-385 Pearl Street, City of Burlington Old Kent Brewery, 197 Ann Street, City of London St. Patrick's Catholic Elementary School, (SPCES), 20 East Avenue South, City of Hamilton 2325 Sunningdale Road, City of London 250 Allendale Road, City of Cambridge 110 Deane Avenue, Town of Oakville 249 Clarence Street, City of Vaughan 2-16 Queen Street West, City of Cambridge (Hespeler) Specific for Relocation of Heritage Buildings 1395 Main Street, City of Kitchener 10379 & 10411 Kennedy Road, City of Markham 50-56 Weber Street West & 107 Young Street, City of Kitchener (temporary relocation of 107 Young St) 4 Page 361 of 524 CONTACT 540 Bingemans Centre Drive, Suite 200 Kitchener, ON N2B 3X9 T 519 576 3650 x751 F 519 576 0121 rredshaw@mhbcplan.com www.mhbcplan.com CURRICULUMVITAE Rachel Redshaw, MA, H.E. Dipl. CULTURAL HERITAGE SCREENING REPORT Kelso Conservation Area, Halton County CULTURAL HERITAGE EVALUATION REPORTS 52 King Street North, City of Kitchener Sarnia Collegiate Institute and Technical School (SCITS), 275 Wellington, City of Sarnia (Municipal contingency study) 10536 McCowan Road, City of Markham Former Burns Presbyterian Church, 155 Main Street, Town of Erin (Designation Report) Former St. Paul's Anglican Church, 23 Dover Street, Town of Otterville, Norwich Township (CRB) 6170 Fallsview Boulevard, City of Niagara Falls CONSERVATION PLANS City of Waterloo Former Post Office, 35-41 King Street North, City of Waterloo 82 Weber Street East, City of Kitchener 87 Scott Street, City of Kitchener 107 Young Street, City of Kitchener (Temporary relocation) 1395 Main Street, City of Kitchener (Relocation) 10379 & 10411 Kennedy Road, City of Markham (Relocation) Cultural Heritage Conservation Protection Plans (Temporary protection for heritage building during construction) 12 & 54 Margaret Avenue, City of Kitchener 45 Duke Street, City of Kitchener 82 Weber Street West and 87 Scott Street, City of Kitchener DOCUMENTATION AND SALVAGE REPORTS 57 Lakeport Road City of St. Catharines Gaslight District, 64 Grand Avenue South, City of Cambridge 242-262 Queen Street South, City of Kitchener (Photographic Documentation Report) 721 Franklin Boulevard, City of Cambridge HERITAGE PERMIT APPLICATIONS 35-41 King Street North, City of Waterloo (Old Post Office), Phase II (alteration to building with a municipal heritage easement, Section 37, OHA) Page 362 of 524 CONTACT 540 Bingemans Centre Drive, Suite 200 Kitchener, ON N2B 3X9 T 519 576 3650 x751 F 519 576 0121 rredshaw@mhbcplan.com www.mhbcplan.com CURRICULUMVITAE Rachel Redshaw, MA, H.E. Dipl. 50-56 Weber Street West & 107 Young Street, City of Kitchener (demolition and new construction within HCD) 30-40 Margaret Avenue, City of Kitchener (new construction within HCD) 249 Clarence Street, City of Vaughan (alteration within HCD) 174 St. Paul Street, Town of Collingwood (demolition within HCD) MASTER PLANS/ HERITAGE CHARACTER STUDY Elgin, Central and Memorial Neighbourhoods, Municipality of Clarington Page 363 of 524 200-540 BINGEMANS CENTRE DRIVE KITCHENER / ONTARIO /N2B3X9 / T:519.576.3650 / F:519-576-0121 / WWW.MHBCPLAN.COM III MHBC PLANNING URBAN DESIGN & LANDSCAPE ARCHITECTURE Heritage Impact Assessment Phase 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Appendix K -Curricula Vitae September 2021 MHBC 171 Page 365 of 524 EDUCATION 2006 Masters of Arts (Planning) University of Waterloo 1998 Bachelor of Environmental Studies University of Waterloo 1998 Bachelor of Arts (Art History) University of Saskatchewan CONTACT 540 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 2009, after having worked in various positions in the public sector since 1997 including the Director of Policy Planning for the City of Cambridge and Senior Policy Planner for the City of Waterloo. 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, 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 Page 366 of 524 CURRICULUMVITAE Dan Currie, MA, MCIP, RPP, CAHP Cultural Heritage Evaluations MacDonald Mowatt House, University of Toronto 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 10536 McCowan Road, Markham Heritage Assessments for Infrastructure Projects and Environmental Assessments Heritage Assessment of 10 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 CONTACT Conservation and Construction Protection Plan - 54 Margaret Avenue, Kitchener 540 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 Page 367 of 524 CONTACT 540 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 174 St Paul Street (Collingwood Heritage District) (LPAT) Brooklyn and College Hill HCD Plan (LPAT) Rondeau HCD Plan (LPAT) Designation of 108 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) Designation of 27 Prideaux Street, Niagara on the Lake (CRB — underway) MASTER PLANS, GROWTH MANAGEMENT STRATEGIES AND POLICY STUDIES 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 368 of 524 EDUCATION 2011 Higher Education Diploma Cultural Development/ Gaelic Studies Sabhal Mor Ostaig, University of the Highlands and Islands 2012 Bachelor of Arts Joint Advanced Major in Celtic Studies and Anthropology Saint Francis Xavier University 2014 Master of Arts World Heritage and Cultural Projects for Development The International Training Centre of the ILO in partnership with the University of Turin, Politecnico di Torino, University of Paris 1 Pantheon- Sorbonne, UNESCO, ICCROM, Macquarie University www.linkedin.com/in/rachelredshaw CONTACT 540 Bingemans Centre Drive, Suite 200 Kitchener, ON N2B 3X9 T 519 576 3650 x751 F 519 576 0121 rredshaw@mhbcplan.com www.mhbcplan.com CURRICULUMVITAE Rachel Redshaw, MA, H.E. Dipl. Rachel Redshaw, a Heritage Planer with MHBC, joined the firm in 2018. Ms. Redshaw has a Bachelor of Arts in Anthropology and Celtic Studies and a Master of Arts in World Heritage and Cultural Projects for Development. Ms. Redshaw completed her Master's in Turin, Italy; the Master's program was established by UNESCO in conjunction with the University of Turin and the International Training Centre of the ILO. Rachel is member of the Canadian Association of Heritage Professionals. Ms. Redshaw provides a variety of heritage planning services for public and private sector clients. Ms. Redshaw has worked for years completing cultural heritage planning in a municipal setting. She has worked in municipal building and planning departments and for the private sector to gain a diverse knowledge of building and planning in respect to how they apply to cultural heritage. Rachel enjoys being involved in the local community and has been involved in the collection of oral history, in English and Gaelic, and local records for their protection and conservation and occasionally lecturers on related topics. Her passion for history and experience in archives, museums, municipal building and planning departments supports her ability to provide exceptional cultural heritage services. PROFESSIONAL ASSOCIATIONS Intern Member, Canadian Association of Heritage Professionals (CAHP) PROFESSIONAL HISTORY 2018 - Present Heritage Planner, MacNaughton Hermsen Britton Clarkson Planning Limited 2018 Building Permit Coordinator, (Contract) Township of Wellesley 2018 Building Permit Coordinator (Contract) RSM Building Consultants 2017 Deputy Clerk, Township of North Dumfries 2015-2016 Building/ Planning Clerk Township of North Dumfries Page 369 of 524 CONTACT 540 Bingemans Centre Drive, Suite 200 Kitchener, ON N2B 3X9 T 519 576 3650 x751 F 519 576 0121 rredshaw@mhbcplan.com www.mhbcplan.com CURRICULUMVITAE Rachel Redshaw, MA, H.E. Dipl. 2009-2014 Historical Researcher & Planner Township of North Dumfries 2012 Translator, Archives of Ontario 2012 Cultural Heritage Events Facilitator (Reminiscence Journey) and Executive Assistant, Waterloo Region Plowing Match and Rural Expo 2011 Curatorial Research Assistant Highland Village Museum/ Baile nan Gaidheal PROFESSIONAL/COMMUNITY ASSOCIATIONS 2019-2020 Intern Member, Canadian Association of Heritage AWARDS / PUBLICATIONS / RECOGNITION 2019 Waterloo Historical Society Publication, Old Shaw: The Story of a Kindly Waterloo County Roamer 2014 Master's Dissertation, The Rise of the City: Social Business Incubation in the City of Hamilton 2014 Lecture, A Scot's Nirvana, Homer Watson House and Gallery Page 370 of 524 Professionals 2017-2020 Member, AMCTO 2018-2019 Member of Publications Committee, Waterloo Historical Society 2018 Member, Architectural Conservancy of Ontario- Cambridge 2018-2019 Secretary, Toronto Gaelic Society 2012-2017 Member (Former Co -Chair & Co -Founder), North Dumfries Historical Preservation Society 2011 -2014 Member, North Dumfries Municipal Heritage Committee 2013 Greenfield Heritage Village Sub -committee, Doors Open Waterloo Region 2012 Volunteer Historical Interpreter, Doon Heritage Village, Ken Seiling Waterloo Region Museum 2008-2012 Member, Celtic Collections, Angus L. Macdonald Library 2012-2013 Member (Public Relations), Mill Race Folk Society 2011 Member, University of Waterloo Sub -steering Committee for HCD Study, Village of Ayr, North Dumfries 2010-2011 Member (volunteer archivist), Antigonish Heritage Museum AWARDS / PUBLICATIONS / RECOGNITION 2019 Waterloo Historical Society Publication, Old Shaw: The Story of a Kindly Waterloo County Roamer 2014 Master's Dissertation, The Rise of the City: Social Business Incubation in the City of Hamilton 2014 Lecture, A Scot's Nirvana, Homer Watson House and Gallery Page 370 of 524 CONTACT 540 Bingemans Centre Drive, Suite 200 Kitchener, ON N2B 3X9 T 519 576 3650 x751 F 519 576 0121 rredshaw@mhbcplan.com www.mhbcplan.com CURRICULUMVITAE Rachel Redshaw, MA, H.E. Dipl. 2013 Lecture, The Virtual Voice of the Past: The Use of Online Oral Accounts for a Holistic Understanding of History, University of Guelph Spring Colloquium 2012-2013 Gaelic Events Facilitator, University of Guelph 2012-2015 Intermediate Gaelic Facilitator, St. Michael's College, University of Toronto 2012 Nach eil ann tuilleadh: An Nos Ur aig nan Gaidheal (BA Thesis) Thesis written in Scottish Gaelic evaluating disappearing Gaelic rites of passage in Nova Scotia. 2012 Waterloo Historical Society Publication, Harvesting Bees and Feasting Tables: Fit for the Men, Women and Children of Dickie Settlement and Area, Township of North Dumfries 2007-2012 25 historical publications in the Ayr News (access to some articles http://avrnews.ca/recent ) PROFESSIONAL DEVELOPMENT COURSES 2020 Condo Director Training Certificate (CAO) 2018 Building Officials and the Law (OBOA Course) 2017-2018 AMCTO Training (MAP 1) 2017 AODA Training 2010 Irish Archaeological Field School Certificate COMPUTER SKILLS Microsoft Word Office Bluebeam Revu 2017 ArcG IS Keystone (PRINSYS) Municipal Connect Adobe Photoshop Illustrator ABBYY Fine Reader 11 Book Drive Page 371 of 524 CONTACT 540 Bingemans Centre Drive, Suite 200 Kitchener, ON N2B 3X9 T 519 576 3650 x751 F 519 576 0121 rredshaw@mhbcplan.com www.mhbcplan.com CURRICULUMVITAE Rachel Redshaw, MA, H.E. Dipl. SELECT PROJECT EXPERIENCE 2018-2020 CULTURAL HERITAGE IMPACT ASSESSMENTS Peterborough Lift Lock and Trent -Severn Waterway (TSW), National Historic Sites, Development for 380 Armour Road, City of Peterborough City of Waterloo Former Post Office, Development for 35-41 King Street North, City of Waterloo, Phase II Consumers' Gas Station B, Development for 450 Eastern Avenue, City of Toronto 82 Weber Street East, City of Kitchener 87 Scott Street, City of Kitchener 2348 Sovereign Street, Town of Oakville (Phase 1) Carriage House Restaurant, 2107-2119 Old Lakeshore Road, City of Burlington 34 Manley Street, Village of Ayr, Township of North Dumfries Quinte's Isle Campark, 558 Welbanks Road, Prince Edward County (LPAT) 174 St. Paul Street, Town of Collingwood (LPAT) 30-40 Margaret Avenue, City of Kitchener McDougall Cottage and Historic Site, Development for 93 Grand Avenue South, City of Kitchener 60 Broadway, Town of Orangeville 45 Duke Street, City of Kitchener 383-385 Pearl Street, City of Burlington Old Kent Brewery, 197 Ann Street, City of London St. Patrick's Catholic Elementary School, (SPCES), 20 East Avenue South, City of Hamilton 2325 Sunningdale Road, City of London 250 Allendale Road, City of Cambridge 110 Deane Avenue, Town of Oakville 249 Clarence Street, City of Vaughan 2-16 Queen Street West, City of Cambridge (Hespeler) Specific for Relocation of Heritage Buildings 1395 Main Street, City of Kitchener 10379 & 10411 Kennedy Road, City of Markham 50-56 Weber Street West & 107 Young Street, City of Kitchener (temporary relocation of 107 Young St) 4 Page 372 of 524 CONTACT 540 Bingemans Centre Drive, Suite 200 Kitchener, ON N2B 3X9 T 519 576 3650 x751 F 519 576 0121 rredshaw@mhbcplan.com www.mhbcplan.com CURRICULUMVITAE Rachel Redshaw, MA, H.E. Dipl. CULTURAL HERITAGE SCREENING REPORT Kelso Conservation Area, Halton County CULTURAL HERITAGE EVALUATION REPORTS 52 King Street North, City of Kitchener Sarnia Collegiate Institute and Technical School (SCITS), 275 Wellington, City of Sarnia (Municipal contingency study) 10536 McCowan Road, City of Markham Former Burns Presbyterian Church, 155 Main Street, Town of Erin (Designation Report) Former St. Paul's Anglican Church, 23 Dover Street, Town of Otterville, Norwich Township (CRB) 6170 Fallsview Boulevard, City of Niagara Falls CONSERVATION PLANS City of Waterloo Former Post Office, 35-41 King Street North, City of Waterloo 82 Weber Street East, City of Kitchener 87 Scott Street, City of Kitchener 107 Young Street, City of Kitchener (Temporary relocation) 1395 Main Street, City of Kitchener (Relocation) 10379 & 10411 Kennedy Road, City of Markham (Relocation) Cultural Heritage Conservation Protection Plans (Temporary protection for heritage building during construction) 12 & 54 Margaret Avenue, City of Kitchener 45 Duke Street, City of Kitchener 82 Weber Street West and 87 Scott Street, City of Kitchener DOCUMENTATION AND SALVAGE REPORTS 57 Lakeport Road City of St. Catharines Gaslight District, 64 Grand Avenue South, City of Cambridge 242-262 Queen Street South, City of Kitchener (Photographic Documentation Report) 721 Franklin Boulevard, City of Cambridge HERITAGE PERMIT APPLICATIONS 35-41 King Street North, City of Waterloo (Old Post Office), Phase II (alteration to building with a municipal heritage easement, Section 37, OHA) Page 373 of 524 CONTACT 540 Bingemans Centre Drive, Suite 200 Kitchener, ON N2B 3X9 T 519 576 3650 x751 F 519 576 0121 rredshaw@mhbcplan.com www.mhbcplan.com CURRICULUMVITAE Rachel Redshaw, MA, H.E. Dipl. 50-56 Weber Street West & 107 Young Street, City of Kitchener (demolition and new construction within HCD) 30-40 Margaret Avenue, City of Kitchener (new construction within HCD) 249 Clarence Street, City of Vaughan (alteration within HCD) 174 St. Paul Street, Town of Collingwood (demolition within HCD) MASTER PLANS/ HERITAGE CHARACTER STUDY Elgin, Central and Memorial Neighbourhoods, Municipality of Clarington Page 374 of 524 200-540 BINGEMANS CENTRE DRIVE KITCHENER / ONTARIO /N2B3X9 / T:519.576.3650 / F:519-576-0121 / WWW.MHBCPLAN.COM III MHBC PLANNING URBAN DESIGN & LANDSCAPE ARCHITECTURE