Loading...
HomeMy WebLinkAboutHK Agenda - 2022-11-01Heritage Kitchener Committee Agenda Tuesday, November 1, 2022, 4:00 p.m. -6:00 p.m. Electronic Meeting People interested in participating in this meeting can register to participate electronically by completing the online delegation registration form at www.kitchener.ca/delegation or via email at delegation(a)kitchener.ca. For those who are interested in accessing the meeting live -stream video it is available at www.kitchener.ca/watchnow. Please refer to the delegations section on the agenda below for registration deadlines. Written comments will be circulated prior to the meeting and will form part of the public record. *Accessible formats and communication supports are available upon request. If you require assistance to take part in a city meeting or event, please call 519-741-2345 or TTY 1-866-969-9994.* Pages 1. Commencement 2. Delegations Pursuant to Council's Procedural By-law, delegations are permitted to address the Committee for a maximum of five (5) minutes. Delegates must register by 2:00 p.m. on November 1, 2022, in order to participate electronically. 2.1. Item 3.1. Matt Bolen, Edge Architects 2.2. Item 3.1. Drew Hauser, Kanika Kaushal, mcCallumSather 2.3. Item 3.2. Owen Scott, CHC Architects 2.4. Item 3.3. Ben Eby, NEO Developments Inc. 3. Discussion Items 3.1. Heritage Permit Application HPA-2022 V-027, 25 m 3 Victoria Park Boathouse Proposed Alterations, New Addition and Patio, DSD -2022-450 3.2. Draft Scoped Heritage Impact Assessment 20 m 105 (HIA), 2219 Ottawa Street South and 808 Trussler Road, DSD -2022-466 3.3. Heritage Permit Application HPA-2022 V-026, 15 m 204 170 David Street, Demolition of Rear Addition, Excavation for Basement, Construction of New Addition, DSD -2022-442 3.4. Sub -Committee Updates 15 m 3.5. Status Updates - Heritage Best Practices 5 m Update and 2022 Priorities, Heritage Impact Assessment Follow-ups 4. Information Items 4.1. Heritage Permit Application Tracking Sheet 5. Adjournment Mariah Blake Committee Administrator 225 Page 2 of 225 Staff Report Development Services Department www.kitchener.ca REPORT TO: Heritage Kitchener DATE OF MEETING: November 1, 2022 SUBMITTED BY: Garett Stevenson, Interim Director of Planning, 519-741-2200 ext. 7070 PREPARED BY: Deeksha Choudhry, Heritage Planner, 519-741-2200 ext. 7291 WARD(S) INVOLVED: Ward 9 DATE OF REPORT: September 29, 2022 REPORT NO.: DSD -2022-450 SUBJECT: H PA -2022-V-027 Victoria Park Boathouse Proposed Alterations, New Addition and Patio RECOMMENDATION: That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA-2022-V-027 be approved to permit the alterations of the Boathouse, the new addition and patio on the property municipally addressed as 57 Jubilee Drive in accordance with the supplementary information submitted with the application and subject to the following conditions: 1. That the Scoped Heritage Impact Assessment be approved by the Director of Planning prior to the issuance of this permit and final site plan approval; 2. That the final signage and any additional lighting be detailed on a Site Lighting Plan, to be reviewed and approved by the City's Heritage Planner prior to the issuance of the final site plan approval; 3. That the design and content of the commemorative plaque be reviewed and approved by the City's Heritage Planner prior to the issuance of the final site plan approval; 4. That the final proposed materials for the proposed alterations to the Boathouse, new addition and patio be shown on detailed Building Elevation Plans, to be reviewed and approved by the City's Heritage Planner, prior to the issuance of this permit and final site plan approval; and 5. That the final building permit be reviewed and approved by the City's Heritage Planner prior to the issuance of a building permit in accordance with the final approved site plan. REPORT HIGHLIGHTS: • The purpose of this report is to present staff's recommendation to approve the proposed alterations of the Boathouse, including a new proposed addition and cantilevered patio on the property municipally addressed as 57 Jubilee Drive (within Victoria Park). *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. Page 3 of 225 • The key finding of this report is that the proposed development will not adversely impact Victoria Park or the Victoria Park Area Neighborhood Heritage Conservation District. • There are no financial implications to the City associated with this report. • Community engagement included posting this report and associated agenda in advance of the meeting and consultation with the Heritage Kitchener Committee. • This report supports the delivery of core services. EXECUTIVE SUMMARY: Heritage Permit Application HPA-2022-V-027 proposes several alterations to the existing Boathouse building, including a new addition on the west (side) fagade of the building, as well a cantilevered patio extending over the water (Victoria Park Lake) at the subject property municipally addressed as 57 Jubilee Drive. The building is located within the Victoria Park Area Neighborhood Conservation District and is designated under Part V of the Ontario Heritage Act. The building was originally built in 1929 but was heavily modified after a fire in 1967. The building is City -owned and it currently vacant and not in use. The proposed development provides an opportunity for the adaptive re -use of the existing Boathouse through some alterations of the existing window and door openings as well as introducing new openings. Mitigation measures, including but not limited to, installing planter beds in various place around the subject property, having a clearly distinguishable but compatible addition, installing a commemorative plaque, and ensuring that other design interventions are compatible will ensure that the proposed development does not have an adverse negative impact on the existing Boathouse building, Victoria Park, or the Victoria Park Area Heritage Conservation District. BACKGROUND: The Development Services Department is in receipt of Heritage Permit Application HPA- 2022-V-027 seeking permission to make alterations to the Victoria Park Boathouse, a new addition to accommodate washrooms, and a cantilevered patio on the subject property municipally addressed as 57 Jubilee Drive, located within the Victoria Park Area Heritage Conservation District (VPAHCD) (Fig. 1). Page 4 of 225 61 124 119 / 135 3 132 121 i 136 92 �✓ 142�5� 35 146 144 110: 1� O J� 40 OP The Boathouse �` JU$ILE pR 51 25 VICTORIAPARK ♦. �.. / 262.,, r � COG Victoria Park 290 35 310 Towers Victoria Park X65 WiL SPORTSFIELD 31 qL�k cjy 79 27 85 16 21 o-� 12 1513 89 171 Z-0 10 5 307 93 11 9,0� 6 2 s�40 C O Rp�q� 9 350 / ��✓�� Victoria Green Figure 1. Location Map of the Boathouse. REPORT: The subject property on the south side of Jubilee Drive between David Street and Water Street South. The subject property is located within the Victoria Park Area Heritage Conservation District and is designated under Part V of the Ontario Heritage Act (Fig. 2). The subject property is also located within the Victoria Park Cultural Heritage Landscape. Page 5 of 225 Figure 2. Front fagade of the Boathouse. Victoria Park According to the VPAHCD Plan, Victoria Park is one of Canada's finest examples of a civic park in the 18th Century Romantic Landscape style. It was laid out in 1894 with the advice of landscape engineer George Ricker. The key features of the Park include: - Naturalistic character; - The lake; - Woods; - Sweeps of grass; - Meandering drives and paths; - "Antique" buildings and monuments; and - Vistas The enhancement and conservation of these key landscape qualities has been deemed essential to maintain the park's historic landscape ideas, and the appropriate design of contemporary park elements. RnafhmicA The Boathouse building is a one -storey building of brown brick and a cottage -style roof and was originally built in 1929. It was initially used to store canoes and as a temporary shelter for visitors of the park and was designed by architect Charles Knetchel. In 1967, there was Page 6 of 225 a fire which destroyed the upper storey and significantly damaged the original building. It was heavily modified and re -constructed to its current state. Since it was originally constructed, the Boathouse as been used for boat rentals, skating in the winter, as a tea house, a pub, and most recently a restaurant/bar. Presently, the Boathouse is vacant. The proposed development aims to restore the building to its original use - as a public amenity space, as well as a place for residents and visitors to enjoy the lake and surrounding Romantic Landscape of the Park. In order to achieve this, a few changes are proposed by the operator to improve the building, and to introduce new amenities that would enhance the user's experience, while still ensuring that the changes remain compatible and sympathetic to the building, the Park, and the HCD (Attachment A) (Fig. 3). Figure 3. Rendering showing the proposed Boathouse development Proposed Alterations to the Existing Boathouse Building Some alterations have been proposed to the existing Boathouse building. They include: • Altering a number of window and door openings, as well as introducing new openings. Some of these changes are required to make the building compliant to the building code; • Introducing new signage for the Boathouse; • Introducing a new ramp at the entrance of the Boathouse to make the entrance accessible; • New Planter bed at the entrance of the Boathouse; and • A commemorative Plaque to describe the history of the site. Page 7 of 225 Alteration of Existing Openings and Introduction of New Openings The existing footprint of the building will remain the same, however, a number of alterations are proposed to existing window and door openings, along with the introduction of some new openings. According to the elevations provided, changes on the north (front) elevation include centralizing the entrance to the Boathouse through the removal of two existing windows. On the east fagade, changes include closing the existing window opening and introducing a new door opening that would lead to the proposed addition. The south (rear) fagade includes the most changes, with the introduction of a new large folding partition doors by removing two windows, enlarging the existing door in the centre of the facade, and introducing another door on the right side. The west elevation also includes the introduction of a new folding partition door. All the new doors will be glass, making it distinguishable and contemporary from the historic portion of the building. These elevations are also available in Appendix B of the Scoped Heritage Impact Assessment (HIA) attached with this report (Attachment B) (Fig. 4). ISM---- - gPROPOSED NORTH ELEVATION .a 4 - - i PROPOSED SOUTH ELEVATION %1 PROPOSED EAST E "ATION P. (;� PROPOSED WEST 9EVATION Figure 4. Elevations showing the proposed changes of openings on the Boathouse. The current windows are not original to the Boathouse. Wherever they are being retained, the current windows are also proposed to be replaced with new aluminum windows in the existing openings. Page 8 of 225 New Signage and Planter Beds for the Boathouse Updated wooden signage for the Boathouse is proposed to be placed in front of the building (Fig. 3). It will be enhanced with ground mounted lighting. A new planter bed is also proposed to be placed with the proposed sign. It will act as a landscaping buffer between the road and the Boathouse. Planter beds have also been proposed in other places on the site: - By the proposed washroom addition; and - Between the cantilevered patio and the walkway on the western side of the Boathouse Commemorative Plague A commemorative plaque has also been proposed to inform visitors of the history of the site, and of Victoria Park. The plaque has been proposed to be placed in the entrance lobby of the Boathouse, although that is subject to change. The content and design of the plaque have not yet been finalized. Staff will be working with the applicant to finalize the content and design of the plaque in the coming months. Proposed Addition on the East Facade of the Boathouse A washroom addition is required to service the proposed use of the Boathouse as a restaurant and venue space. The washroom addition is proposed to be located on the east fagade of the Boathouse towards the rear. It is proposed to be clad in Mitrex — with an appearance of either stone or wood so that it is compatible with the Boathouse and the surrounding Romantic landscape of Victoria Park. Cantilevered Patio One of the other major changes proposed in the surrounding landscape of the Boathouse is a new cantilevered patio, spreading across the entirety of the existing patio space, with a small portion located above the water (Fig. 5 &6). The patio will include a steel -frame cantilevered structure with a composite wood decking system. It will also include a 1.07 m high surface mounted glass guards for safety and to create maximum visibility of the lake and the surrounding landscape. No supports are proposed to be located within the lake. Page 9 of 225 Draft Scoped Heritage Impact Assessment (HIA) for the Boathouse A scoped Heritage Impact Assessment (HIA) dated September 23, 2022, and revised October 7, 2022, was required to assess the impacts of the proposed development on the Boathouse and the surrounding landscape. The scoped HIA provided a history of the existing Boathouse, outlined the proposed development and assessed the impacts of the proposed development against the Standards and Guidelines for Conservation of Historic Places in Canada (Attachment B) and the VPAHCD Plan. The HIA made several recommendations that have been incorporated in the proposed redesign of the site. Some of the conclusionary remarks made in the HIA include: • The proposal maintains the existing building footprint which is a positive ecological impact; • Re -introduction of commercial and retail functions have been made that were vital to the historic success of the area; • The proposed development preserves the original historic use of the Boathouse building; • The proposal creates a more natural and prominent front entrance point that works well with the symmetrical balanced fagade; • Proposed enlargement of the existing rear fagade openings will offer a new view from the Boathouse, this creates a middle ground of the exiting foreground and lake in the background. • Use of natural materials like wood in the proposed washroom addition for the soffit and interior cladding, • Replacing concrete paving with grass (low-mid height planting up to the edge of Jubilee Road) to provide a buffer between the walkways and proposed deck railing, • The proposed washroom additions and alterations do not negatively impact the existing views to the Lake and the commons from David Street, Roland Street, and Park Street (Jubilee Drive), • A commemorative installation is recommended to be proposed. This education intervention will describe the history of the site to the park visitors and future used at the subject site. The scoped HIA is still in its draft stage and has not yet been approved by the Director of the Planning. Victoria Park Neighborhood Heritage Conservation District Plan The Victoria Park Neighborhood Heritage Conservation District Plan includes various policies and guidelines for alterations, additions, and conservation of the Romantic Landscape of the Victoria Park. The VPAHCD Plan identifies that the Boathouse should be redesigned so that they better fit into the Romantic Landscape style of Victoria Park. The Plan also states: "The two features that require particular improvement are the Pavilion and Boathouse. These are larger buildings that need to be finished and landscaped in a manner that blends them more successfully into the park." Page 11 of 225 The VPAHCD Plan further lists out certain measures that could be included as part of the improvement of the Boathouse design: VPAHCD Plan Guidelines/Policy Commentary Relocating exterior wall -mounted There are currently no visible wall -mounted conduits conduits and services so as not to be and services, apart from the lamps that are currently visible. on the building. Coordinating all signage type, size The proposed signage will be made of wood, located and colour as to be blend with the at the front of the building, and will blend in with the building facade building fagade and the overall landscape of the Park. Remove roof spot lights but retaining The current roof of the building is not original, having antique wall -mounted globes using been re -roofed in 2020. For now, the roof spot lights white light. will not be removed, and the antique wall -mounted globes will be retained. Removing all existing timber retaining A cantilevered patio has been proposed to be walls, posts and features and installed, which respects the vision for the water -side replacing with a simple rectangular timber terrace (Fig. 7). The patio will, however, will water -side timber terrace. extend over the water, but will not have negative impact on the lake or the water. Lake Victoria Terrace Boathouse - - Footpath The Park Road Sugt esled improvements to the lloathouse include the removal of ull the llmhM rrtaininR walls and paving to M1e replarM by a fYr Simpler Innduape Ihal bICItlS into tht hrnnder party tnnradrr. This leadreape would include a. new xaler(runl Irrrn<e and gruss wills low -slum pWntings nrnund Ihr Boathouse and up fa the dgr of Ilre Perk Ruad. Figure 7. Excerpt from the VPAHCD Plan showing `suggested improvements' to the Boathouse. Removing brick paving and replacing The current brick paving that surrounds the front with grass and low to mid -storey fagade of the Boathouse is proposed to be retained planting up to the edge of the Park for now. However, planter beds with low to mid - Road. Page 12 of 225 Table 1. Assessment of the proposed development according to the guidelines and/or policies within the VPAHCD regarding the Boathouse. Additionally, the VPAHCD Plan also includes certain policies and guidelines for new additions within the District and for the conservation of the Romantic Landscape style of the Park. Summarized below are these conformity of the proposed development with the relevant guidelines and/or policies: VPAHCD Plan Guidelines/Policy Conformity of the Proposed Development Victoria Park Lake Conservation Guideline: The lake should be conserved as an open, uninterrupted body of water. Signage: Conservation Policies.- 1. olicies: 1. Signage style shall be simple and direct and contribute to and enhance the naturalistic park character. 2. Signage shall be discreet and inconspicuous while effective The proposed cantilevered deck will extend from the Boathouse above over the water. However, no structural infrastructure is proposed be installed in the lake to support the deck, ensuring that it is conserved as an open, uninterrupted body of water. Furthermore, the cantilevered patio would be a reversible design intervention, which could be removed in the future, if necessary, without having an adverse impact on the lake. The proposed signage uses traditional and simple materials like wood, which would enhance the naturalistic park character. The signage will be discreet, with ground mounted lighting and the colour palette will be coordinated with other painted features in the Park. The proposed signage will also Page 13 of 225 height planting have been proposed in various locations around the Boathouse: - At the front of the building to provide a buffer between the building and Jubilee Drive; and - On either side of the building to provide a landscape buffer between the new proposed addition on the east facade and between the walkway and proposed cantilevered patio and the walkway on the west fagade. Extending the principle gravel Not applicable. The existing footpath does go past lakeside footpath past the Boathouse. the Boathouse currently. Table 1. Assessment of the proposed development according to the guidelines and/or policies within the VPAHCD regarding the Boathouse. Additionally, the VPAHCD Plan also includes certain policies and guidelines for new additions within the District and for the conservation of the Romantic Landscape style of the Park. Summarized below are these conformity of the proposed development with the relevant guidelines and/or policies: VPAHCD Plan Guidelines/Policy Conformity of the Proposed Development Victoria Park Lake Conservation Guideline: The lake should be conserved as an open, uninterrupted body of water. Signage: Conservation Policies.- 1. olicies: 1. Signage style shall be simple and direct and contribute to and enhance the naturalistic park character. 2. Signage shall be discreet and inconspicuous while effective The proposed cantilevered deck will extend from the Boathouse above over the water. However, no structural infrastructure is proposed be installed in the lake to support the deck, ensuring that it is conserved as an open, uninterrupted body of water. Furthermore, the cantilevered patio would be a reversible design intervention, which could be removed in the future, if necessary, without having an adverse impact on the lake. The proposed signage uses traditional and simple materials like wood, which would enhance the naturalistic park character. The signage will be discreet, with ground mounted lighting and the colour palette will be coordinated with other painted features in the Park. The proposed signage will also Page 13 of 225 3. A classic forest green colour, which is historically appropriate, shall be considered as the base background colour 4. Signage colour palette shall be coordinated with all other painted features in the Park. Vistas Conservation Guideline: The following intermittent vistas in the Park should be conserved and enhanced: • The sequence along the Park Road (Jubilee Drive) in both directions, including views to the Commons and Lake, -and • Views from David Street and Roland Street to the Commons and Victoria Park Lake Building Addition Policies Location — Additions shall be located to the rear or rear side of the existing historic building so as to maintain the original principal fagade as a visual entity. Where additions are brough forward, they shall not visually dominate or overpower the existing historic building. Design — A clear distinction between the old and new building design is encouraged. Contemporary design for additions is encouraged that is complementary in terms of scale, mass, and texture to the existing or neighboring historic building. Height — Height of additions shall complement the predominant height of the original building and immediate streetscape. be compatible with the overall Romantic Landscape of the Park. There will no impact on the existing views and vistas. The proposed addition is located on the rear side of the east fagade of the existing building, thus maintain the principal fagade as a visual entity. The new addition is contemporary in its design and is visually distinguishable but compatible with the existing Boathouse building. The proposed height of the addition is one - storey, complementing the predominant height of the original building and the immediate streetscape. Page 14 of 225 Materials — For additions, materials typical of the Area shall be used, with an emphasis on brick, stone and wood. Roof — Original historic roof shapes, finishes, chimneys and details shall be conserved. The roof of the addition shall be similar or complementary to the existing historic building or style in the Area. Entrances — New entrances to additions are encouraged to be located on secondary rather than principal facades. Windows — The appearance, placement and proportion of height to width of windows shall be similar or complementary to the existing historic building style or as established in the vicinity. Closing -in of existing windows shall be avoided, but, when, unavoidable, windows should be made blind to retain an impression of their The proposed addition will be clad in Mitrex cladding, to give the visual appearance of stone or wood. Furthermore, given that the building has been modified extensively since the 1960s, contemporary materials are being used to keep the addition distinguishable but compatible with the existing building. The roof of the proposed addition will be flat, which will be complementary to the Boathouse. There is an opportunity for planting on the roof, in order to make the proposed addition ecologically friendly. Entrances are proposed on the front and rear facades of the addition. However, since the addition is recessed from the principal facade of the original existing building, the entrances will not negatively impact the existing Boathouse building. Since the addition would just include washrooms to service the restaurant and venue space, no windows are proposed on the addition. Table 2. Assessment of the proposed development according to the guidelines and/or policies within the VPAHCD regarding the alterations, new additions, and conservation of the Romantic Landscape style of the Park. Forthcoming Site Plan Application The applicants also need to submit a Stamp Plan `A' Site Plan Application to undertake the proposed work (Fig. 8). Staff are anticipating that some of the elements of this proposal which have not been finalized yet — such as the commemorative plaque or any changes in materials — will be dealt with and finalized prior to full site plan approval. Staff will be working with the applicant to fulfill these conditions as the site plan application process progresses. As part of the conditions for approval for the Site Plan Application, a heritage permit would be required to undertake the proposed work, which is why the conditions of approval outlined for this heritage permit application are also required to be fulfilled prior to the final site plan approval. This will ensure that conditions relating to heritage elements outlined in this heritage permit application will be implemented through the site plan approval process. This will also ensure that the final plans are consistent with the approvals associated with this heritage permit application. Page 15 of 225 ........... . . . . . . . . . . . . . . ..................... .................... ............. ............. Figure 8. A proposed site plan which has been submitted as part of this heritage permit application. Heritage Planning Comments In reviewing merits of this application, heritage planning staff make the following comments: • The property municipally addressed as 57 Jubilee Drive is located within the Victoria Park Area Heritage Conservation District and is designated under Part V of the Ontario Heritage Act-, • The proposal involves the adaptive re -use of the Boathouse building and restoration of its original use as a public amenity and gathering space-, • A number of alterations to door and window openings have been proposed, as well as the introduction of new openings on all facades of the building and replacement of windows-, • The proposed development also includes a new addition on the rear side of the east side of the building, as well new signage and installing an accessibility ramp-, • A cantilevered patio has also been proposed which would extend over the water-, • The existing Boathouse building has the original footprint of the building, but has been extensively modified after a fire in 1967 and years after-, • All of the changes proposed are contemporary in nature and design, but are still compatible with the existing Boathouse, Victoria Park, and the HCD; • All the changes proposed will not have an adverse impact on the existing Boathouse, the Romantic Landscape style of Park, and the overall District-, Page 16 of 225 • The modifications proposed through this heritage permit application are required to re -purpose the existing vacant building in order to restore it to its original intended use and to better utilize this resource in Victoria Park; and STRATEGIC PLAN ALIGNMENT: This report supports the delivery of core services. FINANCIAL IMPLICATIONS: Capital Budget — The recommendation has no impact on the Capital Budget. Operating Budget — The recommendation has no impact on the Operating Budget. COMMUNITY ENGAGEMENT: INFORM — This report has been posted to the City's website with the agenda in advance of the Heritage Kitchener Committee meeting. CONSULT — The Heritage Kitchener Committee will be consulted regarding the subject Heritage Permit Application. PREVIOUS REPORTS/AUTHORITIES: • Ontario Heritage Act, 2021 APPROVED BY: Justin Readman, General Manager, Development Services Department ATTACHMENTS: Attachment A — Heritage Permit Application HPA-2022-V-027 Attachment B — Scoped Heritage Impact Assessment (HIA) for the Boathouse Page 17 of 225 2022 HERITAGE PERMIT APPLICATION & SUBMISSION REQUIREMENTS Planning Division — 200 King Street West, 6t" Floor ITCHENER P.O. Box 1118, Kitchener ON N2G 4G7 519-741-2426; planningCu)-kitchener.ca PART A: SUBMISSION REQUIREMENTS Page 1 of 10 The following requirements are designed to assist applicants in submitting sufficient information in order that their Heritage Permit Application may be deemed complete and processed as quickly and efficiently as possible. If further assistance or explanation is required please contact heritage planning staff at heritage(ukitchener.ca. 1. WHAT IS A HERITAGE PERMIT APPLICATION? The Province of Ontario, through the Ontario Heritage Act, has enacted legislation to assist its citizens with the protection and conservation of cultural heritage resources. Once properties are designated under the Ontario Heritage Act, the City is enabled to manage physical change to the cultural heritage resources as a means of protection. The principal mechanism of management is the Heritage Permit Application process, which allows the municipality to review site-specific applications and determine if proposed changes will beneficially or detrimentally affect the reasons for designation and heritage attributes. As a general rule, the preferred alterations to heritage properties are those that repair rather than replace original heritage attributes, and those that do not permanently damage cultural heritage resources and their heritage attributes. Where replacement of materials or new construction is necessary, these should be compatible with the original. Reversibility is also preferable as this allows for the future reinstatement of heritage attributes. According to the Ontario Heritage Act, no owner of designated property shall alter the property or permit the alteration of the property if the alteration is likely to affect the property's heritage attributes, unless the owner applies to the council of the municipality and receives written consent. This consent is obtained through the approval of a Heritage Permit Application. Heritage Permit Applications are applicable for all individually designated properties (under Part IV of the Ontario Heritage Act) and all properties located within the boundaries of Heritage Conservation Districts (designated under Part V of the Ontario Heritage Act). 2. WHEN IS A HERITAGE PERMIT APPLICATION REQUIRED? Under the Ontario Heritage Act, R.S.O. 1990, any new construction or "alteration" to a property designated under Part IV of the Act (individually designated property) or a property designated under Part V of the Act (within a Heritage Conservation District) requires a Heritage Permit Application. "Alteration" is defined as: "to change in any manner and includes to restore, renovate, repair or disturb." In addition, the approval of a Heritage Permit Application is required for any demolition of a property designated under Part IV or V of the Act. Please contact Heritage Planning staff directly to confirm if your specific project requires the approval of a Heritage Permit Application. Below are some examples of typical Part IV alterations that may require a Heritage Permit Application: • Addition and/or alteration to an existing building or accessory building • Replacement of windows or doors, or a change in window or door openings • Change in siding, soffit, fascia or roofing material • Removal and/or installation of porches, verandahs and canopies • Removal and/or installation of cladding and chimneys • Changes in trim, cladding, or the painting of masonry • Repointing of brick Working together • Growing thoughtfully ■ Building community rage 2022 Page 2 of 10 Note: Heritage Permit Application requirements differ between Part V designations depending on the policies and guidelines of the respective Heritage Conservation District Plans. Please refer to the City of Kitchener's website at www.kitchener.ca/heritage to download a copy of the relevant Heritage Conservation District Plan (Civic Centre Neighbourhood, St. Mary's, Upper Doon, and Victoria Park Area). 3. WHAT INFORMATION IS REQUIRED WITH A HERITAGE PERMIT APPLICATION? The information required varies with each application. The intent of the application is to ensure that Heritage Planning staff and, where required, the Heritage Kitchener committee understand the specific details of any proposed changes in order to be sufficiently informed so they may offer advice to the applicant and, where required, to City Council. An incomplete application cannot be processed and the official notice of receipt (as required under the Ontario Heritage Act) will not be issued until all of the documents have been submitted. Failure to provide a complete application may result in deferral by Heritage Planning staff or the Heritage Kitchener committee in order to secure additional information, which will delay final approval. At minimum, the following information is required: Heritage Permit Application Form The applicant must provide a complete original copy, including signature of the owner, of the Heritage Permit Application Form. Written Description The applicant must provide a complete written description of all proposed work. The description should complement drawings, detailed construction plans, photos and any other sketches or supporting information submitted with the application. The written description must include a list and the details of all proposed work including, but not limited to, proposed colours, materials, sizes, etc. Construction and Elevation Drawings Along with construction elevation drawings (drawn to scale) the applicant may also, but not in lieu of, submit a sketch of the proposed work made over a photograph. Drawings must be drawn to scale and include: a) Overall dimensions b) Site plan depicting the location of existing buildings and the location of any proposed new building or addition to a building c) Elevation plan for each elevation of the building d) Specific sizes of building elements of interest (signs, windows, awnings, etc.) e) Detailed information including trim, siding, mouldings, etc., including sizes and profiles f) Building materials to be used (must also be included in the written description) g) Construction methods and means of attachment (must also be included in the written description) Some of the above components may be scoped or waived at the discretion of Heritage Planning staff following discussion with the applicant. Photographs Photographs of the building including general photos of the property, the streetscape in which the property is located, facing streetscape and, if the property is located at an intersection, all four corners. Photos of the specific areas that may be affected by the proposed alteration, new construction, or demolition must be included. Electronic copies of construction and elevation drawings, sketches, and photographs, along with hard copies submitted with the application, are encouraged. Working together • Growing thoughtfully ■ Building community rage 2022 Samples Page 3 of 10 It is recommended that applicants bring samples of the materials to be used to the Heritage Kitchener meeting when their application is to be considered. This may include a sample of the windows, brick, siding, roofing material, as well as paint chips to identify proposed paint colours. Other Required Information In some circumstances Heritage Planning staff may require additional information, such as a Heritage Impact Assessment or Conservation Plan, to support the Heritage Permit Application. The requirement for additional information will be identified as early on in the Heritage Permit Application process as possible. Pre - consultation with Heritage Planning staff before formal submission of a Heritage Permit Application is strongly encouraged. 4. WHAT CAN I DO IF MY HERITAGE PERMIT APPLICATION IS DENIED? City of Kitchener Heritage Planning staff and the Heritage Kitchener committee endeavour to come to solutions for every Heritage Permit Application submitted. Discussions with the applicant and revisions usually result in successful applications. However, if the municipality refuses your application and you choose not to resolve the issue with a revised application, you have the option of appealing the decision to the Conservation Review Board (for alterations to designated properties under Part IV) or the Ontario Municipal Board (for demolition of property designated under Part IV or for any work to designated property under Part V). 5. IMPORTANT NOTES Professional Assistance Although it is not a requirement to obtain professional assistance in the preparation of this information, the applicant may wish to seek such assistance from an architect, architectural technologist, draftsperson or others familiar with the assessment of buildings and the gathering together of building documents. Building Codes and Other By-laws It is the applicant's responsibility to ensure compliance with all other applicable legislation, regulations and by-laws. These items include the Ontario Building and Fire Codes, and the City's zoning and property standards by-laws. 2022 Heritage Permit Application Submission Deadlines 2022 Heritage Kitchener Meeting Dates November 26, 2021 January 4, 2022 December 17, 2021 February 1, 2022 January 21, 2022 March 1, 2022 February 25, 2022 April 5, 2022 March 25, 2022 May 3, 2022 April 29, 2022 June 7, 2022 - No July Meeting June 24, 2022 August 2, 2022 July 29, 2022 September 6, 2022 - No October Meeting September 23, 2022 November 1, 2022 - No December Meeting Working together • Growing thoughtfully ■ Building community rage 2022 Page 4 of 10 6. HOW DO I PROCEED WITH SUBMITTING MY HERITAGE PERMIT APPLICATION? a) Heritage Planning Staff are available to meet with applicants and review all documentation prior to formal submission. Often Heritage Planning staff can assist you with historical and architectural information that might help with your proposed changes. b) Formal submission of a Heritage Permit Application with all supporting documentation (written description, construction drawings, sketch plans, scale drawing, photographs) to Heritage Planning staff are due approximately five (5) weeks prior to a Heritage Kitchener meeting (see schedule for submission deadlines and committee meeting dates). c) Upon confirmation of the submission of a complete application, including the owner's signature and all supporting documentation, Heritage Planning staff will issue a Notice of Receipt, as required by the Ontario Heritage Act, to the Applicant. d) Heritage Planning staff determine whether the Heritage Permit Application may be processed under delegated authority approval without the need to go to Heritage Kitchener and/or Council. Where Heritage Permit Applications can be processed under delegated authority approval without the need to go to Heritage Kitchener and Council, Heritage Planning staff will endeavour to process the application within 10 business days. e) Where Heritage Permit Applications are required to go to Heritage Kitchener, Heritage Planning staff prepare a staff Report based on good conservation practice and the designating by-law, or the guidelines and policies in the Heritage Conservation District Plan. Preparation of the staff Report may require a site inspection. f) Heritage Kitchener Meeting Agenda, including staff Report, circulated to Committee members prior to Heritage Kitchener meeting. Staff Report circulated to applicant prior to meeting. g) Heritage Permit Application is considered at Heritage Kitchener meeting. Heritage Planning staff present staff Report and Recommendations to Heritage Kitchener. Applicants are encouraged to attend the Heritage Kitchener meeting in order to provide clarification and answer questions as required. Failure to attend the Heritage Kitchener meeting may result in a deferral in order to secure additional information, which would delay consideration of the Heritage Permit Application. Where the applicant, Heritage Planning staff, and Heritage Kitchener support the Heritage Permit Application, the application may be processed under delegated authority and approved by the Coordinator, Cultural Heritage Planning. Where the applicant, Heritage Planning staff and/or Heritage Kitchener do not support the Heritage Permit Application, the staff report with recommendation and Heritage Kitchener recommendation will be forwarded to Council for final decision. h) Where the staff report with recommendation and Heritage Kitchener recommendation are forward to Council for final decision, Council may: 1. Approve the Heritage Permit Application; 2. Approve the Heritage Permit Application on Terms and Conditions; or, 3. Refuse the Heritage Permit Application. i) Within 30 days of receiving Notice of Council's Decision, the applicant may appeal the decision and/or terms and conditions to the Conservation Review Board or Local Planning Appeal Tribunal (LPAT). 7. SPECIFIC REQUIREMENTS FOR NEW CONSTRUCTION, ALTERATIONS AND ADDITIONS TO DESIGNATED PROPERTY Information presented in the Heritage Permit Application should indicate an understanding of the reasons for designation and heritage attributes of the designated property and, if applicable, the surrounding area, including the following: Working together • Growing thoughtfully ■ Building community rage 2022 Page 5 of 10 Setting 1. Positioning of the heritage building or structure on the property 2. Lot size related to building size 3. Streetscape (relationship to other properties and structures on the street) Building Details 1. Proportion and massing 2. Roof type and shape 3. Materials and detailing 4. Windows and doors: • Style • Proportions • Frequency or placement 5. Relationship of the heritage building to other buildings on the lot and to the streetscape Heritage Attributes The following applies where a Heritage Permit Application includes work on heritage attributes: Windows and Doors The applicant should consider in order of priority: 1. Repairing or retrofitting the existing units (information on how to make older windows more energy efficient is available from Heritage Planning staff) 2. Replacing the units with new units matching the originals in material, design, proportion and colour 3. Replacing the units with new units that are generally in keeping with the original units If historic window units are proposed to be replaced the application should include the following: • Description of the condition of the existing units • Reasons for replacing the units • Description of the proposed new units If approval to replace historic window units is given, the following action should be considered: • A sample of a window removed should be stored on site in case a future owner wishes to construct a replica of the original • The masonry opening and/or door framing should not be disturbed • Exterior trim should match the original Roofing The application should include: • Description of proposed roofing material to be applied • If there is a request to install a different roofing material, the applicant may wish to investigate what the original material might have been Working together • Growing thoughtfully ■ Building community rage 2022 Page 6 of 10 Masonry Work The application should include: A description of the proposed work, materials (type/style of brick, type of mortar mix, etc.) and methods of repair and application • Outline the reasons for the work Signage The application should include: • A general written description of the proposed signage to be installed A scale drawing of the signage with dimensions, materials, methods of construction, colours and means of attachment (the means of attachment should be arranged to anchor into joints between historic masonry units or into wood building elements) • Type of illumination, if applicable Awnings The application should include: • A sketch view of the proposed awning — perhaps over a photo A scale drawing of the awning on the building with dimensions, materials, operating mechanism, method of construction, colours and means of attachment (the means of attachment should be arranged to anchor into joints between masonry units or into wooden building elements) • Type of illumination, if applicable. 8. SPECIFIC REQUIREMENTS FOR DEMOLITION Information presented in the Heritage Permit Application should describe the existing conditions, including the existing setting and existing heritage attributes, of the designated property and the surrounding area, specifically as they relate to the building proposed for demolition. The Heritage Permit Application should provide a detailed rationale for the demolition, including an assessment of the current condition of the building, and a cost comparison identifying the difference in cost to repair and restore the building versus cost to demolish and construct a new building. 9. HERITAGE CONSERVATION PRINCIPLES The Heritage Permit Application must demonstrate how the proposed work (e.g., alteration, new construction or demolition) is consistent with the designating by-law for individual properties (Part IV) or the Heritage Conservation District Plan for properties within a Heritage Conservation District (Part V designation). In addition, the Heritage Permit Application must demonstrate how the proposed work is consistent with the Parks Canada's Standards and Guidelines for the Conservation of Historic Places in Canada (available at www.historicplaces.ca/en/pages/standards-normes.aspx). For more information on Heritage Planning in the City of Kitchener please contact our heritage planning staff at heritage(o-)-kitchener.ca. Working together . Growing thoughtfully ■ Building community rage 2022 HERITAGE PERMIT APPLICATION & SUBMISSION REQUIREMENTS Planning Division — 200 King Street West, 6t" Floor P.O. Box 1118, Kitchener ON N2G 4G7 KiTcHENER 519-741-2426; plan ningCu)-kitchener.ca STAFF USE ONLY Page 7 of 10 Date Received: Accepted By: Application Number: H PA -2021 - PART B: HERITAGE PERMIT APPLICATION FORM 1. NATURE OF APPLICATION ❑ Exterior ❑ Interior ❑X Signage ❑ Demolition ❑X New Construction X❑ Alteration ❑ Relocation 2. SUBJECT PROPERTY Municipal Address: 57 Jubilee Drive, Kitchener, ON N2G 7T6, ON Legal Description (if know): Building/Structure Type: ❑ Residential ® Commercial ❑ Industrial ❑ Institutional Heritage Designation: ❑ Part IV (Individual) ® Part V (Heritage Conservation District) Is the property subject to a Heritage Easement or Agreement? ❑ Yes ❑ No 3. PROPERTY OWNER Name: City of Kitchener Address: City/Province/Postal Code: Phone: Email: 4. AGENT (if applicable) Name: James Barr Company: Walkinshaw Holdings Address: 847 Queens Blvd City/Province/Postal Code: Kitchener, ON, N2M 1A6 Phone Email: Working together • Growing thoughtfully ■ Building community rage 2022 5. WRITTEN DESCRIPTION Page 8 of 10 Provide a written description of the project including any conservation methods proposed. Provide such detail as materials to be used, measurements, paint colours, decorative details, whether any original building fabric is to be removed or replaced, etc. Use additional pages as required. Please refer to the City of Kitchener Heritage Permit Application Submission Guidelines for further direction. The following renovations and a new washroom addition are proposed for the Boathouse building: - A new outcloor cieCK structure in tne Torm OT a cantilever aciclition at tne rear OT tne existing ui ing; - A new primary accessible entrance and ramp at the front of the existing building to improve accessibility; - A new bank of exterior washrooms located east of the existing building & - Enlaraement of existing openings and addition of new openings, Please refer to the additional page -1 for more information. renders and drawings. 6. REVIEW OF CITY OF KITCHENER HERITAGE PERMIT APPLICATION SUBMISSION GUIDELINES Describe why it is necessary to undertake the proposed work: The proposed work is necessary to rehabilitate the Boathouse building to ensure its continued use as a commercial space for the community. I ne proposeci aiterations, accessi e outcloor terrace anci was room a i ion are esigne per es onserva ion practices and guidelines which do not affect the attributes of the cultural heritage landscape and existing views adversely. Re -introducing commercial and retail functions on this site would support economic revitalization of the district and create opportunities for moreeeoople to enjoy this beautiful historic site. Describe how the proposal is consistent with the Part IV individual designating by-law or the Part V Heritage Conservation District Plan: The proposed work is consistent with Part V Heritage District Plan guidelines. The existing views to and from Park Street (Jubilee rive , Roland btreetand Uavidreet will e preserved. I he proposed decking would visually re erence wood to blend with the landscape. The existing concrete paving along the proposed terrace would be replaced by a landscape buffer with low-mid height planting. The proposed waterfront terrace with low -storey plantings around the building are improvements that are inlina with tha Virtnrin Park HaritnQp C nncarvafinn Plan QiiirlalinaGra nrPd h�/ Nir.hnlac Hill 1gg6l Describe how the proposal is consistent with Parks Canada's Standards and Guidelines for the Conservation of Historic Places in Canada (www.historicplaces.ca/en/pages/standards-normes.aspx): Please refer to additional page -2. 7. PROPOSED WORKS a) Expected start date: January 2, 2023 Expected completion date: June 16, 2023 b) Have you discussed this work with Heritage Planning Staff? ❑X Yes ❑ No - If yes, who did you speak to? Deeksha Choudhry c) Have you discussed this work with Building Division Staff? ❑ Yes ® No - If yes, who did you speak to? d) Have you applied for a Building Permit for this work? ❑ Yes x❑ No e) Other related Building or Planning applications Application number. Working together • Growing thoughtfully ■ Building community rage 2022 8. ACKNOWLEDGEMENT Page 9 of 10 The undersigned acknowledges that all of the statements contained in documents filed in support of this application shall be deemed part of this application. The undersigned acknowledges that receipt of this application by the City of Kitchener - Planning Division does not guarantee it to be a `complete' application. The undersigned acknowledges that the Council of the City of Kitchener shall determine whether the information submitted forms a complete application. Further review of the application will be undertaken and the owner or agent may be contacted to provide additional information and/or resolve any discrepancies or issues with the application as submitted. Once the application is deemed to be fully complete, the application will be processed and, if necessary, scheduled for the next available Heritage Kitchener committee and Council meeting. Submission of this application constitutes consent for authorized municipal staff to enter upon the subject property for the purpose of conducting site visits, including taking photographs, which are necessary for the evaluation of this application. The undersigned acknowledges that where an agent has been identified, the municipality is authorized but not required to contact this person in lieu of the owner and this person is authorized to act on behalf of the owner for all matters respecting the application. The undersigned agrees that the proposed work shall be done in accordance with this application and understands that the approval of this application under the Ontario Heritage Act shall not be a waiver of any of the provisions of any by-law of the City of Kitchener or legislation including but not limited to the requirements of the Building Code and the Zoning By-law. The undersigned acknowledges that in the event this application is approved, any departure from the conditions imposed by the Council of the City of Kitchener or from the plans or specifications approved by the Council of the City of Kitchener is prohibited and could result in a fine being imposed or imprisonment as provided for under the Ontario Heritage Act. Signature of Owner/Agent: Date: September 29, 2022 Signature of Owner/Agent: Date: 9. AUTHORIZATION If this application is being made by an agent on behalf of the property owner, the following authorization must be completed: I / We, owner of the land that is subject of this application, hereby authorize to act on my / our behalf in this regard. Signature of Owner/Agent: Date: Signature of Owner/Agent: Date: The personal information on this form is collected under the legal authority of Section 33(2), Section 42(2), and Section 42(2.2) of the Ontario Heritage Act. The information will be used for the purposes of administering the Heritage Permit Application and ensuring appropriate service of notice of receipt under Section 33(3) and Section 42(3) of the Ontario Heritage Act. If you have any questions about this collection of personal information, please contact the Manager of Corporate Records, Legislated Services Division, City of Kitchener (519-741-2769). Working together • Growing thoughtfully * Building community rage 2022 Application Number: Application Received: Application Complete: Notice of Receipt: Notice of Decision: 90 -Day Expiry Date: PROCESS: ❑ Heritage Planning Staff: ❑ Heritage Kitchener: ❑ Council: Page 10 of 10 STAFF USE ONLY Working together • Growing thoughtfully ■ Building community rage Additional Page - 1 Heritage Permit Application Boathouse Building, Victoria Park Heritage Conservation District, City of Kitchener 57 Jubilee Drive, Kitchener, ON N2G 7T6, ON Written Description: Detailed architectural description of the proposed materials and construction details: 1. Washroom Addition: Mitrex cladding (with potential for solar integration) - the face of this integrated cladding system is recommended to be a traditional look ie. stone or wood. Flat roof with single ply membrane and parapet cap Matching hollow metals doors for washrooms and storage areas Wood cedar t&g soffit and washroom interiors (to match cedar shake roof of existing) Durable epoxy coating with grit in washrooms and storage areas for ease of cleaning and safety 2. Cantilevered Deck Steel frame cantilevered structure (over entirety of existing patio space) with max dimensions of 18" above high water level Composite decking system - color and tone to resemble natural wood. 1.07m high surface mounted Glass guards throughout to create maximum visibility of pond and existing structure 3. New Double Door at the front and rear facade - A new double door accessible entrance is proposed at the front facade of the boathouse building. The design of the doors includes a transom on top to emulate the design of the existing doors on the front facade. The door of the new washroom addition will be contemporary in design and distinguishable from the existing fabric. Existing doors at the front along the east and west facades are recommended to be brick infilled. The infill brick is recommended to be set slightly back from the face of the existing brick, to show that doors previously existed, and could be re -installed in the future if desired. This follows the conservation practices of reversibility and is recommended. 4. New Replacement Windows - The existing windows are not original to the boathouse building. These will be replaced with better performing aluminum double hung windows emulating the design of the original windows. Please refer to CHIA report for historic photos. 5. New Glazing in Existing Building A folding partition is proposed as part of the rear elevation to enhance 4 season uses and greater accessibility between interior and exterior spaces. The design includes a transom window on top with glazing panels below to maintain and enhance views of the lake from the Boathouse building. 6. Exterior Lighting Replace existing bulb lighting sconces and poles with new efficient led lighting with minimized architectural profile (complimentary with the park) which minimizes light pollution on the neighbourhood while maximizing safety and utility for building uses. 7. New Ramp & Signage - A new concrete ramp (maximum 5% slope) with 6" high curbs at grade will be provided for improved accessibility. - A new ground mounted LED Backlit signage 'The Boathouse' letters is proposed infront of the building as part of the landscaping and the new planter bed. 8. New Planter Bed acting as a landscape buffer between the walkways and the proposed outdoor terrace. 9. Commemorative Plaque - A commemorative installation is proposed in the entrance lobby of the Boathouse building. This education intervention will describe the history of the site to the park visitors and future users at the subjeRaW.28 of 225 i op �o P 9 4 d� �'ad3 'pper Z r a Oo_ Y W g fid¢ o o° p� oWOo pp o aa W m z � p Z2 °z No 5 t d t! pB�s M B a a J . . . . . . . . �a Yo Z2 d �a : §)}))})()}}} ||\\\\\\\\\\ Ste: ;! (} ))) !! :� : ;o !:: : §)}))})()}}} ||\\\\\\\\\\ Ste: ;! (H� / /\�^ ,!} ;,: : !m d 2: ��^1}}}�} .,:::« ...... . ) .... q.z�:. . . - ( 0 \(ƒ�}[{ \:.. : (H� \\ � 4 ~ 77 4 ..R o ro- mi Or I-Mols"ams 00, �Ay A y� I e N 3 U rrt 3+ a f, -'Q`a yUl •'€•vim 44W lip WIM i op �o P B w � & Z ° 88 i a SQ: d Q 4 o oo o W °WBS o 5 ia0 i� i M B a0 0a C ---,, -- 1 -- - II ll� II I I ------------------ ------------------ z --- - ---- z u— O I m I---- m � IF — I I ---------------- ------------------ Ell I I g I 'il *�un __ .fib 1 li "�s�J II �; tl I� 1 A I II - III F I I Z Z _--- g o ( o II Q -+: =------------- I I ----------------------------- 0 0 �II I — A'P 3ti� �.>0 a o 4 oo 4 18 of 25 Additional Page - 2 6.0 Applicable Heritage Planning policies and Conservation guidelines The Boathouse building is subject to several policies and guidelines. The following section outlines the relevant sections of those policies and guidelines and provides responses with regards to the heritage resource and proposed development. 6.1 Standards and Guidelines for the Conservation of Historic Places in Canada Section 3: General Standards for Preservation, Rehabilitation and Restorations 1 Conserve the heritage value of an historic place. The proposal maintains the existing footprint of the Do not remove, replace or substantially alter its building. The latter is not proposed to be moved or intact or repairable character defining elements. relocated. Do not move a part of an historic place if its current location is a character -defining element. 2 Conserve changes to an historic place that, over The existing views from Park Street (Jubilee Drive), time, have become character -defining elements Roland Street and David Street will be preserved. in their own right. 3 Conserve heritage value by adopting an The proposal calls for minimum interventions that approach calling for minimal intervention. are required to make the red -brick building code compliant ensuring health and safety of its occupants and add support services which would help engage with the community more fully. 4 Recognize each historic place as a physical The proposed alterations and additions are record of its time, place and use. Do not create a contemporary in design and distinguishable from false sense of historical development by adding the existing building and adjacent fabric. elements from other historic places or other properties, or by combining features of the same property that never coexisted. 5 Find a use for an historic place that requires The former use of the Boathouse building is minimal or no change to its character -defining maintained. It will continue to be used as a elements restaurant/ event space that will bring in more people from the community and promote economic vitalization of the Victoria Park which aligns with the HCD goals for this cultural landscape. 6 Protect and, if necessary, stabilize an historic With proper stabilization and monitoring place until any subsequent intervention is throughout all phases of the project, there should undertaken. Protect and preserve archaeological be no impact on the integrity of the existing resources in place. Where there is potential for building. As a precaution, vibration monitoring and disturbing archaeological resources, take regular inspections should take place prior to, 5 Standards and Guidelines for the Conservation of Historic Places in Canada, pp 21-23. Retrieved online from: 81468-parks-s+e-ene-web2.Pdf (historicplaces.ca) Page 34 of 225 19 of 25 Additional Standards Relating to Rehabilitation 10 mitigation measures to limit damage and loss of during and post construction. If any unexpected information. situation or damage does occur, a discussion with are too severely deteriorated to repair, and a qualified professional should occur prior to any where sufficient physical evidence exists, replace decisions being made. The design of the them with new elements that match the forms, cantilevered patio is intended to have no impact to materials and detailing of sound versions of the the water and waters edge. 7 Evaluate the existing condition of character- No character -defining elements are negatively defining elements to determine the appropriate affected as no existing views are impacted and intervention needed. Use the gentlest means connected pathways around the facility remain. possible for any intervention. Respect heritage 11 value when undertaking an intervention. The proposed alterations and the washroom 8 Maintain character -defining elements on an The Victoria Park is an excellent example of a ongoing basis. Repair character -defining Victorian era park designed in the Romantic style. elements by reinforcing their materials using Per the guidelines provided within the Victoria Park recognized conservation methods. Replace in HCD Plan, the sequence along Park Road in both kind any extensively deteriorated or missing directions including views to the Commons and lake parts of character -defining elements, where and views from David, Roland should be considered there are surviving prototypes to be the Park's visual edge. The proposed alterations do not affect the visual aesthetics negatively. 9 Make any intervention needed to preserve Please refer to comment above. Detailed drawings character -defining elements physically and have been prepared which will serve as visually compatible with the historic place and documentary evidence (Appendix A). identifiable on close inspection. Document any intervention for future reference. Additional Standards Relating to Rehabilitation 10 Repair rather than replace character -defining The new addition will be non -imposing in scale. The elements. Where character -defining elements ramp design will be simple with a low height curb are too severely deteriorated to repair, and with a maximum slope of 5%. The terrace railing will where sufficient physical evidence exists, replace be glass to ensure transparency and minimal impact them with new elements that match the forms, on exiting views. materials and detailing of sound versions of the same elements. Where there is insufficient The new windows and doors will emulate the design physical evidence, make the form, material and and proportions of the existing openings. detailing of the new elements compatible with the character of the historic place. 11 Conserve the heritage value and character- The proposed alterations and the washroom defining elements when creating any new addition will alter the historic facade of the existing additions to an historic place or any related new red -brick building however no heritage attributes construction. Make the new work physically and will be impacted adversely as the new addition will Page 35 of 225 20 of 25 Section 4.3 Guidelines for Buildings Section 4.3.1 Exterior Form' Accessibility Considerations 18 visually compatible with, subordinate to and not be imposing in scale, will employ contemporary distinguishable from the historic place. materials and the new ramp will provide exterior form of the historic building. For accessibility which is a positive impact. The example, introducing a gently sloped walkway proposed works will be distinguishable from the old instead of a constructed ramp with handrails in fabric and are reversible in nature. 12 Create any new additions or related new The proposed works will be distinguishable from the construction so that the essential form and old fabric and are reversible in nature. 19 integrity of an historic place will not be impaired The proposed ramp addition does not alter the if the new work is removed in the future. existing visual relationships that are critical to this Section 4.3 Guidelines for Buildings Section 4.3.1 Exterior Form' Accessibility Considerations 18 Finding solutions to meet accessibility Understanding and considering the existing site requirements that are compatible with the constraints, a new ramp is proposed that will lead to exterior form of the historic building. For the new primary entrance. The proposal does not example, introducing a gently sloped walkway alter the building's exterior radically. The new ramp instead of a constructed ramp with handrails in curb is proposed to be 6" high with a 5% slope on front of an historic building. making it non -imposing and with minimal visual impacts. 19 Working with accessibility and conservation The proposed ramp addition does not alter the specialists and users to determine the most existing visual relationships that are critical to this appropriate solution to accessibility issues with cultural landscape. The proposed elements will not the least impact on the character -defining visually compete with the existing overall aesthetic. elements and overall heritage value of the historic building. ' Standards and Guidelines for the Conservation of Historic Places in Canada, pp 132. Retrieved online from: 81468-parks-s+e-ene-web2.pdf (historicplaces.ca) Page 36 of 225 21 of 25 The subject site is within a cultural landscape. The following guidelines from Section 4.1 Guidelines for Cultural Landscapes, including heritage districts apply: Section 4.1 General Guidelines for Preservation, Rehabilitation and Restoration' 1 Understanding land use and how it contributes The proposal maintains the former use of the to the heritage value of the cultural landscape. property. The boathouse will be used as an event and restaurant space. 5 Protecting and maintaining past links connecting The proposed alterations do not alter the existing archaeological sites, such as roads, trails, paths visual relationships. The proposed elements will not and visual relationships. visually compete with the existing overall aesthetic. Replacing in kind extensively deteriorated or The proposed alterations and the washroom 7 missing parts of a feature that support a land use addition will alter the historic facade of the existing where there are surviving prototypes. red -brick building however no heritage attributes will be impacted adversely as the new addition will not be imposing in scale, will employ contemporary materials and the new ramp will provide accessibility which is a positive impact. The proposed works will be distinguishable from the old fabric and are reversible in nature. 8 Documenting all interventions that affect the Detailed drawings have been prepared which will land use and ensuring that this documentation serve as documentary evidence (Appendix A). will be available to those responsible for future interventions Additions or Alterations to a Cultural landscape 12 Designing a new feature when required by a new use that is compatible with the past or continuing land use. For example, building a visitor access road along the margin of a field and woodlot in an historic farm site, so that both can continue to function. The new washroom addition will not be imposing in scale, will employ contemporary materials and the new ramp at the front of the building will improve accessibility which is a positive impact. A waterfront terrace will help maintain continuous use of the property. This is recommended by the HCD Plan. The proposed works will be distinguishable from the old fabric and are reversible in nature. The view to the Victoria Park Lake will be maintained as view from Jubilee Drive, Roland Street and Park Street. ' Standards and Guidelines for the Conservation of Historic Places in Canada, pp 52. Retrieved online from: 81468-parks-s+e-ene-web2.Pdf (historicplaces.ca) Page 37 of 225 22 of 25 The proposed development will help revitalize the Victoria Park by acknowledging the strengths of the existing building. By continuing its use as a contemporary commercial space, it guarantees the building will continue to contribute to the cultural heritage landscape and thrive as an active, prominent building for the community. Given that the Heritage Conservation District Plan is focussed on Building Conservation and maintenance while we are looking at rehabilitation, guidelines for Doors and Windows have been referenced from the Standards and Guidelines for the Conservation of Historic Places in Canada for the proposed development. Section 4.3.5: Windows, Doors and Storefronts$ 20 Designing and installing new windows, doors or The existing windows and doors are not original storefronts required by a new use on non- historic. The proposed new windows and doors will character -defining elevations in a manner that is be compatible with the building's style and compatible with the building's style, era and character. character 6.2 Victoria Park Heritage Conservation District Plan 2.3 Victoria Park Policies and Guidelines applicable to the proposed development are as follows: Buildings, New buildings and monuments shall build on It is recommended that natural materials that Monuments the tradition of hand craftsmanship, natural visually blend in the landscape in the terrace and materials and a visual blend with the landscape. be used for the proposed development. Structures Artificial materials and treatments such as The proposed composite decking should pressure -treated lumber, plastic and pre -cast visual reference wood. concrete shall be strongly discouraged. Boathouse The following intermittent vistas in the Park The existing views to and from Park Street Landscape should be conserved and (Jubilee Drive), Roland Street and David Guidelines enhanced: Street will be preserved. • The sequence along the Park Road in both directions, including views to the Commons and lake. • Views from David Street and Roland Street to the Commons and Victoria Park lake 8 Standards and Guidelines for the Conservation of Historic Places in Canada, pp 157. Retrieved online from: 81468-parks-s+e-ene-web2.pdf (historicplaces.ca) Page 38 of 225 Existing Site Conditions: Photos and Drawings Photo #1: View of the existing building on site from Jubilee Drive looking southeast Photo #2: View of the existing building on site from the walkway along the lake looking northeast Page 39 of 225 Photo #3: View of the existing building on site from the park walkway along the lake looking southeast Photo #4: View of the Victoria Park Lake standing rear of the existing building looking southwest Page 40 of 225 Photo #5: View of the Victoria Park Lake standing rear of the existing building looking south aim s Photo #6: View of the existing building on site from the park walkway along the lake looking northwest Page 41 of 225 Photo #7: View of the existing building on site from Jubilee Drive looking southwest Photo #8: View of the east facade of the existing building on site Page 42 of 225 Photo #9: View of the existing building on site looking northwest Photo #10: View of the existing windows and doors on the rear facade of the existing building Page 43 of 225 I IN WW�� Son Ki i 00 WjIM "'SON ff M`"STA Photo #11: View of the existing rear entrance/exit doors from the commercial area Photo #12: View of the existing blocked opening along the west facade. _r Page 44 of 225 Photo #13: Existing washroom (Men) Photo #14: Existing commercial area Page 45 of 225 Photo #15: Existing entrance corridor looking east Photo #16: Existing entrance corridor looking west Page 46 of 225 7 Photo #17: Existing kitchen (rear portion) Photo #18: Existing kitchen (front portion) Page 47 of 225 Photo #19: Existing electrical room Photo #20: Existing washroom (women) Page 48 of 225 SNOUIGN00 0NUSIX3 b ZZ £LZ ON loafad LL LL �O ® Vim - > o®E n u� cc �� Q Q�U J� QM Ux cc UQ ®� 2 M Uf X LL LL �O ® Vim - > o®E n N0'H3N3H0iI)i'a033Tgnr LS b050ZZOZ 0 0 M 70 (1) c -C-- N U 0- C/) `o (B ii N c coQ cc a`0 =M UX C U" F- ~ � U `1 LU J LU a LU a w ____ Z w = qqLu DJLL Nc\j v rye, a Y 's�ua wn�op aye uo paseq suoi»e io apew suois i�ap �o �insai a se Rlied piiyl Rue Rq paiajjns 'Rue JI 'sa6ewep ioj Rliligisuodsai ou sIde— luelinsuo� ayy 'sagied piiyl yons jo Rliligisuodsai ay, aie way, uo paseq apew aq o, suom-p io uo a�ueyai Rue io 'quawn.op ay110 saHew R�ied pii y� a y�lynn asn Ruy 'uo geiedaid �o awg ay>>e aigeiiene uo gewio�ui aye Jo jy6y ui juawa6pnf Iseq sluelins-0 eqp s»aijai uiaiay pauieluoo ieiiajew ayy 'uoissiwiad ua11 nn in y�lnn pal giyoid sl sjuawn.op asa y� jo uoyonpoidai io/pue'uoye.ylpow 'asn pezuoylneuN 'RiddeiN jo Ruadoid ayj uiewai sluaw-op IIV 'Hiom Rue yjim 6uip—oid aiolaq RiddeiN of samuedaiosip Rue uodai pue suoisuawip lie l,�uan pue No, isnw vol -1-0 's6ui—p aleos jou o4 0 LLc X a cc m CC co (D N0'H3N3H0iI)i'a033Tgnr LS b050ZZOZ 0 0 M 70 (1) c -C-- N U 0- C/) `o (B ii N c coQ cc a`0 =M UX C U" F- ~ � U `1 LU J LU a LU a w ____ Z w = qqLu DJLL Nc\j v rye, a Y 's�ua wn�op aye uo paseq suoi»e io apew suois i�ap �o �insai a se Rlied piiyl Rue Rq paiajjns 'Rue JI 'sa6ewep ioj Rliligisuodsai ou sIde— luelinsuo� ayy 'sagied piiyl yons jo Rliligisuodsai ay, aie way, uo paseq apew aq o, suom-p io uo a�ueyai Rue io 'quawn.op ay110 saHew R�ied pii y� a y�lynn asn Ruy 'uo geiedaid �o awg ay>>e aigeiiene uo gewio�ui aye Jo jy6y ui juawa6pnf Iseq sluelins-0 eqp s»aijai uiaiay pauieluoo ieiiajew ayy 'uoissiwiad ua11 nn in y�lnn pal giyoid sl sjuawn.op asa y� jo uoyonpoidai io/pue'uoye.ylpow 'asn pezuoylneuN 'RiddeiN jo Ruadoid ayj uiewai sluaw-op IIV 'Hiom Rue yjim 6uip—oid aiolaq RiddeiN of samuedaiosip Rue uodai pue suoisuawip lie l,�uan pue No, isnw vol -1-0 's6ui—p aleos jou o4 SNOUIGN00 0NUSIX3 t, ZZ £LZ : ON loafad Oa � O O to O NO'H3N3H0iI)i HO 33Tgnr LS b050ZZOZ N N N 4- 0 O N O1 M 0- I OaLL- f 10� X H 2 U J W ZOf W p C/)U H W C/)>G Of W p O = ~ X z = W u- J J = W p p cr)= U Cn W J 0 w - W _ J W J w�� Q J Y W of W W J U` U U J Q p U ui Q J Ir ofC/) Q Q O O 's�uawn�op OO O ® Li 3CE O O Ki O O O O O O O O O ® ❑o O O O O O O O O O O O O O O ® Q O O O H O O C O O O O OO O O 3� 0 O O O O O O O ----- O O O O "111 paseg suol»e io apew suols leap �o �lnsai a se Rlied piigl Rue Rq paiajjns 'Rue JI 'sa6ewep ioj ANigisuodsai ou sldaooe luellnsuoo eqy 'sagied piigl gins jo Rliligisuodsai ag, aie wage uo paseq apew aq o, suolsl,ap io uo ag ue ilai Rue io 'quawn.op ag1'o -'ew Rlied pilgl a golgnn asn Ruy'uogeiedaid jo owg eq>>e algellene uogewiojul 9 4 1 jo 1g6ll ul juawa6pnf iseq sluellnsuoo 941 s»li aljai ulaiaq paulejuo' leajew aqy 'uolsslwiad ua»nn Um in q�Im pallglgoid sl sluawn.op asag� 10 uogonpoidai io/pue'uogeoylpow 'asn pezuoglneuN 'RlddeiNjo Apedoid agj ulewei sluawn�op IIV 'Hiom Rue qm 6ulp—oid aiolaq RlddeiN olsom-daioslp Rue uodai pue suolsuawlp Ile 141Jan pue Hoago lsnw vo13eiJu00's6ulnneip 9123slou 00 SNOUIGN00 0NUSIX3 N0'a3N3H011J 'x033118 fLS b050ZZOZ M b ZZ £LZ ON IOafad NV�d X0021 LoN N 4- 0 N O1 's�uawn�op aye uo paseq suoi»e io apew suois i�ap �o ��nsai a se Rlied piiyl Rue Rq paiajjns 'Rue JI 'sa6ewep ioj Rlyigisuodsai ou sldaooe luelinsuoo ayy 'sagied piiyl yons jo R71 1igisuodsai ay, aie way, uo paseq apew aq o, suoisi,ap io uo a,ueyai Rue io 'squaw n.op aye �o saHew Rlied piiyp a yoiynn asn Ruy'uo geiedaid jo awq ay>>e algeliene uo gewioIui aye jo Iy6y ui juawa6pnf Isaq sluelins uoo aye s»a1jai uiaiay pa uieluoo 1e iiajew ayy 'uoissiwiad ua»unn in y'1�n paligiyoid si sjuawn.op asay� jo uoyonpoidai io/pue 'uoyeoyipow'asn pazuoyjneuN 'AiddeiNjo Ruadoid ayl uiewai sluawn�op liy'Hiom Rue qm 6uip—oid aiolaq AiddeiN olso-edaiosip Rue uodai pue suoisuawip lie l,�uan pue No, isnw vol—luoo's6ui—p aleos jou o0 SNOUIGN00 0NUSIX3 b ZZ £LZ : ON loafad NO'H3N3H0iI)i HO 33Tgnr LS b050ZZOZ N N N 4- 0 N N O1 's�uawn�op aye uo paseq suoi»e io apew suois i�ap �o �insai a se Rlied piiyl Rue Rq paiajjns 'Rue JI 'sa6ewep ioj Rliligisuodsai ou sldaooe luelinsuoo ayy 'sagied piiyl yons jo R1111gisuodsai ay, aie way, uo paseq apew aq o, suoisi,ap io uo a,uel,, Rue io 'squaw n�op aye �o saHew Rlied piiyl a y.lynn asn Ruy'uo geiedaid jo awq ay>>e aigeiiene uo gewioIui aye jo Iy6y ui juawa6pnf Isaq sluelins uoo aye s»aijai uiaiay pa uieluoo ie iiajew ayy 'uoissiwiad ua»unn in y'1. paligiyoid sl sjuawn.op asay� jo uoyonpoidai io/pue 'uoye.yipow 'asn pezuoylneuN 'RiddeiN jo Ruadoid ayj uiewai sluawnop IIV 'Hiom Rue yjim 6uip—oid aiolaq RiddeiN of saiouedaiosip Rue uodai pue suoisuawip lie l,�uan pue Hugo isnw vo»eiluoo's6ulnneip aleos jou o4 SNOUIGN00 0NUSIX3 b ZZ £LZ : ON loafad NO'H3N3H0iI)i HO 33Tgnr LS b050ZZOZ NOUVAn P3 1HOI2J 'o-'`=.Z£A,, N N N N 4- 0 C7 N O1 's�uawn�op aye uo paseq suoi»e io apew suois i�ap �o �insai a se Rlied piiyl Rue Rq paiajjns 'Rue JI 'sa6ewep ioj Rliligisuodsai ou sldaooe luelinsuoo ayy 'sagied piiyl yons jo R1111gisuodsai ay, aie way, uo paseq apew aq o, suoisi,ap io uo a,uel,, Rue io 'squaw n�op aye �o saHew Rlied piiyl a y.lynn asn Ruy'uo geiedaid jo awq ay>>e aigeiiene uo gewioIui aye jo Iy6y ui juawa6pnf Isaq sluelins uoo aye s»aijai uiaiay pa uieluoo ie iiajew ayy 'uoissiwiad ua»unn in y'1. paligiyoid sl sjuawn.op asay� jo uoyonpoidai io/pue 'uoye.yipow 'asn pezuoylneuN 'RiddeiN jo Ruadoid ayj uiewai sluawnop IIV 'Hiom Rue yjim 6uip—oid aiolaq RiddeiN of saiouedaiosip Rue uodai pue suoisuawip lie l,�uan pue Hugo isnw vo»eiluoo's6ulnneip aleos jou o4 SNOUIGN00 0NUSIX3 b ZZ £LZ : ON loafad NO'H3N3H0iI)i HO 33Tgnr LS b050ZZOZ NOIldn3P3 2]V321 'o-'`=.Z£A,, M N N N 4- 0 N O1 's�uawn�op aye uo paseq suoi»e io apew suois i�ap �o �insai a se Rlied piiyl Rue Rq paiajjns 'Rue JI 'sa6ewep ioj Rliligisuodsai ou sldaooe luelinsuoo ayy 'sagied piiyl yons jo R1111gisuodsai ay, aie way, uo paseq apew aq o, suoisi,ap io uo a,uel,, Rue io 'squaw n�op aye �o saHew Rlied piiyl a y.lynn asn Ruy'uo geiedaid jo awq ay>>e aigeiiene uo gewioIui aye jo Iy6y ui juawa6pnf Isaq sluelins uoo aye s»aijai uiaiay pa uieluoo ie iiajew ayy 'uoissiwiad ua»unn in y'1. paligiyoid sl sjuawn.op asay� jo uoyonpoidai io/pue 'uoye.yipow 'asn pezuoylneuN 'RiddeiN jo Ruadoid ayj uiewai sluawnop IIV 'Hiom Rue yjim 6uip—oid aiolaq RiddeiN of saiouedaiosip Rue uodai pue suoisuawip lie l,�uan pue Hugo isnw vo»eiluoo's6ulnneip aleos jou o4 SNOUIGN00 0NUSIX3 b ZZ £LZ : ON loafad N0'H3N3H0iI)i HO 33Tgnr LS b050ZZOZ NOI VAn P3 l-�3P„o, ..Z"£ 's�uawn�op aye uo paseq suoi»e io apew suois i�ap �o �insai a se Rlied piiyl Rue Rq paiajjns 'Rue JI 'sa6ewep ioj Rliligisuodsai ou sldaooe luelinsuoo ayy 'sagied piiyl yons jo R1111gisuodsai ay, aie way, uo paseq apew aq o, suoisi,ap io uo a,uel,, Rue io 'squaw n�op aye �o saHew Rlied piiyl a y.lynn asn Ruy'uo geiedaid jo awq ay>>e aigeiiene uo gewioIui aye jo Iy6y ui juawa6pnf Isaq sluelins uoo aye s»aijai uiaiay pa uieluoo ie iiajew ayy 'uoissiwiad ua»unn in y'1. paligiyoid sl sjuawn.op asay� jo uoyonpoidai io/pue 'uoye.yipow 'asn pezuoylneuN 'RiddeiN jo Ruadoid ayj uiewai sluawnop IIV 'Hiom Rue yjim 6uip—oid aiolaq RiddeiN of saiouedaiosip Rue uodai pue suoisuawip lie l,�uan pue Hugo isnw vo»eiluoo's6ulnneip aleos jou o4 SNOIlI4NOO JNIlSIX3 NO'H3N3H0iI)i'a033Tgnr LS b050ZZOZ b ZZ £LZ ON IOafOJd NOUVNW 10-�Nl 311S S1N N N 4- 0 N O1 Cu U) T- EL EL (� o ■ O Lu o T- z ❑®®❑❑ ®®®❑❑❑ MME] ❑❑❑ ❑❑❑❑ tr D O J Q w D U ® ® ® ® ® ® ® ® ® ® ® � Z Z ELuD tr p J ° z ®®®®® ®®®❑❑❑ ®®❑ ®®❑ ®®®® LL - U W r U z z o 0 Ir Z z.. 0 o W o Q °` Ir z 7 ~ _ w w a~ z Z w= _ 0 Lu J &j z O U O zc¢n O~ li Z w � Q Z � Q w Z = Z~ x Lu = Q U~ J O Z Z w w H Z Z U Q Q Lu Lu m d w Lu H L~L LL- Lu Lu 0goC)LLJ0 in LZL Lu Y 0 w �UZ J J w zZw Q Lu =) W w U)z °C�Ir Ir ww00 z0< Lu Lu O°CC3 C �Qz LuQ Z-9 ~Z_C3O �zzR: W z O 0 0 Q Q J wUZ tr tr > Q = I JOCUoC Lu U J U 6E zLu Ir 0_ Q d w J z z LL = IL O Q LL C3 H Q Z_ = w w Lu O LL (n m 0 (n O U 0 pp U = w Lu Lu iI� �,/ J m J d w = J w Ir Q X w ~ z ,lull—'"I uo paseq —,p.io apew suols leap to llnsai a se Rlied pilgl Rue Rq paiallns 'Rue ll 'sa6ewep iol Rliligisuodsai ou slde— luellnsuoo aqy 'sagied pilgl gins to Rliligisuodsai aql — wagl uo paseq apew aq of suoisioap io uo a�ueilai Rue io 'sluawn.op agl to -'ew Rlied pilgl a golgnn asn Ruy'uoil—daid to awg aql le algellene uogewiolul agl to 14611 ul luawa6pnf lseq sluellnsuoo aql sloagai ulaiaq pauleluoo leualew aqy 'uolss-ed uallum lnogllnn pallglgoid sl sluawn.op asagl Io uollonpoidai io/pue 'uolleoylpow 'asn pezuoglneun'Rlddelry to Ruadoid aql ulewei slue—op IIV 'Hiom Rue gl!M 6ulpaaooid aiolaq Rlddelry of se-edaioslp Rue uodai pue suolsuawlp Ile Fluan pue Hoag lsnw vole 1-0 s6ulnneip ales lou o4 mcCallumSather The Boathouse 57 Jubilee Drive, Kitchener, ON N2G 7T6, ON Heritage Impact Assessment Study Prepared for: James Barr, Walkinshaw Holdings September 23, 2022 Revision 1: October 7, 2022 Westinghouse HQ, 2111 Flo -or 286 Sanford Ave. N. Hamilton, ON L81- 6A1 9©5, 526,6700 mcca I lumsather.com Page 57 of 225 2 of 25 Table of Contents Tableof Contents.......................................................................................................................................................2 Tableof Figures..........................................................................................................................................................3 1.0 Purpose.................................................................................................................................................................4 2.0 Background...........................................................................................................................................................4 3.0 Description of Historic Place.................................................................................................................................5 3.1 Victoria Park......................................................................................................................................................5 3.2 Boathouse Building.................................................................................:.................................................8 4.0 Heritage Value........................................................................................................................................... 11 5.0 Description of Proposed Development..................................................................................................... 14 5.1 Washroom Addition..................................................................................................... ......................... 14 5.2 Cantilevered Deck............................................................................................................... 14 5.3 New Double Door at the front and rear facade............................................................................................ 15 5.4 New Replacement Windows.......................................................................................................................... 15 5.5 New Glazing in Existing Building.................................................................................................................... 15 5.6 Exterior Lighting............................................................................................................................................. 15 5.7 New Ramp & Signage..................................................................................................................................... 15 5.8 New Planter Bed............................................................................................................................................ 15 5.9 Commemorative Plaque................................................................................................................................ 15 6.0 Applicable Heritage Planning policies and Conservation guidelines................................................................. 18 6.1 Standards and Guidelines for the Conservation of Historic Places in Canada ............................................... 18 6.2 Victoria Park Heritage Conservation District Plan......................................................................................... 22 7.0 Conclusion....................................................................................................................................................... 24 8.0 Appendices........................................................................................................................................................ 25 Page 58 of 225 3 of 25 Table of Figures Figure 1: Kitchener Cultural Heritage Landscape — Victoria Park (Open Space and Park) - Appendix — 6 .................6 Figure 2: Aerial image showing the location of the subject site and the adjacent context.......................................6 Figure 3: Victoria Park — Buildings, Monuments and structures, Victoria Park Area Heritage Conservation District Plan. Prepared by Nicholas Hill, 1996. Retrieved online from: https://www.kitchener.ca/en/resourcesGeneral/Documents/DSD_PLAN_Heritage_Plan_ Victoria_Park.pdf ........7 Figure 4: The original boathouse building built c.1890s............................................................................................8 Figure 5: The 2 -storey boathouse building built in 1929...........................................................................................9 Figure 6: Skating on Victoria Lake in mid 90s. The 2 -storey boathouse building can be seen in the background. ...9 Figure 7: 1967 fire that destroyed the second storey of the boathouse building .................................................. 10 Figure 8: The existing boathouse building at the subject site with the lake at the rear and the Queen Victoria statue at the top right and mature trees contributing to the streetscape............................................................. 10 Figure 9: Kitchener Cultural Heritage Landscape — Victoria Park (Open Space and Park) — Heritage Value and Character Defining Elements - Appendix — 6........................................................................................................... 11 Figure 10: The existing boathouse building at the subject site............................................................................... 12 Figure 11: The existing boathouse building at the subject site............................................................................... 12 Figure 12: As -existing drawings for boathouse building at the subject site........................................................... 13 Figure 13: Proposed Ground Floor plan for boathouse building at the subject site ............................................... 16 Figure 14: Proposed Elevations for boathouse building at the subject site............................................................ 17 Figure 15: The Boathouse building — Landscape Guidelines................................................................................... 23 Page 59 of 225 4 of 25 October 7, 2022 James Barr iames@walkinshaw.one Walkinshaw Holdings Re: Heritage Impacts Assessment Study Building Permit Application 57 Jubilee Drive, Kitchener, ON N2G 7T6, ON 1.0 Purpose We are pleased to submit the information below to satisfy the requirement for the assessment of any potential impacts due to the proposed development on the Boathouse property located within the Victoria Park Heritage Conservation District within the City of Kitchener, ON, to suggest potential mitigation strategies to sensitively incorporate the proposed development at this historic site. This study will present how the proposed development appropriately conserves, adapts and adds to its existing cultural landscape. Furthermore, this study would be reviewed by Heritage staff, Heritage Kitchener Committee and if required by the Council. 2.0 Background McCallumSather was retained by Walkinshaw Holdings ('client') in September 2022 to complete a scoped Cultural Heritage Impact Assessment report for a proposed development at the Boathouse property. The subject property is owned by the city who will be signing a lease with the operators (client). The proposal includes the following renovations to the Boathouse building: - A new outdoor deck structure in the form of a cantilever addition at the rear of the existing building; - A new primary accessible entrance and ramp at the front of the existing building to improve accessibility; - A new bank of exterior washrooms located east of the existing building & - Enlargement of existing openings and addition of new openings. The proposed renovations to be completed by the operator are required to be approved by the Kitchener Heritage Committee prior to the City Council signing off on the lease between the city and operator. This CHIA report will evaluate the proposed design to determine any possible impacts to the Victoria Park cultural heritage landscape and will be reviewed by City Heritage Staff and the Heritage Committee for their approval. Page 60 of 225 5 of 25 3.0 Description of Historic Place The subject property municipally addressed 57 Jubilee Drive, the 'subject site', in Kitchener, contains the Boathouse building that is a landmark for the community within Victoria Park and Victoria Park Heritage Conservation District. It is a single storey red -brick building that sits along and northeast of the Victoria Park Lake (Figure 2). Queen Victoria Statue and Victoria Park Ice Rink are located north of the subject site, landscaped zones on both east and west with the Victoria Park Lake to its south. 3.1 Victoria Park Victoria Park is located immediately west of downtown Kitchener and bound by Joseph, David, the Canadian National Rail ROW, Devon and Jubilee Drive. The following description is an excerpt on the History of Victoria Park from the City of Kitchener's Cultural Heritage Landscape Data Sheets': 'Victoria Park was developed in 1895-96 as Kitchener's second civic park after Woodside Park. The lands were purchased from Samuel B. Schneider for $6,000. The Park site is shown in the 1894 insurance map as an elongated natural pond centred on Schneider's Creek. The site was described as wetland and probably required drainage and filling to create the Park landscape. The initial capital investment in the Park was a civic debenture of $12,000. The Park was originally designed by J.M. Stuebler, a Kitchener Parks Board member, with the assistance of Buffalo, New York engineer, M. A. Richer. The Park was designed in the Romantic Style. Romanticism was an artistic, literary and intellectual movement that originated in Europe toward the end of the 18th century and influenced landscape design well into the 20th century. Romanticism was a rejection of classical design, opting instead for more natural forms with curvilinear lines and natural compositions. It was not a true restoration of nature, but a manicured, idealized natural landscape inspired by romantic landscape paintings. There was a great emphasis on creating specific views with defined focal points at the end of these views. New York's Central Park (1858) was one of the first public parks constructed in North America to adhere to Romantic landscape concepts. There are many similar parks in Ontario inspired by the Romantic movement including Stratford's Queens Park and Lake Victoria (1911), Niagara Fall's Victoria Park (1888) and High Park in Toronto (1876). Victoria Park was opened to the public on August 27th, 1896. Many of the Park's existing features were added by Bernard Koehler after his appointment as Park Superintendent in 1914. The park features include: a naturalistic layout with open swathes of turf, random specimens and groupings of trees focused on the man- made lake and surrounding the Commons, and, meandering paths connecting park features. Over many years it has contained a variety of architectural and landscape features including: a remnant clock tower from Kitchener's 1924 City Hall, a fine example of statuary commemorating Queen Victoria's reign (installed in the Park in 1911 at a cost of $6,000); Roos Island Bridge (1896); the Courtland Entrance ornamental gates (1930); a 1924 park pavilion (the second, the first was lost to a fire during the First World War), washrooms (1910); a grandstand (demolished); gazebo, boat house and restaurant (1929/1967); peace garden; drinking fountains, and, contemporary features such as bridges, washrooms (2014), parking lots and sculpture. The Park Lake was remediated in 2011 to improve water quality at a cost of $10.1 million.' ' L -OPS -S. Kitchener Cultural Heritage Landscape — Victoria Park - Appendix — 6. December 2014, pp 68. (Retrieved online from: https://www.kitchener.ca/en/ resourcesGeneral/Documents/DSD_PLAN_CHL_Study_Appendix_6_CHL_Data_Sheets.pdf) Page 61 of 225 6 of 25 V 44 h ! ti 4R�FS 44 40 . � r a •'&. I = �s q't'r . wpb i a- .� \ Rt. F 5• Figure 1: Kitchener Cultural Heritage Landscape — Victoria Park (Open Space and Park) - Appendix — 6. Figure 2: Aerial image showing the location of the subject site and the adjacent context. Source: Google Earth Imagery Page 62 of 225 7 of 25 1. Victoria Park Lake 2. Roos Island 3. Swan Island d. Sdneider Island S. Clock Tower 6, The Commons 7. Peace Garden & Park (enrage 8. (ween Victoria Statue 9. Pagoda Winking Fountain 10. Boathouse and Restaurant 11. Roos Island Bridge 12. Bandstand 13. Gazebo 14. Fountain 15. Fountain Bridge 15. Picnic Shelter 17. Food Building 18. Service Building 19. Wading Pool 20. Pavilion 21. Comfort Station 22. Roland Street Bridge 23. Floodgates 24, Entrance Gates 25.7'uhbenahneeyuay Monument 26, Injured Workers' Monument 27. Childress' Playground Figure 3: Victoria Park — Buildings, Monuments and structures, Victoria Park Area Heritage Conservation District Plan. Prepared by Nicholas Hill, 1996. Retrieved online from: https://www.kitchener.ca/en/resourcesGeneral/Documents/DSD PLAN Heritage Plan Victoria Park.pdf Annotated by mCs to show the subject site. Page 63 of 225 8 of 25 3.2 Boathouse Building The existing Boathouse building was built in 1929 and was originally constructed to store canoes and as a shelter for people putting on their skates. It is a single storey building of brown brick and demonstrates a cottage style roof. It is one of the large buildings along with the Pavilion located within the park. The boathouse building was heavily modified after a fire c.1960S2. Originally when Victoria Park opened in 1896, a boathouse, was built along the David Street shore by Reuben Bowman (Figure 4). It was a 5 -bay building in wood construction which deteriorated overtime from continual exposure to the lake water and was eventually demolished and replaced in 1929 with a 2 -storey brick building (Figure 5) at the north end of the lake. This two-storey brick structure was designed by architect Charles Knetchel. Canoes and rowboats were stored on racks within each end of the building and were rented from its dock. During winters when the canoes were offsite, the two storage areas were used as skate changing rooms — females at the east end and males at the west end. The second floor included dressing rooms and showers for Kitchener's football club. On the north side, he designed modern washrooms that would serve both the park visitors and the boathouse users. r f { Figure 4: The original boathouse building built c.1890s. Source: The Record. Retrieved online from: https://www.therecord.com/life/local-history/2021/08/06/flash- from-the-past-kitcheners-multi-tasking-victoria-park-boathouse.htm l) z Hill, Nicholas. Victoria Park Area Kitchener. May 1996. Retrieved online from: Heritage plan victoria park (kitchener.ca) Page 64 of 225 9 of 25 Figure 5: The 2 -storey boathouse building built in 1929. Source: The Record. Retrieved online from: https://www.therecord.com/life/local-history/2021/08/06/flash- Figure 6: Skating on Victoria Lake in mid 90s. The 2 -storey boathouse building can be seen in the background. Source: The Record. Retrieved online from: https://www.therecord.com/life/local-history/2021/08/06/flash- from-the-past-kitcheners-multi-tasking-victoria-park-boathouse.htm l) Page 65 of 225 10 of 25 A fire in 1967 destroyed the upper storey, the walls and foundations remained firm (Figure 7). It was then the boathouse was redesigned to include a 60's style roof replacing the upper storey. The boathouse building was used for boat rentals, skating (Figure 6) and concession sales until the end of the 201h century. Since its construction, it served as a tea house, a pub and more recently a bar with live music. Figure 7: 1967 fire that destroyed the second storey of the boathouse building. Source: The Record. Retrieved online from: https://www.therecord.com/life/local-history/2021/08/06/flash- from-the-past-kitcheners-multi-tasking-victoria-park-boathouse.htm l) it o fy .T _10-- Figure 8: The existing boathouse building at the subject site with the lake at the rear and the Queen Victoria statue at the top right and mature trees contributing to the streetscape. Source: Google Earth imagery, 2021 Page 66 of 225 11 of 25 4.0 Heritage Value Victoria Park is designated as a public open space through which one can walk and experience both closed and open spaces. Open spaces are defined as comparatively large areas without obstruction across which are views and vistas of distant feature S3. Victoria Park —Character Defining Features: A Victorian era park designed in the Romantic Style with mature trees, original streetscape, a lake, bridges, monuments, and architectural features typical of the periods in which they were constructed4. HISTORICAL INTEGRITY CULTURAL VALUE COMMUNITY VALUE 0 LAND USE - CONTINUITY W DESIGN VALUE - RARENESS ! COMMUNITY IDENTITY OF USE OR UNIQUENESS TELLS STORY OF .AREA 0 OWNERSHIP - CONTINUITY ® DESIGN VALUE - W PUBLIC STEWARDSHIP OF OWNERSHIP AESTHETICISCENIC REASONS SUPPORTED BY 0 BUILT ELEMENTS - ❑ DESIGN VALUE - HIGH VCt UNTEERISM ORIGINAL GROUPINGS DEGREE TECHNICAL 1 L COMMUNITY IMAGE AND ASSOCIATED SITES SCIENTIFIC INTEREST IDENTIFIED WITH 0 VEGETATION - ORIGINAL R H15TORIC VALUE - HISTORIC KITCHENER'S PATTERNS UNDERSTANDING OF AREA PROVINCIALfNATIONAL REPUTATION 0 CULTURAL ® HISTORIC VALUE - DIRECT I✓ TOURISM - PROMOTEDA$ RELATIONSHIPS - ASSOCIATION WITH A TOURIST DESTINATION SUPPORTING DESIGNED THEME. EVENT OR PERSON ELEMENTS ® HISTORIC VALUE -WORK OF l�' LANDMARK - RECOGNIZED 0 NATURAL FEATURES - LANDSCAPE ARCHITECT, BY COMMUNITY PROMINENT NATURAL ARCHITECT OR OTHER r CUiu1NiEMORATICNV - SITE FEATURES DESIGNER USED FOR CELEBRATIONS 0 NATURAL RELATIONSHIPS - R CONTEXTUAL VALUE •C`' PUBLIC SPACE - USED FOR FEATURES THAT LANDMARK VALUE FREQUENT PUBLIC EVENTS DETERMINE USE ® CONTEXTUAL VALUE - w+CULTURAL TRADITIONS - 22 VIEW THAT REFLECTS IMPORTANT IN DEFINING USED TO EXPRESS LANDSCAPE CHARACTER CHARACTER OF AREA CULTURAL TRADITIONS FROM HISTORIC PHOTOS 1Z CONTEXTUAL VALUE - QUALITY OF LIFE - VALUED ❑ RUIN - HUMAN MADE HISTORICALLY, PHYSICALLY, FOR ITS DAY-TO-DAY REMNANTS FUNCTIONALLY OR VISUALLY IMPACT ON COMMUNITY DESIGNED LANDSCAPES LINKED TO SURROUNDINGS LIFE THAT HAVE RESTORATION Ir' LOCAL HISTORY - CONTRIBUTING TO LOCAL POTENTIAL LORE LL- VISUALLY SIGNIFICANT PHOTOGRAPHED OFTEN Irl GENUS LOCI - SENSE OF PLACE 0 PLANNING - IDENTIFIED THROUGH OTHER PLANNING INITIATIVES Contintx s use since t1to late Excellent example of Victorian era Park and adjoining neighbourhoods 18ON as a public open space; park designed in the Romantic contribute significantly lu original landscape and Style. Has direct associations with Kitchener's civic identity; Fesidents architectural features; mature historically signifrarn penple aril have strong emotional lies to the urban forest; prominent water events. park and the Programmes it offers,. body. Figure 9: Kitchener Cultural Heritage Landscape — Victoria Park (Open Space and Park) — Heritage Value and Character Defining Elements - Appendix — 6. 3 Hill, Nicholas. Distinctive Spaces, Victoria Park Heritage Conservation District Study. 1995. 4 Ibid Page 67 of 225 12 of 25 The fagade is largely symmetrical and contained a variety of fenestration, including flat arched windows. The front of the building connected directly to the street. The location of the building, its scale on the lakeshore and how it was imbedded into the landscape made this building a landmark of Victoria Park. Figure 10: The existing boathouse building at the subject site. Source: Google Earth imagery, 2021 Figure 11: The existing boathouse building at the subject site. Source: Google Earth imagery, 2020 Page 68 of 225 13 of 25 EXISTING GROUND FLOOR q— _ — _ — _ — _ — _ — _ — _ — - — _ — _ — _ s v 4_ E%ISn W-NOWH E EVnncN EXISTING SOUTH ELEVATION Figure 12: As -existing drawings for boathouse building at the subject site. Source: EDGE Architects, 2022 Page 69 of 225 14 of 25 5.0 Description of Proposed Development The proposal includes the following renovations to the Boathouse building: - A new outdoor deck structure in the form of a cantilever addition at the rear of the existing building; - A new entrance ramp at the front of the existing building to improve accessibility; - A new bank of exterior washrooms located east of the existing building & - Enlargement of existing openings and addition of new openings along with a new accessible entrance door. City Staff Deeksha Choudhry, Heritage Planner, City of Kitchener was consulted for their initial comments and feedback during the design development process. As part of the comments provided, it was requested that the following items be considered during the design decision making process for the proposed works: - Provide renderings/visuals for the proposed cantilevered dock not obstructing the lake - Provide a review of the proposed development with the policies and guidelines that have been included in the Plan and make recommendations accordingly - A brief write-up on how the dock will function - Allowing for alternations that are reversible in nature per best Conservation Practices - Materiality for the proposed development The above considerations have been addressed and incorporated into this report — described in the following sub- sections. The following specifications provide a detailed architectural description of the proposed materials and construction details for the following: 5.1 Washroom Addition • Mitrex cladding (with potential for solar integration) - the face of this integrated cladding system is recommended to be a traditional look ie. stone or wood. • Flat roof with single ply membrane and parapet cap • Matching hollow metals doors for washrooms and storage areas • Wood cedar t&g soffit and washroom interiors (to match cedar shake roof of existing) • Durable epoxy coating with grit in washrooms and storage areas for ease of cleaning and safety 5.2 Cantilevered Deck • Steel frame cantilevered structure (over entirety of existing patio space) with max dimensions of 18" above high water level • Composite decking system • 1.07m high surface mounted Glass guards throughout to create maximum visibility of pond and existing structure Page 70 of 225 15 of 25 5.3 New Double Door at the front and rear facade • A new double door accessible entrance is proposed at the front facade of the boathouse building. • The design of the doors includes a transom on top to emulate the design of the existing doors on the front facade. The door of the new washroom addition will be contemporary in design and distinguishable from the existing fabric. Existing doors at the front along the east and west facades are recommended to be brick infilled. The infill brick is recommended to be set slightly back from the face of the existing brick, to show that doors previously existed, and could be re -installed in the future if desired. This follows the conservation practices of reversibility and is recommended. 5.4 New Replacement Windows The existing windows are not original to the boathouse building. These will be replaced with better performing aluminum double hung windows emulating the design of the original windows. 5.5 New Glazing in Existing Building • A folding partition is proposed as part of the rear elevation to enhance 4 season uses and greater accessibility between interior and exterior spaces. The design includes a transom window on top with glazing panels below to maintain and enhance views of the lake from the Boathouse building. 5.6 Exterior Lighting • Replace existing bulb lighting sconces and poles with new efficient led lighting with minimized architectural profile (complimentary with the park) which minimizes light pollution on the neighbourhood while maximizing safety and utility for building uses. 5.7 New Ramp & Signage • A new concrete ramp (maximum 5% slope) with 6" high curbs at grade will be provided for improved accessibility. • A new ground mounted LED Backlit signage 'The Boathouse' letters is proposed infront of the building as part of the landscaping and the new planter bed. 5.8 New Planter Bed • New planter bed acting as a landscape buffer between the walkways and the proposed outdoor terrace. 5.9 Commemorative Plaque A commemorative installation is proposed in the entrance lobby of the Boathouse building. This education intervention will describe the history of the site to the park visitors and future users at the subject site. Page 71 of 225 New signage 'The Boathouse' incorporated as part of the new planter bed New Accessible Planter Bed acting as a Entrance landscape buffer between' the walkways and the Commemorative M� outdoor terrace plaque j VICTORIA PARK I. Axr 16 of 25 New washroom addition (rece sed) �� f�EMMr,SJ�S 471 _ .. Figure 13: Proposed Ground Floor plan for boathouse building at the subject site. Source: EDGE Architects, October 2022 Page 72 of 225 17 of 25 9 Mcw MNIMMI AMI --------------- PROPOSED EAST ELEVATION PROPOSED WEST EL€VAYI ON Figure 14: Proposed Elevations for boathouse building at the subject site. Source: EDGE Architects, October 2022 Page 73 of 225 18 of 25 6.0 Applicable Heritage Planning policies and Conservation guidelines The Boathouse building is subject to several policies and guidelines. The following section outlines the relevant sections of those policies and guidelines and provides responses with regards to the heritage resource and proposed development. 6.1 Standards and Guidelines for the Conservation of Historic Places in Canada Section 3: General Standards for Preservation, Rehabilitation and Restorations 1 Conserve the heritage value of an historic place. The proposal maintains the existing footprint of the Do not remove, replace or substantially alter its building. The latter is not proposed to be moved or intact or repairable character defining elements. relocated. Do not move a part of an historic place if its current location is a character -defining element. 2 Conserve changes to an historic place that, over The existing views from Park Street (Jubilee Drive), time, have become character -defining elements Roland Street and David Street will be preserved. in their own right. 3 Conserve heritage value by adopting an The proposal calls for minimum interventions that approach calling for minimal intervention. are required to make the red -brick building code compliant ensuring health and safety of its occupants and add support services which would help engage with the community more fully. 4 Recognize each historic place as a physical The proposed alterations and additions are record of its time, place and use. Do not create a contemporary in design and distinguishable from false sense of historical development by adding the existing building and adjacent fabric. elements from other historic places or other properties, or by combining features of the same property that never coexisted. 5 Find a use for an historic place that requires The former use of the Boathouse building is minimal or no change to its character -defining maintained. It will continue to be used as a elements restaurant/ event space that will bring in more people from the community and promote economic vitalization of the Victoria Park which aligns with the HCD goals for this cultural landscape. 6 Protect and, if necessary, stabilize an historic With proper stabilization and monitoring place until any subsequent intervention is throughout all phases of the project, there should undertaken. Protect and preserve archaeological be no impact on the integrity of the existing resources in place. Where there is potential for building. As a precaution, vibration monitoring and disturbing archaeological resources, take regular inspections should take place prior to, 5 Standards and Guidelines for the Conservation of Historic Places in Canada, pp 21-23. Retrieved online from: 81468-parks-s+e-ene-web2.Pdf (historicplaces.ca) Page 74 of 225 19 of 25 Additional Standards Relating to Rehabilitation 10 mitigation measures to limit damage and loss of during and post construction. If any unexpected information. situation or damage does occur, a discussion with are too severely deteriorated to repair, and a qualified professional should occur prior to any where sufficient physical evidence exists, replace decisions being made. The design of the them with new elements that match the forms, cantilevered patio is intended to have no impact to materials and detailing of sound versions of the the water and waters edge. 7 Evaluate the existing condition of character- No character -defining elements are negatively defining elements to determine the appropriate affected as no existing views are impacted and intervention needed. Use the gentlest means connected pathways around the facility remain. possible for any intervention. Respect heritage 11 value when undertaking an intervention. The proposed alterations and the washroom 8 Maintain character -defining elements on an The Victoria Park is an excellent example of a ongoing basis. Repair character -defining Victorian era park designed in the Romantic style. elements by reinforcing their materials using Per the guidelines provided within the Victoria Park recognized conservation methods. Replace in HCD Plan, the sequence along Park Road in both kind any extensively deteriorated or missing directions including views to the Commons and lake parts of character -defining elements, where and views from David, Roland should be considered there are surviving prototypes to be the Park's visual edge. The proposed alterations do not affect the visual aesthetics negatively. 9 Make any intervention needed to preserve Please refer to comment above. Detailed drawings character -defining elements physically and have been prepared which will serve as visually compatible with the historic place and documentary evidence (Appendix A). identifiable on close inspection. Document any intervention for future reference. Additional Standards Relating to Rehabilitation 10 Repair rather than replace character -defining The new addition will be non -imposing in scale. The elements. Where character -defining elements ramp design will be simple with a low height curb are too severely deteriorated to repair, and with a maximum slope of 5%. The terrace railing will where sufficient physical evidence exists, replace be glass to ensure transparency and minimal impact them with new elements that match the forms, on exiting views. materials and detailing of sound versions of the same elements. Where there is insufficient The new windows and doors will emulate the design physical evidence, make the form, material and and proportions of the existing openings. detailing of the new elements compatible with the character of the historic place. 11 Conserve the heritage value and character- The proposed alterations and the washroom defining elements when creating any new addition will alter the historic facade of the existing additions to an historic place or any related new red -brick building however no heritage attributes construction. Make the new work physically and will be impacted adversely as the new addition will Page 75 of 225 20 of 25 Section 4.3 Guidelines for Buildings Section 4.3.1 Exterior Form' Accessibility Considerations 18 visually compatible with, subordinate to and not be imposing in scale, will employ contemporary distinguishable from the historic place. materials and the new ramp will provide exterior form of the historic building. For accessibility which is a positive impact. The example, introducing a gently sloped walkway proposed works will be distinguishable from the old instead of a constructed ramp with handrails in fabric and are reversible in nature. 12 Create any new additions or related new The proposed works will be distinguishable from the construction so that the essential form and old fabric and are reversible in nature. 19 integrity of an historic place will not be impaired The proposed ramp addition does not alter the if the new work is removed in the future. existing visual relationships that are critical to this Section 4.3 Guidelines for Buildings Section 4.3.1 Exterior Form' Accessibility Considerations 18 Finding solutions to meet accessibility Understanding and considering the existing site requirements that are compatible with the constraints, a new ramp is proposed that will lead to exterior form of the historic building. For the new primary entrance. The proposal does not example, introducing a gently sloped walkway alter the building's exterior radically. The new ramp instead of a constructed ramp with handrails in curb is proposed to be 6" high with a 5% slope on front of an historic building. making it non -imposing and with minimal visual impacts. 19 Working with accessibility and conservation The proposed ramp addition does not alter the specialists and users to determine the most existing visual relationships that are critical to this appropriate solution to accessibility issues with cultural landscape. The proposed elements will not the least impact on the character -defining visually compete with the existing overall aesthetic. elements and overall heritage value of the historic building. ' Standards and Guidelines for the Conservation of Historic Places in Canada, pp 132. Retrieved online from: 81468-parks-s+e-ene-web2.pdf (historicplaces.ca) Page 76 of 225 21 of 25 The subject site is within a cultural landscape. The following guidelines from Section 4.1 Guidelines for Cultural Landscapes, including heritage districts apply: Section 4.1 General Guidelines for Preservation, Rehabilitation and Restoration' 1 Understanding land use and how it contributes The proposal maintains the former use of the to the heritage value of the cultural landscape. property. The boathouse will be used as an event and restaurant space. 5 Protecting and maintaining past links connecting The proposed alterations do not alter the existing archaeological sites, such as roads, trails, paths visual relationships. The proposed elements will not and visual relationships. visually compete with the existing overall aesthetic. Replacing in kind extensively deteriorated or The proposed alterations and the washroom 7 missing parts of a feature that support a land use addition will alter the historic facade of the existing where there are surviving prototypes. red -brick building however no heritage attributes will be impacted adversely as the new addition will not be imposing in scale, will employ contemporary materials and the new ramp will provide accessibility which is a positive impact. The proposed works will be distinguishable from the old fabric and are reversible in nature. 8 Documenting all interventions that affect the Detailed drawings have been prepared which will land use and ensuring that this documentation serve as documentary evidence (Appendix A). will be available to those responsible for future interventions Additions or Alterations to a Cultural landscape 12 Designing a new feature when required by a new use that is compatible with the past or continuing land use. For example, building a visitor access road along the margin of a field and woodlot in an historic farm site, so that both can continue to function. The new washroom addition will not be imposing in scale, will employ contemporary materials and the new ramp at the front of the building will improve accessibility which is a positive impact. A waterfront terrace will help maintain continuous use of the property. This is recommended by the HCD Plan. The proposed works will be distinguishable from the old fabric and are reversible in nature. The view to the Victoria Park Lake will be maintained as view from Jubilee Drive, Roland Street and Park Street. ' Standards and Guidelines for the Conservation of Historic Places in Canada, pp 52. Retrieved online from: 81468-parks-s+e-ene-web2.Pdf (historicplaces.ca) Page 77 of 225 22 of 25 The proposed development will help revitalize the Victoria Park by acknowledging the strengths of the existing building. By continuing its use as a contemporary commercial space, it guarantees the building will continue to contribute to the cultural heritage landscape and thrive as an active, prominent building for the community. Given that the Heritage Conservation District Plan is focussed on Building Conservation and maintenance while we are looking at rehabilitation, guidelines for Doors and Windows have been referenced from the Standards and Guidelines for the Conservation of Historic Places in Canada for the proposed development. Section 4.3.5: Windows, Doors and Storefronts$ 20 Designing and installing new windows, doors or The existing windows and doors are not original storefronts required by a new use on non- historic. The proposed new windows and doors will character -defining elevations in a manner that is be compatible with the building's style and compatible with the building's style, era and character. character 6.2 Victoria Park Heritage Conservation District Plan 2.3 Victoria Park Policies and Guidelines applicable to the proposed development are as follows: Buildings, New buildings and monuments shall build on It is recommended that natural materials that Monuments the tradition of hand craftsmanship, natural visually blend in the landscape in the terrace and materials and a visual blend with the landscape. be used for the proposed development. Structures Artificial materials and treatments such as The proposed composite decking should pressure -treated lumber, plastic and pre -cast visual reference wood. concrete shall be strongly discouraged. Boathouse The following intermittent vistas in the Park The existing views to and from Park Street Landscape should be conserved and (Jubilee Drive), Roland Street and David Guidelines enhanced: Street will be preserved. • The sequence along the Park Road in both directions, including views to the Commons and lake. • Views from David Street and Roland Street to the Commons and Victoria Park lake 8 Standards and Guidelines for the Conservation of Historic Places in Canada, pp 157. Retrieved online from: 81468-parks-s+e-ene-web2.pdf (historicplaces.ca) Page 78 of 225 Lake Victoria The Park Road Suggested improvements to the Boathouse include the removal orad the timber retaining walls and paving to he replaced by a far simpler landscape that blends into the broader park character. This landscape would include a new waterfront terrace and grass with low -storey plantings around the Beathnuse and up to the edge of the Park Read. Figure 15: The Boathouse building — Landscape Guidelines Source: Victoria Park Heritage Conservation Plan prepared by Nicholas Hill, 1996 23 of 25 Page 79 of 225 24 of 25 7.0 Conclusion The proposed development takes cues from the historic cultural landscape and is expressed through the following interventions: • The proposed development preserves the original historic use of the Boathouse building; • The proposal maintains the existing building footprint which is a positive ecological impact; • The proposed accessible outdoor terrace would enhance community engagement and promote health and well being for residents and potentially act as a destination for the community. • Addition of a new washroom will act as an added amenity for the visitors will be a positive impact. The washroom addition is proposed to step back from the front facade of the existing boathouse which will ensure minimal visual impacts; • The east facade of the proposed washroom block will incorporate blank panels that would act as a 'Blank canvas' for community engagement and public art; • The proposed front entrance ramp improves accessibility; • The proposal creates a more natural and prominent front entrance point that works well with the symmetrical balanced facade; • Proposed enlargement of the existing rear facade openings will offer a new view from the Boathouse, this creates a middle ground to the existing foreground and the lake in the background. This is a positive impact. • Use of natural materials like wood in the proposed washroom addition for the soffit and interior cladding; • Replacing concrete paving with grass (low-mid height planting up to the edge of Jubilee Road) to provide a buffer between the walkways and the proposed deck railing; • The proposed washroom additions and alterations do not negatively impact existing views to the Lake and the commons from David Street, Roland Street and Park Street (Jubilee Drive); • Re -introduction of commercial and retail functions have been made that were vital to the historic success of the area. • A commemorative installation is recommended to be proposed. This education intervention will describe the history of the site to the park visitors and future users at the subject site. The proposed development supports economic revitalization of the district and creates opportunities for more people to enjoy this beautiful historic site and is thus supported by this study. Sincerely, Drew Hauser Director of Design & Business Development Hons. Vis. Arts, B.Arch., OAA, FRAIC, AIA, CAHP Kanika Kaushal Heritage Specialist B. Arch., M. Arch, Intern Architect, CAHP Intern, APT, MRAIC Page 80 of 225 25 of 25 8.0 Appendices Appendix A: Canada's Historic Places 2010 Standards and Guidelines for the Conservation of Historic Places in Canada. Second Addition. Canada's Historic Places, Ottawa. Electronic Document: https://www.historicplaces.ca/media/18072/81468-parks-s+g- eng-web2.pdf City of Kitchener: 2014 Kitchener Cultural Heritage Landscape — Victoria Park - Appendix — 6. December 2014, pp 68. (Retrieved online from: https://www.kitchener.ca/en/ resourcesGeneral/Documents/DSD_PLAN_CH L_Study_Appendix_6_CH L_Data_Sheets. pdf) 1996 Hill, Nicholas. Victoria Park Area Heritage Conservation District Plan. Retrieved online from: https://www.kitchener.ca/en/resourcesGeneral/Documents/DSD PLAN Heritage Plan Victoria Park.pdf 1995 Hill, Nicholas. Distinctive Spaces, Victoria Park Heritage Conservation District Study. Appendix B: Design Package for the Proposed Development, October 2022, EDGE Architects & DFy Appendix C: Existing Site Photos and Drawings, Building Measurement Company Mapply Page 81 of 225 i op �o P 9 4 d� �'ad3 'pper Z r a O o_Y W g fid¢ o o° p� oWOo pp o aa W m z � p Z2 °z No 5 t d t! pB�s M B a a J . . . . . . . . m x �a Yo Z2 d m x �a : §)}))})()}}} ||\\\\\\\\\\ Ste: ;! (} ))) !! :� : ;o !:: : §)}))})()}}} ||\\\\\\\\\\ Ste: ;! (H� / /\�^ ,!} ;,: : !m d 2: ��^1}}}�} .,:::« ...... . ) .... q.z�:. . . - ( 0 \(ƒ�}[{ \:.. : (H� \\ � 4 ~ i op �o P B w � & Z ° 88 i a SQ: d Q 4 o oo o W °WBS o 5 ia0 i� i M B a0 0a C ---,, -- 1 -- - II ll� II I I ------------------ ------------------ z --- - ---- z u— O I m I---- m � IF — I I ---------------- ------------------ Ell I I g I 'il *�un __ .fib 1 li "�s�J II �; tl I� 1 A I II - III F I I Z Z _--- g o ( o II Q -+: =------------- I I ----------------------------- 0 0 �II I — A'P 3ti� �.>0 a o 4 oo 4 77 4 ..R o ro- mi Or I-Mols"ams 00, �Ay A y� I e N 3 U rrt 3+ a f, -'Q`a yUl •'€•vim 44W lip WIM Appendix C: Existing Site Conditions: Photos and Drawings Photo #1: View of the existing building on site from Jubilee Drive looking southeast Photo #2: View of the existing building on site from the walkway along the lake looking northeast Page 87 of 225 Photo #3: View of the existing building on site from the park walkway along the lake looking southeast Photo #4: View of the Victoria Park Lake standing rear of the existing building looking southwest Page 88 of 225 Photo #5: View of the Victoria Park Lake standing rear of the existing building looking south aim s Photo #6: View of the existing building on site from the park walkway along the lake looking northwest Page 89 of 225 Photo #7: View of the existing building on site from Jubilee Drive looking southwest Photo #8: View of the east facade of the existing building on site Page 90 of 225 Photo #9: View of the existing building on site looking northwest Photo #10: View of the existing windows and doors on the rear facade of the existing building Page 91 of 225 I IN WW�� Son Ki i 00 WjIM "'SON ff M`"STA Photo #11: View of the existing rear entrance/exit doors from the commercial area Photo #12: View of the existing blocked opening along the west facade. _r Page 92 of 225 Photo #13: Existing washroom (Men) Photo #14: Existing commercial area Page 93 of 225 Photo #15: Existing entrance corridor looking east Photo #16: Existing entrance corridor looking west Page 94 of 225 7 Photo #17: Existing kitchen (rear portion) Photo #18: Existing kitchen (front portion) Page 95 of 225 Photo #19: Existing electrical room Photo #20: Existing washroom (women) Page 96 of 225 SNOUIGN00 0NUSIX3 b ZZ £LZ ON loafad LL LL �O ® Vim - > o®E n u� cc �� Q Q�U J� QM Ux cc UQ ®� 2 M Uf X LL LL �O ® Vim - > o®E n N0'H3N3H0iI)i'a033Tgnr LS b050ZZOZ 0 0 M 70 (1) c -C-- N U 0- C/) `o (B ii N c coQ cc a`0 =M UX C U" F- ~ � U `1 LU J LU a LU a w ____ Z w = qqLu DJLL Nc\j v rye, a Y 's�ua wn�op aye uo paseq suoi»e io apew suois i�ap �o �insai a se Rlied piiyl Rue Rq paiajjns 'Rue JI 'sa6ewep ioj Rliligisuodsai ou sIde— luelinsuo� ayy 'sagied piiyl yons jo Rliligisuodsai ay, aie way, uo paseq apew aq o, suom-p io uo a�ueyai Rue io 'quawn.op ay110 saHew R�ied pii y� a y�lynn asn Ruy 'uo geiedaid �o awg ay>>e aigeiiene uo gewio�ui aye Jo jy6y ui juawa6pnf Iseq sluelins-0 eqp s»aijai uiaiay pauieluoo ieiiajew ayy 'uoissiwiad ua11 nn in y�lnn pal giyoid sl sjuawn.op asa y� jo uoyonpoidai io/pue'uoye.ylpow 'asn pezuoylneuN 'RiddeiN jo Ruadoid ayj uiewai sluaw-op IIV 'Hiom Rue yjim 6uip—oid aiolaq RiddeiN of samuedaiosip Rue uodai pue suoisuawip lie l,�uan pue No, isnw vol -1-0 's6ui—p aleos jou o4 0 LLc X a cc m CC co (D N0'H3N3H0iI)i'a033Tgnr LS b050ZZOZ 0 0 M 70 (1) c -C-- N U 0- C/) `o (B ii N c coQ cc a`0 =M UX C U" F- ~ � U `1 LU J LU a LU a w ____ Z w = qqLu DJLL Nc\j v rye, a Y 's�ua wn�op aye uo paseq suoi»e io apew suois i�ap �o �insai a se Rlied piiyl Rue Rq paiajjns 'Rue JI 'sa6ewep ioj Rliligisuodsai ou sIde— luelinsuo� ayy 'sagied piiyl yons jo Rliligisuodsai ay, aie way, uo paseq apew aq o, suom-p io uo a�ueyai Rue io 'quawn.op ay110 saHew R�ied pii y� a y�lynn asn Ruy 'uo geiedaid �o awg ay>>e aigeiiene uo gewio�ui aye Jo jy6y ui juawa6pnf Iseq sluelins-0 eqp s»aijai uiaiay pauieluoo ieiiajew ayy 'uoissiwiad ua11 nn in y�lnn pal giyoid sl sjuawn.op asa y� jo uoyonpoidai io/pue'uoye.ylpow 'asn pezuoylneuN 'RiddeiN jo Ruadoid ayj uiewai sluaw-op IIV 'Hiom Rue yjim 6uip—oid aiolaq RiddeiN of samuedaiosip Rue uodai pue suoisuawip lie l,�uan pue No, isnw vol -1-0 's6ui—p aleos jou o4 SNOUIGN00 0NUSIX3 t, ZZ £LZ : ON loafad Oa � O O to O NO'H3N3H0iI)i HO 33Tgnr LS b050ZZOZ N N N 4- 0 co N O1 M 0- I OaLL- f 10� X H 2 U J W ZOf W p C/)U H W C/)>G Of W p O = ~ X z = W u- J J = W p p cr)= U Cn W J 0 w - W _ J W J w�� Q J Y W of W W J U` U U J Q p U ui Q J Ir ofC/) Q Q O O 's�uawn�op OO O ® Li 3CE O O Ki O O O O O O O O O ® ❑o O O O O O O O O O O O O O O ® Q O O O H O O C O O O O OO O O 3� 0 O O O O O O O ----- O O O O "111 paseg suol»e io apew suols leap �o �lnsai a se Rlied piigl Rue Rq paiajjns 'Rue JI 'sa6ewep ioj ANigisuodsai ou sldaooe luellnsuoo eqy 'sagied piigl gins jo Rliligisuodsai ag, aie wage uo paseq apew aq o, suolsl,ap io uo ag ue ilai Rue io 'quawn.op ag1'o -'ew Rlied pilgl a golgnn asn Ruy'uogeiedaid jo owg eq>>e algellene uogewiojul 9 4 1 jo 1g6ll ul juawa6pnf iseq sluellnsuoo 941 s»li aljai ulaiaq paulejuo' leajew aqy 'uolsslwiad ua»nn Um in q�Im pallglgoid sl sluawn.op asag� 10 uogonpoidai io/pue'uogeoylpow 'asn pezuoglneuN 'RlddeiNjo Apedoid agj ulewei sluawn�op IIV 'Hiom Rue qm 6ulp—oid aiolaq RlddeiN olsom-daioslp Rue uodai pue suolsuawlp Ile 141Jan pue Hoago lsnw vo13eiJu00's6ulnneip 9123slou 00 SNOUIGN00 0NUSIX3 N0'a3N3H011J 'x033118 fLS b050ZZOZ M b ZZ £LZ ON IOafad NV�d X0021 LoN N 4- 0 N O1 's�uawn�op aye uo paseq suoi»e io apew suois i�ap �o ��nsai a se Rlied piiyl Rue Rq paiajjns 'Rue JI 'sa6ewep ioj Rlyigisuodsai ou sldaooe luelinsuoo ayy 'sagied piiyl yons jo R71 1igisuodsai ay, aie way, uo paseq apew aq o, suoisi,ap io uo a,ueyai Rue io 'squaw n.op aye �o saHew Rlied piiyp a yoiynn asn Ruy'uo geiedaid jo awq ay>>e algeliene uo gewioIui aye jo Iy6y ui juawa6pnf Isaq sluelins uoo aye s»a1jai uiaiay pa uieluoo 1e iiajew ayy 'uoissiwiad ua»unn in y'1�n paligiyoid si sjuawn.op asay� jo uoyonpoidai io/pue 'uoyeoyipow'asn pazuoyjneuN 'AiddeiNjo Ruadoid ayl uiewai sluawn�op liy'Hiom Rue qm 6uip—oid aiolaq AiddeiN olso-edaiosip Rue uodai pue suoisuawip lie l,�uan pue No, isnw vol—luoo's6ui—p aleos jou o0 SNOUIGN00 0NUSIX3 b ZZ £LZ : ON loafad NO'H3N3H0iI)i HO 33Tgnr LS b050ZZOZ N 's�uawn�op aye uo paseq suoi»e io apew suois i�ap �o �insai a se Rlied piiyl Rue Rq paiajjns 'Rue JI 'sa6ewep ioj Rliligisuodsai ou sldaooe luelinsuoo ayy 'sagied piiyl yons jo R1111gisuodsai ay, aie way, uo paseq apew aq o, suoisi,ap io uo a,uel,, Rue io 'squaw n�op aye �o saHew Rlied piiyl a y.lynn asn Ruy'uo geiedaid jo awq ay>>e aigeiiene uo gewioIui aye jo Iy6y ui juawa6pnf Isaq sluelins uoo aye s»aijai uiaiay pa uieluoo ie iiajew ayy 'uoissiwiad ua»unn in y'1. paligiyoid sl sjuawn.op asay� jo uoyonpoidai io/pue 'uoye.yipow 'asn pezuoylneuN 'RiddeiN jo Ruadoid ayj uiewai sluawnop IIV 'Hiom Rue yjim 6uip—oid aiolaq RiddeiN of saiouedaiosip Rue uodai pue suoisuawip lie l,�uan pue Hugo isnw vo»eiluoo's6ulnneip aleos jou o4 SNOUIGN00 0NUSIX3 b ZZ £LZ : ON loafad NO'H3N3H0iI)i HO 33Tgnr LS b050ZZOZ NOUVAn P3 1HOI2J 'o-'`=.Z£A,, N N N N 4- 0 O N O1 's�uawn�op aye uo paseq suoi»e io apew suois i�ap �o �insai a se Rlied piiyl Rue Rq paiajjns 'Rue JI 'sa6ewep ioj Rliligisuodsai ou sldaooe luelinsuoo ayy 'sagied piiyl yons jo R1111gisuodsai ay, aie way, uo paseq apew aq o, suoisi,ap io uo a,uel,, Rue io 'squaw n�op aye �o saHew Rlied piiyl a y.lynn asn Ruy'uo geiedaid jo awq ay>>e aigeiiene uo gewioIui aye jo Iy6y ui juawa6pnf Isaq sluelins uoo aye s»aijai uiaiay pa uieluoo ie iiajew ayy 'uoissiwiad ua»unn in y'1. paligiyoid sl sjuawn.op asay� jo uoyonpoidai io/pue 'uoye.yipow 'asn pezuoylneuN 'RiddeiN jo Ruadoid ayj uiewai sluawnop IIV 'Hiom Rue yjim 6uip—oid aiolaq RiddeiN of saiouedaiosip Rue uodai pue suoisuawip lie l,�uan pue Hugo isnw vo»eiluoo's6ulnneip aleos jou o4 SNOUIGN00 0NUSIX3 b ZZ £LZ : ON loafad NO'H3N3H0iI)i HO 33Tgnr LS b050ZZOZ NOIldn3P3 2]V321 'o-'`=.Z£A,, M N N N 4- 0 N O N O1 (6 0- 's�uawn�op aye uo paseq suoi»e io apew suois i�ap �o �insai a se Rlied piiyl Rue Rq paiajjns 'Rue JI 'sa6ewep ioj Rliligisuodsai ou sldaooe luelinsuoo ayy 'sagied piiyl yons jo R1111gisuodsai ay, aie way, uo paseq apew aq o, suoisi,ap io uo a,uel,, Rue io 'squaw n�op aye �o saHew Rlied piiyl a y.lynn asn Ruy'uo geiedaid jo awq ay>>e aigeiiene uo gewioIui aye jo Iy6y ui juawa6pnf Isaq sluelins uoo aye s»aijai uiaiay pa uieluoo ie iiajew ayy 'uoissiwiad ua»unn in y'1. paligiyoid sl sjuawn.op asay� jo uoyonpoidai io/pue 'uoye.yipow 'asn pezuoylneuN 'RiddeiN jo Ruadoid ayj uiewai sluawnop IIV 'Hiom Rue yjim 6uip—oid aiolaq RiddeiN of saiouedaiosip Rue uodai pue suoisuawip lie l,�uan pue Hugo isnw vo»eiluoo's6ulnneip aleos jou o4 SNOUIGN00 0NUSIX3 b ZZ £LZ : ON loafad N0'H3N3H0iI)i HO 33Tgnr LS b050ZZOZ NOI VAn P3 l-�3P„o, ..Z"£ 's�uawn�op aye uo paseq suoi»e io apew suois i�ap �o �insai a se Rlied piiyl Rue Rq paiajjns 'Rue JI 'sa6ewep ioj Rliligisuodsai ou sldaooe luelinsuoo ayy 'sagied piiyl yons jo R1111gisuodsai ay, aie way, uo paseq apew aq o, suoisi,ap io uo a,uel,, Rue io 'squaw n�op aye �o saHew Rlied piiyl a y.lynn asn Ruy'uo geiedaid jo awq ay>>e aigeiiene uo gewioIui aye jo Iy6y ui juawa6pnf Isaq sluelins uoo aye s»aijai uiaiay pa uieluoo ie iiajew ayy 'uoissiwiad ua»unn in y'1. paligiyoid sl sjuawn.op asay� jo uoyonpoidai io/pue 'uoye.yipow 'asn pezuoylneuN 'RiddeiN jo Ruadoid ayj uiewai sluawnop IIV 'Hiom Rue yjim 6uip—oid aiolaq RiddeiN of saiouedaiosip Rue uodai pue suoisuawip lie l,�uan pue Hugo isnw vo»eiluoo's6ulnneip aleos jou o4 SNOIlI4NOO JNIlSIX3 NO'H3N3H0iI)i'a033Tgnr LS b050ZZOZ b ZZ £LZ ON IOafOJd NOUVNW 10-�Nl 311S S1N N N 4- 0 O N O1 Cu U) T- EL EL (� o Lu ■ O o T- z ❑®®❑❑ ®®®❑❑❑ MME] ❑❑❑ ❑❑❑❑ tr D 0 J Q w D � z z E o oC 0 J ° z ®®®®® ®®®❑❑❑ ®®❑ ®®❑ ®®®® L — U W r U z z o Ir 0 0 Z z.. o oW Q ILur z G _ a~ w= Ir zc¢n n _ z _ c� cii li ~ w w z w J z 0 �_ 0~ z �Q z ¢ w = z~ w °C = 0 J o z w w CE zz cn Qx QLJ 0~ wz_w z C) irw�¢ w Y wCL Lu Lu w d Q Lu LL.Lu in U)z goC)LLJ0 0 �Uz � zzw ��wIr W Ir Ir z0< Lu OoC� C <Qz �z('30 O wUz trtr JOCUC zLu LuQ �zzR: z O 0 Q Q J > Q= I 0 J V OC Lu I O Q d ED J W z zw=��w 0¢L=L) Lu Lu LuOwinco0cn00� m z 0 U = w Lu Lu iI� J w J Ir X ~ �,/ J m d = w Q w z ,lull—'"I uo paseq —,p.io apew suols leap to llnsai a se Rlied pilgl Rue Rq paiallns 'Rue ll 'sa6ewep iol Rliligisuodsai ou slde— luellnsuoo aqy 'sagied pilgl gins to Rliligisuodsai aql — wagl uo paseq apew aq of suoisioap io uo a�ueilai Rue io 'sluawn.op agl to -'ew Rlied pilgl a golgnn asn Ruy'uoil—daid to awg aql le algellene uogewiolul agl to 14611 ul luawa6pnf lseq sluellnsuoo aql sloagai ulaiaq pauleluoo leualew aqy 'uolss-ed uallum lnogllnn pallglgoid sl sluawn.op asagl Io uollonpoidai io/pue 'uolleoylpow 'asn pezuoglneun'Rlddelry to Ruadoid aql ulewei slue—op IIV 'Hiom Rue gl!M 6ulpaaooid aiolaq Rlddelry of se-edaioslp Rue uodai pue suolsuawlp Ile Fluan pue Hoag lsnw vole 1-0 s6ulnneip ales lou o4 Staff Report r NJ :R Development Services Department www.kitchener.ca REPORT TO: Heritage Kitchener DATE OF MEETING: November 1, 2022 SUBMITTED BY: Garett Stevenson, Interim Director of Planning, 519-741-2200 ext. 7070 PREPARED BY: Deeksha Choudhry, Heritage Planner, 519-741-2200 ext. 7291 WARD(S) INVOLVED: Ward 5 DATE OF REPORT: October 12, 2022 REPORT NO.: DSD -2022-466 SUBJECT: Draft Scoped Heritage Impact Assessment (HIA) 2219 Ottawa Street South and 808 Trussler Road RECOMMENDATION: For information. REPORT: The Planning Division is in receipt of a Scoped Heritage Impact Assessment (HIA) dated March 14, 2022, and updated July 21, 2022, prepared by CHC Limited regarding a proposal of a Draft Plan of Subdivision which retains the house in-situ on the subject property municipally known as 2219 Ottawa Street South and 808 Trussler Road. The subject property is included on the Inventory of Historic Buildings. Thus, it is not listed as a non- designated property of cultural interest or value on the City's Municipal Heritage Register, and neither is it designated under Part IV of the Ontario Heritage Act. The subject property is also located adjacent to the Trussler Road Cultural Heritage Landscape (CHL), which has been identified as a significant CHL. According to the draft HIA, the house currently located on the subject property is a mid- century house built circa 1968-1969 and was designed by local architect John Lingwood. Upon applying the criteria for designation on the house, the HIA has concluded that the house meets the criteria for designation according to O. Reg. 9/06, and the house possesses design/physical value, historical/associative value and contextual value. In addition to this, the views to and from Trussler Road of the house have also been identified as heritage attributes. The applicant's heritage consultant will attend the November 1, 2022, meeting of Heritage Kitchener to answer any questions the Committee may have. Heritage Planning are in the process of reviewing the HIA and are seeking the committee's input and comments which will be taken into consideration as part of staff's review of the HIA and processing of related *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. Page 105 of 225 Planning Act applications. A motion or recommendation to Council will not be required at the November meeting. A copy of the scoped 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 council / committee meeting. PREVIOUS REPORTS/AUTHORITIES: • Ontario Heritage Act, 2021 APPROVED BY: Justin Readman, General Manager, Development Services ATTACHMENTS: Attachment A — Draft Scoped Heritage Impact Assessment (HIA) — 2219 Ottawa Street South and 808 Trussler Road. Page 106 of 225 DRAFT Scoped Heritage Impact Assessment in support of proposed subdivision 2219 Ottawa St. S. and 808 Bleams Rd. Kitchener, ON CHC Limited 87 Liverpool Street, Guelph, ON NIH 2L2 (519) 824-3210 oscott87krogers.com March 14, 2022 updated July 21, 2022 Page 107 of 225 Scoped Heritage Impact Assessment - 2219 Ottawa St. S. and 808 Bleams Rd., Kitchener Table of Contents 1.0 BACKGROUND - REQUIREMENT for a HERITAGE IMPACT ASSESSMENT (HIA) ....... 1 1.1 Current owner contact information ............................................ 3 1.2 Site history............................................................... 3 1.3 Description of buildings, landscape features and surrounding context ................ 14 Surrounding context....................................................... 14 Landscape and outbuildings ................................................ 16 1.4 Documentation of the heritage resource ....................................... 20 Thehouse............................................................... 20 Cultural heritage value and interest ........................................... 33 Heritage attributes........................................................ 36 1.5 Proposed development and impacts ........................................... 37 1.6 Conservation options - principles and mitigating measures ........................ 41 1.7 Proposed alterations justified and explained .................................... 44 1.8 Summary statement and conservation recommendations .......................... 44 1.9 Qualifications of the author completing the Heritage Impact Assessment ............. 45 2.0 MANDATORY RECOMMENDATION ............................................. 45 REFERENCES........................................................................ 46 Appendix 1 - Cultural Heritage Resource Evaluation Form Appendix 2 - Architectural Analysis - Don Ryan, Heritage Researcher, June 13, 1991 Appendix 3 - Scoped Heritage Impact Assessment Terms of Reference Appendix 4 - Chain of Title Appendix 5 - Notes: Winnifred and Keith Shantz Appendix 6 - Architectural Drawing Set Appendix 7 - CMA Realty photos 2012 Appendix 8 - Conceptual grading plan - house environs Appendix 9 - Qualifications of the author All photographs taken by the author November 1, 2017 unless otherwise noted cover photo: from Trussler Road, circa late 1970s CHC Limited DRAFT March 14, 2022, updat09% �b&Y 225 Scoped Heritage Impact Assessment - 2219 Ottawa St. S. and 808 Bleams Rd., Kitchener 1 1.0 BACKGROUND - REQUIREMENT for a HERITAGE IMPACT ASSESSMENT (HIA) The property is not listed on the City's Heritage Register, nor is it designated under the Ontario Heritage Act. It is listed on the City's `Heritage Kitchener Inventory of Historic Buildings'. City of Kitchener Heritage Planning staff completed a cultural heritage resource evaluation form for 2219 Ottawa Street South in 2017 (Shantz house) (Appendix 1) which confirms the property merits listing and designation under the Ontario Heritage Act and meets the definition of a significant built heritage resource or cultural heritage landscape as defined by the Provincial Policy Statement. The City requires an HIA for this application and provided a site specific scope in October 2017 (Appendix 3). A Partial Draft HIA' was prepared by CHC and submitted for comment during the pre -submission for the project in October 2018. As a result, the development proposal was redesigned to provide both protection for and better public views to the property as well as retaining views from the property. City requirements vis-a-vis heritage issues were outlined September 27, 2019' and August 17, 20213 and were: "An updated HIA, assessing in particular the views that have been established through the proposed subdivision layout, and the submission of a Conservation Plan will be requirements of a complete planning application In summary, Heritage Planning staff will require the following as part of a complete application: • the submission of an updated scoped Heritage Impact Assessment; • the submission of a Conservation Plan; and • a response to the guidelines for the conservation of cultural heritage resources found in Part A of the City's Urban Design Manual for New Neighbourhoods." Subsequently, in discussions with Heritage Planner Victoria Grohn4, it was agreed that the updated HIA would address the layout and configuration of the subdivision and any potential impacts to the heritage resource as a result of that layout and configuration, especially a fulsome assessment of particular views that have been established through the proposed subdivision layout; whether the heritage block established in the draft plan is an appropriate size or configuration to conserve views and the heritage resource as a focal point within the community; any potential impacts as a result of park block locations, street layout, or proposed adjacent land uses; and any potential impacts as a result of construction activities around the heritage resource and how these will be mitigated. The subject property is 13.33 ha (32.94 acres) in area, comprised of 4 parcels, a 0.89 ha parcel to the northeast (1), a 1.38 ha triangular piece bounded by Ottawa Street on the north and Trussler Road and the Township of Wilmot on the west (2), the +/- 0.80 ha Mannheim Road road allowance (3), and a larger 10.26 ha parcel i Partial Draft Scoped Heritage lmpactAssessmentinsupport ofproposedsubdivision, 22190ttawaSt. S. and 808 Bleams Rd., Kitchener, ON, CHC Limited, October 25, 2018 ' Internal Memo to Brian Bateman, Senior Planner from Victoria Grohn, Heritage Planner re: OPA/ZBA/SUB Pre -Submission Consultation, 2219 & 2159 Ottawa Street South & 808 Trussler Road, Heritage Planning Comments 3 email from: Michelle Drake to Brian Bateman re: additional comment, Circulation for Comment - Pre- submission Consultation - 2219 Ottawa Street South & 808 Trussler Road (OPA/ZBA/Subdivision) 4 emails between Owen R. Scott and Victoria Grohn, October 19, 2021 and October 29, 2021 CHC Limited March 14, 2022, updat aim hQ900f 225 Scoped Heritage Impact Assessment - 2219 Ottawa St. S. and 808 Bleams Rd., Kitchener 2 bounded on the west by Trussler Road, on the north by the former Ottawa Street South (Mannheim Road) road allowance, and on the south by Bleams Road (4) (Figure 1). �Gtl SSkak�l Y M V �y o - sr°a •"' 3 �F a 0� �vsxi'aa'n<! f day 3' '•! o 1G�¢gG V 9 Lf8 �,3� a C � ( (2) (3) b.y9 z a 5 '^ �° 64 Nlla �y3 N YY b s b m � •a 6L EAItI S gOAO C — (4) a m = � � v O s V V d n� I 2 Q 1' T \�9S f I""' .Sar tiYaJ CJ ' r 5� � l MST IJll as _ a <3 b B2^2O '20••£ M »•'la"ar_�al31aJ MA<Y T\ f - L O.�C[O pFNt3 °. s " 64JfiJ6 7 y; r I Figure 1 subject property - from: 1981 survey by J. Douglas Ansley Ltd., O.L.S. CHC Limited DRAFT March 14, 2022, updat aim 11 Qoof 225 Scoped Heritage Impact Assessment - 2219 Ottawa St. S. and 808 Bleams Rd., Kitchener 3 1.1 Current Owner Contact Information Tercot Communities c/o Polocorp Inc. 379 Queen Street South Kitchener, ON N2G 1W6 519-745-3249 Attention: Mr. Paul Puopolo paulkpolocorpinc.com 1.2 Site Histo The property at 2219 Ottawa Street South and 808 Bleams Road. is a remnant of a 19t' century farmstead, the only remaining historic feature being the ruins of a gambrel roof barn. As noted above, the subject property is comprised of two distinct parcels, separated by the former Mannheim Road (Figure 1). Both parcels are situated within the 94,012 acres known as `Block 2 on the Grand River' that Richard Beasley purchased from the Crown on the 5t' of February 1798 for the sum of £8,887. hl 1805 Beasley sold 60,000 acres of Block 2 (`Part of Block No. 2 comprising the German Company Tract of the Township of WaterlooT to Daniel and Jacob Erb, who in turn subdivided the lands and sold 83 acres of Lot 129, within which the subject property lies, to Samuel Bricker in 1807. Bricker sold the 83 acres6 to John Erb in 1816. Erb's estate sold the land to William Scollick in 1834. Scollick's estate sold the property to Ephram Wilson in 1845. 10 acres of the property were severed and sold by Wilson to Jonathan Bleam in 1849. The remaining 73 acres was sold by Wilson in 1852 to Conrad Schmidt, who sold 45 acres to Peter Knechtel and 11 acres to Daniel Weiss the next year. Conrad Schmidt sold another 12 acres to Michael Weiss in 1852. Daniel Weiss transferred his 11 acre parcel to Peter Weiss in 1857 and Michael, his 12 acre parcel to Peter in 1862. hl 1873, Peter Weiss sold the 23 acres ( the current parcel south of the former Mannheim Road allowance) to George Unger. Unger sold part ofthe property to Franz Stepan in 1881 and Unger's estate the remainderto John Schotzke in 1885. In 1896, Stepan sold the property to Johanna Mitzlaff (wife of farmer August Mitzlaff). Mitzlaff sold the lands to Joseph and Mary Luciw for $3,000 in 1922. On March 7, 1936 a Fact of Filing' was registered by Joseph Medoruk who held a mortgage on the property, and on the same day, the property was transferred by Medoruk to Mark and Edna Jones for $2,200. The Jones' sold the property , less 2 acres, to Robert and Fern Schmidt in 1954 for $13,500. The triangular parcel between Ottawa Street South and the closed Mannheim Road allowance was part of a larger parcel to the north. The 45 acres of the estate of Peter Knechtel (noted above), now 32 acres, was 5 from Lt 129 Tsp. of Waterloo Registry Office record 6 The exact location of the 83 acre parcel within Lot 129 has not be found as the deeds for this property from the Crown to 1853 and others before 1899 are missing from the Registry office records. ' In the case of real property, if under the laws of the jurisdiction in which the real property is located, a deed is not valid as against a purchaser of the property who (at the time of purchase) does not have actual notice or knowledge of the existence of such deed unless the fact of filing of such deed has been entered and recorded in a public index at the place of filing in such a manlier that a reasonable inspection of the index will reveal the existence of the deed CHC Limited DRAFT March 14, 2022, updatkaw III loof 225 Scoped Heritage Impact Assessment - 2219 Ottawa St. S. and 808 Bleams Rd., Kitchener 4 transferred to John D. Knechtel in 1876. Through a Release of Equity of Redemption' the property was transferred from Knechtel to George Randall in 1880. The now 35 acre parcel was sold to John Rickert in 1881 for $3,800. Rickert retained ownership until 1899 when he sold what was now a 3 8 acre parcel to August Stoltz. hl 1907, Stoltz sold the 38 acres to Isaac W. Brighton, who sold to August Potz for $4,820 in 1914. Potz, who had purchased adjacent property in Lots 130 and 131, sold a 50 acre parcel to Ervin Hass in 1923 for $6,000. That 50 acre property was transferred to Catherine & James Bergey in 1926, thence to Clayton Bowman, carpenter, in 1933, to Eden & Mary Bechtel in 1943, and to Florence & Verne Bechtel in 1956. hl November of 1957, the County of Waterloo registered Plan 421 requiring lands from F. & V. Bechtel, M. L. & E. M. Jones, and the Schmidts for the widening of Mannheim Road (Figure 2). In 1958, the Schmidts sold the property to Keith Shantz who demolished the farmhouse, retained the gambrel -roofed barn and constructed the current home circa 1968-1969 (Figure 3). hl 1970, 5.423 acres of the Bechtel property was transferred to the County of Waterloo for the purpose of realigning Mannheim Road (now Ottawa Street South). When the road was realigned in 1971 (Figure 4), the triangular lot between Ottawa Street South and the old Mannheim Road was sold to Keith Shantz for $5,115. The property, now comprised of the two parcels, was transferred to Keith & Winnifred Shantz in 1981. Keith Shantz had married Winnifred McLaren in 1973, a year after her husband Don McLaren, retired Director of Recreation for the City of Kitchener, died. Keith died in 1992 and Winnifred in 2012 (see Appendix 5). Her estate transferred the property to her children, Neil McLaren of Guelph and Lori Brien of Waterloo July 30, 2012 who sold to the current owner, August 8, 2012. The barn was demolished c. 2016. Figure 2 from: Registered Plan 421 - David J. Howe, O.L.S. 26 November 1957 s Equity of redemption is the right to petition the courts of equity to compel the mortgagee to transfer the property back to the mortgagor once the secured obligation has been performed. CHC Limited DRAFT March 14, 2022, updat aim 11 200f 225 J_ 3 G ae lan I3 •3'a? lisgram OYYtoB In Faa IDURY of WAIMMN J J HAt .12.:.36 .2m. 98X9 24 Eh nay of ?s— 'o a 3 ad on ffi0: J6u / 3 1 LL CvAtEL z F. EIN5� NC 1ti2579 rysa' M° % a o z - � �� O 3 IRO _� o � S' a o I sY NO. 47670 ° p � I 4 K O Figure 2 from: Registered Plan 421 - David J. Howe, O.L.S. 26 November 1957 s Equity of redemption is the right to petition the courts of equity to compel the mortgagee to transfer the property back to the mortgagor once the secured obligation has been performed. CHC Limited DRAFT March 14, 2022, updat aim 11 200f 225 Scoped Heritage Impact Assessment - 2219 Ottawa St. S. and 808 Bleams Rd., Kitchener 5 MVC D% lished r. Ir Ij(f Q'A4&T"' 7— --A (D Demolished c. 1968 (D I Ile, 44� o' Demolished 5"- c. 2016 Figure 3 demolitions and construction circa 1968-1969 LOT i3o t --rip LOT 131 A F - Figure 4 from: Plan W.D.R. 296, realignment of Mannheim Road and Bleams Road (Ottawa Street South) John Metz Ltd., O.L. S., November 19, 1970 CHC Limited DRAFT March 14, 2022, updatkag? 11 5oof 225 0 LO N N 2i M Scoped Heritage Impact Assessment - 2219 Ottawa St. S. and 808 Bleams Rd., Kitchener 7 Figure 5 shows the subject property on the 1881 County Atlas on the border of Wilmot & Waterloo Townships and at the intersections of Bleams Road and Mannheim Road just east of the Village of Mannheim in Wilmot Township. Figure 6 is an enlargement of the area. -d"- 4 * .0 —OME%U Figure 6 enlargement of 1881 Atlas - subject property Airphotos from the University of Waterloo Geospatial Centre (Figures 7 - 14) show the context of the property in 1946, 1955, 1963-1966, 2000 and 2015. The property is outlined in green. The alignment of what is now Trussler Road at the intersection of the former Mannheim Road in Wilmot Township is the same as that shown in the 1881 County Atlas (Figure 6) and was to avoid a wet depression, now partially filled. Before 2000, little development had occurred in the vicinity of the property with the exception of Mannheim which had grown substantially in the latter part of the 20t' and early 21St centuries. The lands surrounding the subject property were occupied by agriculture, and to a larger extent, by aggregate extraction, and remain so today. CHC Limited DRAFT March 14, 2022, updatRago all 5000 225 Scoped Heritage Impact Assessment - 2219 Ottawa St. S. and 808 Bleams Rd., Kitchener 8 subject property 34 (airphoto not available) Mannheim a► Wilmot Township Waterloo Township .0-41, . I Figure 7 1946 airphoto - University of Waterloo Geospatial Centre Figure 8 1946 airphoto - University of Waterloo Geospatial Centre In the 1955 airphoto (Figures 9 & 10), little has changed. The Trussler Road alignment remains the same; the Village of Mannheim has not grown. The field to the south on the subject property; however, appears to have been stripped of topsoil and a gravel pit opened. CHC Limited DRAFT March 14, 2022, updatRaglp all 600f 225 Scoped Heritage Impact Assessment - 2219 Ottawa St. S. and 808 Bleams Rd., Kitchener Figure 9 1955 airphoto - University of Waterloo Geospatial Centre Figure 10 1955 airphoto - University of Waterloo Geospatial Centre CHC Limited DRAFT March 14, 2022, updatRaC,o all 2700f 225 Scoped Heritage Impact Assessment - 2219 Ottawa St. S. and 808 Bleams Rd., Kitchener 10 The 1963-1966 photographs again show little change except for the massive gravel pit to the east of the subject property The Trussler Road alignment remains the same; the Village of Mannheim has still not grown (Figures 11 & 12). 1 " � fit.. • .. �+1 Figure 11 1963 - 1966 airphoto - University of Waterloo Geospatial Centre The rugged topography of the area south of the farmstead on the subject property can be readily seen in the 1963-1966 aerial photograph (Figure 12). That topography has since been altered. The landscape is even more rugged today. Whether this is a result of erosion or borrow pits is not known. Treed areas included an east -west fence row just south of the farmstead, another east -west fence row further south marking a property boundary, and the wet area on the east side of Trussler Road near Mannheim Road which caused the road to deviate from a straight line. That deviation has since been removed. The circa 1972 photograph on the cover of this report shows the treed area adjacent Trussler Road with a few scattered trees throughout the property. CHC Limited DRAFT March 14, 2022, updatRaC,o all 800f 225 Scoped Heritage Impact Assessment - 2219 Ottawa St. S. and 808 Bleams Rd., Kitchener 11 a a VFW 9. a IN MWW"01F. A Ir jib ti tw «v ' yFi a •.- � I. — k L, s q Figure 12 1963 - 1966 airphoto - University of Waterloo Geospatial Centre Sometime after 1972, and after the Shantz house was constructed, Trussler Road and Mannheim Road (now Ottawa Street) were realigned, the driveway to the house lengthened to reach the new Ottawa Street alignment, and most of the property reforested in conifers. Mannheim had seen significant expansion (Figures 13 - 15). Figure 13 Region of Waterloo mapping - 2000 Pana 1 19 of 2255 CHC Limited D R A F T March 14, 2022, updated July 21, 2022 Scoped Heritage Impact Assessment - 2219 Ottawa St. S. and 808 Bleams Rd., Kitchener 12 Additional gravel pits had been opened east of the property and south of Bleams Road (Figures 13 - 15). The laneway between the house and realigned Ottawa Street was planted with a row ofNorway Maple trees on either side (Figures 15 & 16). Figure 14 GRCA mapping - 2015 Figure 15 Shantz house, barn & laneway, Ottawa Street at top Region of Waterloo mapping 2015 Pana 17(1 of 2255 CHC Limited DRAFT March 14, 2022, updated July 21, 2022 Scoped Heritage Impact Assessment - 2219 Ottawa St. S. and 808 Bleams Rd., Kitchener 13 Figure 16 view from Ottawa Street and Trussler Road, June 2015 - Google Maps Figure 17 view from Trussler Road, similar to position of c. 1972 view on report cover - Google Maps 2015 Figure 18 view from Trussler Road at old Mannheim Road, November 2017 Pana 171 of 2255 CHC Limited DRAFT March 14, 2022, updated July 21, 2022 Scoped Heritage Impact Assessment - 2219 Ottawa St. S. and 808 Bleams Rd., Kitchener 1.3 Description of buildings, landscape features and surrounding context 14 Surrounding context A portion of the former farm property ceased to be an agricultural landscape circa 1950s when the southerly portion became a gravel pit (Figure 10). The major changes to the surrounding context have occurred in the late 20t' century and the early 21St. Those have been the substantial growth of the Village of Mannheim in Wilmot Township and the opening of aggregate extraction areas within, south and east of the subj ect property. Trussler Road has been realigned adjacent the property and Mannheim Road (now Ottawa Street) has been realigned to change the northerly boundaries of the property and divide it into two parcels. The following photographs are views from areas adjacent to the subject house (Figures 19 - 27). Fig. 19 St. James Lutheran Church at Trussler & Knechtel Figure 20 looking across Trussler Road from house Figure 21 view southwest to Trussler Road Figure 22 view southwest to wet area on Trussler Figure 23 view south to 808 Bleams Road Figure 24 looking southeast Pana 177 of 2255 CHC Limited DRAFT March 14, 2022, updated July 21, 2022 4' Figure 21 view southwest to Trussler Road Figure 22 view southwest to wet area on Trussler Figure 23 view south to 808 Bleams Road Figure 24 looking southeast Pana 177 of 2255 CHC Limited DRAFT March 14, 2022, updated July 21, 2022 Scoped Heritage Impact Assessment - 2219 Ottawa St. S. and 808 Bleams Rd., Kitchener Figure 25 looking east Figure 27 15 view to Ottawa Street Figure 26 communications tower east of house old Mannheim Road roadbed remnant Figure 27 view to Ottawa & Trussler intersection Pana 123 of 2255 CHC Limited D U TV March 14, 2022, updated July 21, 2022 i yf_ A i• view to Ottawa Street Figure 26 communications tower east of house old Mannheim Road roadbed remnant Figure 27 view to Ottawa & Trussler intersection Pana 123 of 2255 CHC Limited D U TV March 14, 2022, updated July 21, 2022 Scoped Heritage Impact Assessment - 2219 Ottawa St. S. and 808 Bleams Rd., Kitchener 16 Landscape and outbuildings The house is approached by an asphalt drive that leads directly to the garage, the first feature of the house that is viewed upon entering the property, one that is a product of its era (Figure 28). The approach landscape is now becoming naturalized with herbaceous meadow plants and some woody pioneer species such as sumac beginning to invade. When the house was built, the approach was manicured lawn (see report cover photo). Figure 28 driveway approach (original driveway length) The house is entered via a stone flag walk and natural stone stair, hidden to the left of the garage door and signed "NONSUCH PLACE FRONT DOOR" (Figures 29 - 30). Figure 29 front entry from drive Figure 30 sign to front door `Nonsuch Place' PIR7 CHC Limited D A F -C March 14, 2022, updated July 21, 2022 Scoped Heritage Impact Assessment - 2219 Ottawa St. S. and 808 Bleams Rd., Kitchener 17 The front door is flanked on the left by a former ornamental pond, framed by limestone rocks which also serve as an informal retaining wall for the steep slope adjacent. Vegetation is overgrown, but many of the original plantings, or plantings like the original juniper, serviceberry, spirea, hydrangea, etc. remain (Figures 31 & 32). Figure 31 front entry, former pond, rock work Figure 32 rock work, precast concrete path, garden at front entry Pana 175 of 2255 CHC Limited March 14, 2022, updated July 21, 2022 Scoped Heritage Impact Assessment - 2219 Ottawa St. S. and 808 Bleams Rd., Kitchener 18 A precast concrete pathway wends its way around most of the perimeter of the house. Beds of pachysandra ground cover, juniper and other shrubs have been invaded by golden rod, thistle, teasel, sumac and otherpioneer and meadow plants; however, the original informal landscape structure, and many of the original plants remain. The design is a product of its era and contemporary with the house (Figures 33 - 37). Figure 33 Pachysandra bed and precast concrete walk from `entry grotto' (see Appendix 6) Figure 34 Pachysandra bed adjacent `entry grotto' Pana 176 of 2255 CHC Limited March 14, 2022, updated July 21, 2022 Scoped Heritage Impact Assessment - 2219 Ottawa St. S. and 808 Bleams Rd., Kitchener Figure 35 19 f � � ski . '� • � Y+•'� rp•k i�tlk timber retaining wall Figure 36 west side landscape, precast concrete walk Figure 37 underside of deck at south end Pana 177 of 2255 CHC Limited March 14, 2022, updated July 21, 2022 Scoped Heritage Impact Assessment - 2219 Ottawa St. S. and 808 Bleams Rd., Kitchener 20 There are no outbuildings on the property. Until 2016 a gambrel -roofed bank barn was located just northeast of the house. It has been demolished (Figure 38). Figure 38 1.4 Documentation of the heritage resource former barn The house The mid-century modern house built circa 1968-1969, was designed by local architect John Lingwood who was inspired by the `Prairie' style9 of architecture fostered by Frank Lloyd Wright and others. The house faces west with the east side being buried in the hillside on which it is placed. Originally there were views across what is now Trussler Road and into the countryside. These views were replaced by a coniferous plantation that also removed almost all public views of the house as well. In 2016, much of the plantation was removed, restoring the earlier views originally intended. Exterior building materials are a deep brown cedar fascia board used around the roof and deck edges, dark brown vertical board and batten siding, with a granite fieldstone foundation, chimney tower and vertical elements (Figures 35 - 37, 39 & 40). Fieldstone is from the environs. 9 The designation Prairie is due to the dominant horizontality of the majority of Prairie style buildings which echoes the wide, flat, treeless expanses of the mid -Western United States. The most famous proponent of the style, Frank Lloyd Wright, promoted an idea of "organic architecture", the primary tenet of which was that a structure should look as if it naturally grew from the site. Wright also felt that a horizontal orientation was a distinctly American design motif, in that the younger country had much more open, undeveloped land than found in most older, urbanized European nations. Wikimedia Foundation htti)s:Hen.wikii)edia.org/wiki/Praiiie School Pana 178 of 2255 CHC Limited DRAFT March 14, 2022, updated July 21, 2022 Scoped Heritage Impact Assessment - 2219 Ottawa St. S. and 808 Bleams Rd., Kitchener 21 Figure 38 cedar fascia board, board & batten siding, fieldstone chimney tower - west elevation Figure 40 fieldstone elements Pana 179 of 2255 CHC Limited March 14, 2022, updated July 21, 2022 Scoped Heritage Impact Assessment - 2219 Ottawa St. S. and 808 Bleams Rd., Kitchener 22 Windows are aluminum framed and vertical on the ground floor, horizontal on the upper floor. Decks are found on the west and south sides (Figures 41 & 42). Figure 41 1 south elevation - work/hobby rooms below Figure 42 southeast corner Pana 1'x0 of 2255 CHC Limited B R A F T March 14, 2022, updated July 211 2022 Scoped Heritage Impact Assessment - 2219 Ottawa St. S. and 808 Bleams Rd., Kitchener 23 The east side of the house is set into the hillside (Figure 43). Skylights added later to the pool room provide light to an otherwise dark space because of the hillside setting and large overhanging decks above (Figures 37, 42 & 44). Figure 43 east elevation - pool room skylights at left K":W 41i' 't'Yt, sem-: 07 ;V AW o •a f �,�j Y� � r 1,. •t" I Figure 44 skylights over pool room Pana 131 of 2255 CHC Limited March 14, 2022, updated July 211 2022 Scoped Heritage Impact Assessment - 2219 Ottawa St. S. and 808 Bleams Rd., Kitchener 24 Figure 45 east elevation - garage at right Figure 46 north elevation - from Ottawa Street (lengthened driveway) Pana 132 of 2255 CHC Limited D R % r' T_ March 14, 2022, updated July 211 2022 Scoped Heritage Impact Assessment - 2219 Ottawa St. S. and 808 Bleams Rd., Kitchener 25 Figure 47 west elevation Appendix 6 provides copies of the original 1968 architectural drawings. Figure 48 from that set is the main floor plan of the house and attached garage, showing the extensive deck and the juxtaposition of the garage and main body of the house to take advantage of the natural topography, isolate the house from the road (which was much closer to the house than it is at present), and provide dramatic views over the countryside. Figure 49 shows the lower floor plan which is comprised of a hobby room an work room under the living room, and the pool room. The upper floor of a single bedroom is also shown in Figure 49. Another bedroom and en -suite was added to the north at a later date. Foundations are of reinforced concrete, and the main structural members are unique polystyrene blocks filled with reinforced concrete. Original owner, Kitchener industrialist Keith Shantz, was the proprietor of Morval-Durofoam Ltd., who manufactured polystyrene picnic coolers and provided the inspiration for the construction method (see Appendix 6 for construction details). The polystyrene/concrete blocks provide both strength and insulating properties. At the time of the writing of the Partial Draft Scoped Heritage Impact Assessment (October 2018), the house was not being used as a residence, but was an office. Furnishings consisted of office equipment and office furniture (Figure 53), although built-in furniture remained in the bedrooms (Figure 60). Pana 133 of 2255 CHC Limited DRAFT March 14, 2022, updated July 21, 2022 N N r— N I 4 I p'i 4 I �=f y yIn �I 1 / e 7— !AV I, J .I ,F 1 P - � na w LO N N �N N 0 N N Scoped Heritage Impact Assessment - 2219 Ottawa St. S. and 808 Bleams Rd., Kitchener 28 The main double doors are dark -stained birch framed by large fieldstones. Interior doors are birch, with aluminum doors and windows. Floors are carpeted throughout. The 1991 architectural analysis10 indicates that the floors are hardwood. Formerly exposed cedar rafters in the ceiling on the main floor are now covered by a dropped ceiling of acoustic tile. Exposed rafters are found in the second floor bedroom. The indoor swimming pool room walls are stained wood. The following photographs are from the realty listing in 2012 and from November 2017. More 2012 photographs can be found in Appendix 7. Figure 50 entry `grotto' carpeted floor, dropped ceiling Figure 51 entry `grotto', views to the west Figure 52 kitchen io Architectural Analysis - Don Ryan, Heritage Researcher, June 13, 1991 Pana 136 of 2255 CHC Limited DRAFT March 14, 2022, updated July 211 2022 Scoped Heritage Impact Assessment - 2219 Ottawa St. S. and 808 Bleams Rd., Kitchener 29 Figure 53 living room, fluorescent lighting in dropped ceiling Figure 54 living room, 2012 - CMA Realty photo Pana 137 of 2255 CHC Limited DRAFT March 14, 2022, updated July 21, 2022 Scoped Heritage Impact Assessment - 2219 Ottawa St. S. and 808 Bleams Rd., Kitchener 30 i' * MM +y IW A• F ��Vii.r r 8 + {• � `I S ~ 5�� 4 A� P i�wi+Y a lb U.7 fi Figure 55 `inglenook', 2012 - CMA Realty photo The "inglenook" (Figure 55) is now covered with drywall and the ceiling has been dropped. Figure 56 swimming pool, 2017 CHC Limited Figure 57 swimming pool, 2012 - CMA Realty photo Pana 138 of 2255 March 14, 2022, updated July 21, 2022 Scoped Heritage Impact Assessment - 2219 Ottawa St. S. and 808 Bleams Rd., Kitchener 31 Figure 58 stair to bedrooms Figure 59 stair between bedrooms Figure 60 built-in dresser - original bedroom Figure 61 built-in dresser - added bedroom The contrast between the original bedroom with its exposed ceiling joists, minimalist trim, and modern built-in dresser (Figure 60) and the added bedroom with its crown moulding, ornate trim, painted woodwork, and neoclassical -style pedimented built-in chest is striking (Figure 61). Pana 139 of 2255 CHC Limited DRAFT March 14, 2022, updated July 21, 2022 Scoped Heritage Impact Assessment - 2219 Ottawa St. S. and 808 Bleams Rd., Kitchener 32 Views from the main floor and upper floor are exclusively to the west (Figures 62 & 63). Figure 62 view from living room Figure 63 view from south bedroom Pana 140 of 2255 CHC Limited DRAFT March 14, 2022, updated July 21, 2022 Scoped Heritage Impact Assessment - 2219 Ottawa St. S. and 808 Bleams Rd., Kitchener 33 Cultural heritage value and interest Section 2 of the Planning Act indicates that the municipal 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 (PPS 2014). Policy 2.6.1 of the PPS requires that "significant built heritage resources and significant cultural heritage landscapes shall be conserved." " The PPS defines built heritage resource as "a building, structure, monument, installation or any manufactured remnant that contributes to a property's cultural heritage value or interest as identified by a community, including an Aboriginal community. Built heritage resources are generally located on property that has been designated under Parts IV or V of the Ontario Heritage Act, or included on local, provincial and/or federal registers."12 With relation to the subject property, significant means "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." 13 Relatedto the subject property, conservedmeans "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." 14 For a property to be considered of cultural heritage value or interest, it must meet one or more of the following criteria from the Ontario Heritage Act Regulation 9/06: criteria meets? 1. have design value or physical value because it: • is a rare, unique, representative or early example of a style, type, expression, material or construction method, yes • displays a high degree of craftsmanship or artistic merit, or yes • demonstrates a high degree of technical or scientific achievement yes 2. have historical value or associative value because it: • has direct associations with a theme, event, belief, person, activity, organization or institution that is significant to a community, yes 11 Provincial Policy Statement (PPS, 2014), p. 29 12 Ibid, p 39 13 Ibid, p 49 14 Ibid, p 40 Pana 141 of 2255 CHC Limited DRAFT March 14, 2022, updated July 21, 2022 Scoped Heritage Impact Assessment - 2219 Ottawa St. S. and 808 Bleams Rd., Kitchener 34 criteria meets? • yields, or has the potential to yield, information that contributes to an understanding of a community or culture, or no • demonstrates or reflects the work or ideas of an architect, artist, builder, designer or theorist who is significant to a community. yes 3. have contextual value because it: • is important in defining, maintaining or supporting the character of an area, no • is physically, functionally, visually or historically linked to its surroundings, or yes • is a landmark. yes The built heritage resource and potentially significant heritage resource on this property is the house. The property is listed on the City's Municipal Heritage Register; it is not designated under Part IV or Part V of the Ontario Heritage Act. The house has design value or physical value. It is a notable, locally rare example of a mid-century modern residential dwelling in the `Prairie' style. The use of locally -sourced granite fieldstone and cedar as building materials is unusual and the structural design of the house (reinforced concrete -filled polystyrene blocks) may be unique. Built into the side of a hill, the mainly horizontal elements of the building complement the open character of the adjacent countryside, affording views to the west. The interior was designed to be in harmony with the exterior, bringing stone and wood from the outside. Built-in cabinetry and interior architectural detailing was part of the design. The original landscape design remains mostly intact although it has not been maintained since circa 2012. The property has historical value or associative value as it is associated with Keith and Winnifred Shantz, the first residents. Winnifred was a potter, and with her husband Keith, founding supporter of the Canadian Clay and Glass Gallery, supporter for the arts and supporter of the community. Keith was the owner of Morval- Durofoam Ltd., manufacturers of polystyrene picnic coolers and the inspiration for the polystyrene blocks used to construct the house. It demonstrates the work of a prominent local architect, John Lingwood who was influenced by the `Prairie' school of design in this project. The property has contextual value as it is visually linked to its surroundings, being built into and cantilevered from the natural topographic feature on the property. It doesn't define, maintain or support the character of a neighbourhood; however, it is a prominent feature in the landscape and could be considered a landmark. Its architectural features, massing, and siting are in harmony with the character of the surrounding landscape. For modern buildings, the significance criteria outlined in Regulation 9/06 can be complemented by the Pana 142 of 2255 CHC Limited DRAFT March 14, 2022, updated July 21, 2022 Scoped Heritage Impact Assessment - 2219 Ottawa St. S. and 808 Bleams Rd., Kitchener 35 following.15 element criterion meets? Philosophy Does the project represent the philosophy of the modern movement'? yes Does the design of the project reflect the most salient Design characteristics of the Modern aesthetic? yes Materials Is the material palette treated in a distinctively modern way? yes Construction Is the structure of the project particularly innovative or representative of Modern technology of construction? yes Alterations Does the project retain its most salient design features or have Yes & no alterations been sensitive to the original intentions of the design? Architect Was the project designed by an important and influential architect who made a significant contribution to the Modern Movement? yes Historic Significance Has the project contributed to the historical development of no Kitchener? Influence Has the project influenced the development of architecture locally, no nationally, or internationally? Awards Has the project received recognition through publication or unknown awards? Context Does the project contribute to community identity? no Application of Criteria Philosophically, the building provides an aesthetic that complements the landscape within which it is set in keeping with the school of architectural design that influenced it. From a design perspective, the building has pure, simple geometries, clean lines. It appears fresh and immaculate (even 53 years after its construction). It sports flat roofs, unadorned finishes, and elegantly machined details. Itis devoid of decoration. The interior and exterior become one with the fieldstone features brought from the outside to the inside. There is an emphasis on the intrinsic beauty of the materials themselves. Fieldstone and stained (not painted) wood are used extensively. The building's structure is unusual (perhaps unique) and expresses a new technology of the era. Some alterations have been made to the original interior that are not sensitive to the original intentions of the design; however, it appears that most of these alterations may be reversible. 15 North York's Modernist Architecture, A reprint of the 1997 Citv of North York publication, Presented by E.R.A. Architects 2009, Prepared for the North York Modernist Architecture Forum held at North York Civic Centre on October 27, 2009 Pana 143 of 2255 CHC Limited DRAFT March 14, 2022, updated July 21, 2022 Scoped Heritage Impact Assessment - 2219 Ottawa St. S. and 808 Bleams Rd., Kitchener 36 John Lingwood Architect and Lingwood -Robertson (partner Lloyd Robertson, P.Eng.) produced a volume of work that included a number of significant modern buildings, including the Carmel New Church of Jerusalem (1960), a number of elegant modern homes, the award-winning Pressworks building on Fairway Road (1969) (dismantled and moved to Randall Avenue in Waterloo in 1996), the former University Heights High School (now a campus of Conestoga College), the TD Bank at King and Francis streets in Kitchener, the former provincial courthouse at Frederick and Lancaster Streets, the Kitchener Transit Terminal, St. Paul's Lutheran Church in Cambridge, the Frank C. Peters Building(1980) and the John Aird Centre at Laurier University (1988). The body of work produced by the firm over nearly four decades is a comprehensive cross-section of Modern design. Lingwood's Mid -Century Modern architecture represented a break from earlier, more traditional styles. His buildings were ... a modernistic rejection of the past, a faith in progress, the fundamental and irreversible shift toward the dominance of the automobile, an overall optimistic view about the economy and citizens' ability to sustain a much higher quality of life than had been available in the past. 16 The property's architectural features, massing, landscaping, and siting is harmoniously set in the rural landscape. Heritage Attributes The cultural heritage attributes of the property are those of the original house and its immediate environs landscape. The later additions and alterations are not included in these features. Exterior: • topography of the immediate environs of the house providing the setting into and cantilevering over the hillside; • views to and from Trussler Road in the west; • style of the immediate environs walks and gardens which respond to the topography of the land, but not including the plant or walkway materials; • scale and irregular massing of the mid-century modern residence, including the garage; • load-bearing, reinforced concrete filled polystyrene block foundation; • granite fieldstone chimney and `tower' wall expressed on both the exterior and interior; • stained wood board and batten siding; • flat roofs with stained cedar fascia board; • aluminum -framed windows; • expansive deck on west and south sides. Interior: • stained birch doors; • suspended tread staircase to upper floor; • sunken living room; • south facing skylight; • granite fieldstone chimney and `tower' wall expressed on both the exterior and interior; • exposed cedar rafters in the original bedroom ceiling. 16 Rick Haldenby, professor University of Waterloo School of Architecture - Prolific architect but his stamt) on Waterloo Region, Catherine Thompson, Waterloo Region Record, Nov 07, 2015 Pana 144 of 225 CHC Limited DRAFT March 14, 2022, updated July 21, 2022 Scoped Heritage Impact Assessment - 2219 Ottawa St. S. and 808 Bleams Rd., Kitchener 37 Other potential attributes that may be hidden under dropped ceilings or drywall include: • hardwood floors in the Inglenook; • exposed cedar rafters in the Inglenook ceiling; • interior of stone tower within the foyer; • fieldstone fireplace and surround in the Inglenook. 1.5 Proposed development and impacts The terms of reference require the HIA to address the following: An outline of the proposed development, its context, and how it will impact the property (buildings, structures, and site details including landscape features). In particular, the potential visual and physical impact ofthe proposed development on the identified heritage attributes oftheproperty shall be assessed. The Heritage Impact Assessment must consider potential negative impacts as identified in the Ministry of Tourism, Culture & 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 andpotential impact of the development on the setting and character of the subject property, including any impact on views or site lines. The proposed draftplan ofsubdivision must identify an appropriate level ofconservation for the cultural heritage resources. Negative impacts should be avoided, or alternative options must be provided that minimize the negative impact." The proposed development is a Draft Plan of Subdivision for the property which retains the subject house on a 0.37 ha (almost one acre) lot, with a 0.24 ha (0.59 acre) park on one side and a 0.58 ha (1.43 acre) open space/ SWM facility on the other (Figure 64). Views to and from Trussler Road in the west, such as this shown in Figures 18, 20, 21, 62 and 63, are heritage attributes and they are preserved in the subdivision plan as can be seen in Figure 65. Open space is provided in the important viewshed, and the elevated position of the house affords unimpeded views. A park block is proposed between the subject property and the main internal street, affording limited views of the house, which is mostly hidden from that position because of the natural landform and the way the house is set into the hill (Figure 43). The park block will afford an opportunity to retain the landform and the house setting. Public views of the house are provided from Trussler Road as noted and also from a public trail that follows the original Mannheim Road allowance, parallels the drive to the house, and connects to the stormwater management block and to Trussler Road (Figure 65). 17 City of Kitchener Community Services Department - Planning Division, 2219 Ottawa Street South Proposed Official Plan Amendment, Zone Change & Draft Plan of Subdivision Site Specific Heritage Impact Assessment—Terms of Reference, para. 2.5 Pana 145 of 2255 CHC Limited DRAFT March 14, 2022, updated July 21, 2022 Scoped Heritage Impact Assessment - 2219 Ottawa St. S. and 808 Bleams Rd., Kitchener °ttawa sr s BiPdms Ra 38 Figure 64 Master Plan, Lingwood Heights, March 2022 Pana 146 of 2255 CHC Limited DRAFT March 14, 2022, updated July 21, 2022 Scoped Heritage Impact Assessment - 2219 Ottawa St. S. and 808 Bleams Rd., Kitchener U1 Ln M PIT 39 Figure 65 views to and from Trussler Road in the west, from internal main street & public trail The following assessment of potential impact the proposed redevelopment or site alteration may have on the cultural heritage attributes of the mid-century modern house is based on the possible negative impacts as stated in the Ontario Heritage Tool Kit. Potential Negative Impact Assessment Destruction of any, or part of any, significant heritage no heritage attributes are contemplated attributes or features Alteration that is not sympathetic, or is incompatible, no heritage attributes are contemplated - there with the historic fabric and appearance is potential to restore some interior attributes and the immediate environs landscape Shadows created that alter the appearance of a heritage no shadows are created attribute or change the viability of an associated natural feature or plantings, such as a garden Isolation of a heritage attribute from its surrounding the topographic setting (heritage attribute) of environment, context or a significant relationship the house remains unchanged Pana 147 of 225 CHC Limited DRAFT March 14, 2022, updated July 21, 2022 Scoped Heritage Impact Assessment - 2219 Ottawa St. S. and 808 Bleams Rd., Kitchener 40 Potential Negative Impact Assessment Direct or indirect obstruction of significant views or public views if the house are currently from vistas within, from, or of built and natural features Ottawa Street (view of the garage) and from (potential visual and physical impact of the proposed Trussler Road (long, unobstructed views) - the development on the identified heritage attributes of the Trussler Road views remain unimpeded property) A change in land use (such as rezoning a church to a the building is no longer a residence, but at the multi -unit residence) where the change in use negates time of the site visit, was a professional office the property's cultural heritage value which does not affect the exterior - a long-term use is yet to be determined Land disturbances such as a change in grade that alters no significant changes in grade are expected soils, and drainage patterns that adversely affect a within 20 metres of the house - the grades of its cultural heritage resource, including archaeological immediate environs landscape remain resources unchanged. Although it is stated above that no significant changes in grade are expected within 20 metres of the house, (see Appendix 8) there are possible construction impacts that can be avoided with mitigating measures pre- and during construction. Protective fencing on the proposed new property line between the park and the heritage property and on the southerly and westerly proposed heritage property lines is recommended. On the north, a new driveway is required to access the heritage property and protective fencing on this side must allow for that construction. Therefore, fencing will need to be placed such that construction of the driveway does not negatively impact the house or garden. Fencing shall be placed prior to construction on the site and maintained throughout the construction period. No construction equipment or storage of materials shall be placed within the construction fencing at any time. Vibration impacts to the heritage resource during construction are not envisaged. Blasting on site is not proposed, bedrock excavation is not required, and vibration from heavy duty compaction equipment will be limited to the new streets which are a minimum of 40 metres distant from the house. Currently, the former owner of the property continues to use it as his office. Given that, he is there daily — or close to it — he monitors its condition. If maintenance is needed, the property owner organizes any repairs or improvements, as necessary. There is also a property manager to who does routine maintenance. No changes are planned for the property until after approval and permits are issued. As such, the property will continue to operate as it has for many years. Should the heritage resource be damaged during construction, repairs shall be made in concert with the Ministry of Heritage, Sport, Tourism and Culture Industries Eight Guiding Principles for the Conservation of Built Heritage Properties and in consultation with the City's Heritage Planning staff. In summary, there are no foreseen negative heritage impacts on the property, depending on the eventual use and alterations that may be required to accommodate that use. This should be dealt with at the Site Plan stage of development. Pana 148 of 225 CHC Limited DRAFT March 14, 2022, updated July 21, 2022 Scoped Heritage Impact Assessment - 2219 Ottawa St. S. and 808 Bleams Rd., Kitchener 41 1.6 Conservation options - principles and mitigating measures The Shantz House will be preserved in situ; its use has yet to be determined. Heritage Planning staff require an option that considers the conservation of the cultural heritage resources in-situ and integrates them as focal points within the proposed draft plan of subdivision.18 Methods of minimizing or avoiding negative impact on cultural heritage resources, noted by the Ministry include but are not limited to the following: • Alternative development approaches Alternative development approaches to conserving the house in the Draft Plan have been considered. Each hinges on the location of a park block for the development. From a heritage perspective, an option that conserves the view to and from Trussler Road, providing the only dramatic public view of the building and its setting is preferred. A sampling of the numerous alternatives examined is found in figures 66 - 69). 18 Ibid, para. 2.6 Pana 149 of 225 CHC Limited DRAFT March 14, 2022, updated July 21, 2022 a 2Sp ;$P o� LO N N �N N 0 N N M ti F 5 Vim$ �o P m m ME U O � N 00 L(lr N fir" O 00 w H ME Scoped Heritage Impact Assessment - 2219 Ottawa St. S. and 808 Bleams Rd., Kitchener 44 After consultation with City Planning, Parks and Heritage staff, a concept was developed that appears to satisfy parkland requirements and heritage considerations, allowing the house to become the visual focal point in the development, preserving the significant views to and from it and its prominent position on the hill. 1.7 Proposed alterations justified and explained At the subdivision design stage, no alterations to the building are being proposed. Access to the property will be re-routed via the former Mannheim Road road allowance which was the original access to the property and the house will be situated within sufficient land area to avoid any grade changes and preserve more than the area of originally cultivated garden. At the Site Plan stage, and when a use has been determined for the property, a detailed examination of potential impacts and a Conservation Plan will be required. 1.8 Summary statement and conservation recommendations The Shantz house is a notable, locally rare example of amid -century modern residential dwelling in the `Prairie' style. The structural design of the house (reinforced concrete -filled polystyrene blocks) may be unique. Built into the side of a hill, the mainly horizontal elements of the building complement the open character of the adjacent countryside, affording views to the west. The interior was designed to be in harmony with the exterior. It is associated with Keith and Winnifred Shantz, the first residents who were prominent citizens of the City and Region. The house demonstrates the work of a prominent local architect, John Lingwood and it is visually linked to its surroundings, being built into and cantilevered from the natural topographic feature on the property. It is a significant heritage resource possessing the following heritage attributes. Exterior: • topography of the immediate environs of the house providing the setting into and cantilevering over the hillside; • views to and from Trussler Road in the west; • style of the immediate environs walks and gardens which respond to the topography of the land, but not including the plant or walkway materials; • scale and irregular massing of the mid-century modern residence, including the garage; • load-bearing, reinforced concrete filled polystyrene block foundation; • granite fieldstone chimney and `tower' wall expressed on both the exterior and interior; • stained wood board and batten siding; • flat roofs with stained cedar fascia board; • aluminum -framed windows; • expansive deck on west and south sides. Interior: • stained birch doors; • suspended tread staircase to upper floor; • sunken living room; • south facing skylight; • granite fieldstone chimney and `tower' wall expressed on both the exterior and interior; • exposed cedar rafters in the original bedroom ceiling. With the following potential attributes that may be hidden under dropped ceilings or drywall: • hardwood floors in the Inglenook; • exposed cedar rafters in the Inglenook ceiling; Pana 152 of 2255 CHC Limited DRAFT March 14, 2022, updated July 211 2022 Scoped Heritage Impact Assessment - 2219 Ottawa St. S. and 808 Bleams Rd., Kitchener 45 interior of stone tower within the foyer; fieldstone fireplace and surround in the Inglenook. The proposed development is not expected to have a negative impact on the heritage resource. Until a use is determined and vetted for potential impacts the house should continue to be secured and monitored. Construction of the subdivision is not expected to have any negative impacts on the property as it is on a generous lot with more than adequate distance protection from adjacent grading and servicing. 1.9 Qualifications of the author completing the Heritage Impact Assessment See Appendix 9. 2.0 MANDATORY RECOMMENDATION It is the opinion of this author that the Shantz house, including the attached garage, meets the criteria for designation under Part IV of the Ontario Heritage Act for the reasons stated in this report. It warrants conservation and it and its heritage attributes listed in this report are recommended for designation under Part IV of the Ontario Heritage Act. This DRAFT heritage impact assessment is respectfully submitted. CHC Limited ,rior per: Owen R. Scott, OALA, FCSLA, CAHP Pana 153 of 2255 CHC Limited B R A F T March 14, 2022, updated July 21, 2022 Scoped Heritage Impact Assessment - 2219 Ottawa St. S. and 808 Bleams Rd., Kitchener 46 REFERENCES Architectural Analysis - Don Ryan, Heritage Researcher, June 13, 1991 City of Kitchener - Cultural Heritage Resource Evaluation Form, 2219 Ottawa St S, August 3, 2017 City of Kitchener Community Services Department - Planning Division, 2219 Ottawa Street South Proposed Official Plan Amendment, Zone Change&DraftPlanofSubdivisionSite Specific Heritage lmpactAssessment —Terms of Reference, 2017/08/17 CMA Realty photos 2012 Plan of Survey Part ofLot 129 German Company Tract City of Kitchener; Plan 58R -3440, J. Douglas Ansley Ltd., O.L.S. 20th July 1981 Plan of Survey Showing Part ofLots 129 and 130 German Company Tract Township of Waterloo and Part of Lot I North ofBleam's Road Township of Wilmot, Plan WD. R 296John Metz Limited, O.L.S., May 19,1970 Plan of Survey Showing Lands Required ofLots 46, 47, 129, 130 and 131 German Company Tract across Part ofLots 11 and 12, Registered Plan No. 820, Township of Waterloo, County of Waterloo, Plan No. 421, David J. Howe, O.L.S. 26 November 1957 Historical Atlas of Waterloo & Wellington Counties 1881 - 1877, H. Parsell & Co. Walker & Miles, Toronto re -print 1972 Ontario Heritage ActR.S. 0. 1990, c. 0. 18, Ontario Regulation 9/06 `Criteria for Determining Cultural Heritage Value or Interest' January 25, 2006 Parks Canada, Standard & Guidelines for the Conservation ofHistoric Places in Canada, www.pc.gc.ca Second Edition. North York's Modernist Architecture, A reprint of the 1997 City ofNorth York publication, Presented by E.R.A. Architects 2009, Prepared for the North York Modernist Architecture Forum held at North York Civic Centre on October 27, 2009 Provincial Policy Statement (PPS, 2014) Waterloo Region Record, Rick Haldenby, professor University of Waterloo School of Architecture - Prolific architect put his stamp on Waterloo Region, Catherine Thompson, Nov 07, 2015 University of Waterloo Geospatial Centre Website: Wikipedia https:Hen.wikipedia.ori/wiki/Prain*e_School Website: Ontario Ministry of Tourism, Culture & Sport http://www.culture.govon.calenglishlheritage/info sheets/info—sheet 8,2rinciples.htm Pana 154 of CHC Limited DRAFT March 14, 2022, updated July 211 2022 PIR7 Appendix 1 City of Kitchener - Cultural Heritage Resource Evaluation Form Address: 2219 Ottawa St S Period: c. 1968 Field Team Initials: MD/LB Description: mid-century modern single detached dwelling Date: Aug. 3, 2017 DESIGN OR PHYSICAL VALUE FIELD TEAM EVALUATION SUBCOMMITTEE Style Yes Is this a notable architectural style? Construction Is this a notable rare or unique example of a particular Yes material or method of construction? Design Is this a particularly attractive or unique structure because Yes of the merits of its design composition craftsmanship or details? Does this structure demonstrate a high degree of technical No or scientific achievement? Interior Is the interior arrangement finish craftsmanship and/or Unknown detail noteworthy? Notes: • Style o notable, rare and unique example of a mid-century modern residential dwelling o refer to Architectural Analysis prepared by Don Ryan dated June 13, 1991 • Construction o early example of a method of construction (1960s insulating concrete forms for residential dwelling) • Design o attractive and unique because of its design, composition, craftsmanship and details o design inspired by Frank Lloyd Wright's organic style of architecture; striking similarities with Fallingwater in Pennsylvania 0 overall design features organic qualities reflected in the warm, deep brown cedar fascia boards, tower of large fieldstones, large fieldstone chimney o mid-century modern residential dwelling is built into the topography of the land o dwelling, sidewalks and gardens all respond to the topography of the land o emphasis on horizontal lines and stone core o sign that reads "Nonsuch Place" • Interior o new carpet, drywall and drop ceiling o Architectural Analysis (1991) and images from real estate listing (2012) describe and show evidence of interior details that are noteworthy ■ some of these details still exist • birch doors Pana 155 of 2255 CHC Limited DRAFT March 14, 2022, updated July 211 2022 Appendix 1 City of Kitchener - Cultural Heritage Resource Evaluation Form • aluminum doors and windows • indoor pool with ceramic tiles and walls that are stained wood • gallery corridor with slit windows • suspended tread staircase • sunken living room and evidence of the "Inglenook" • south facing skylight ■ some of these details may be gone • main dark stained birch double doors ■ others may still be present underneath the carpet, behind the drywall and above the drop ceiling • hardwood floors in the "Inglenook" • exposed cedar rafters in the ceiling • interior of stone tower within the foyer • fieldstone fireplace surrounding the "Inglenook" • 12 foot ceilings CONTEXTUAL VALUE FIELD EVALUATION TEAM SUBCOMMITTEE Continuity Does this structure contribute to the community or character of the street neighbourhood or area? No Setting Is the setting or orientation of the structure or landscaping Yes noteworthy? Does it provide a physical historical functional or visual Yes link to its surroundings? Landmark Is this a particularly important visual landmark within the No region city or neighbourhood? Completeness Does this structure have other original outbuildings notable Yes landscaping or external features that complete the site? Notes: • Setting o the dwelling is panoramically cantilevered from the hillside o dwelling was, until recently, largely obscured from public view by surrounding trees o sidewalks twist around the land contours through gardens (note: gardens appear to not have been maintained since 2012) and around trees (note: trees were recently removed without permission from the City) o evidence of sidewalks, stairs, lights and natural landscape features continue to exist 0 original gambrel roof barn was demolished sometime between 2012 and 2017 without a demolition permit from the building division o trees along laneway were recently removed without permission from the City o dwelling is functionally linked to its surroundings given the design requires the topography of the land Pana 156 of 2255 CHC Limited DRAFT March 14, 2022, updated July 21, 2022 Appendix 2 Architectural Analysis and tower and chimney were both built with fieldstones from the area INTEGRITY FIELD TEAM EVALUATION SUBCOMMITTEE Site Does this property or structure have strong associations Yes Does the structure occupy its original site? Alterations Yes Does this building retain most of its original materials and Yes design features? No Condition heritage resource or cultural heritage landscape as identified No Is this a notable structure due to sympathetic alterations that have taken place over time? Yes A property or structure valued for the important Yes Is this building in good condition? Notes: HISTORICAL OR ASSOCIATIVE VAL UE & FIELD TEAM EVALUATION SUBCOMMITTEE SIGNIFICANCE Does this property or structure have strong associations with and/or contribute to the understanding of a belief, activity, person, organization or institution that is Yes significant or unique within the City? Is the original previous or existing use significant? No Does this property meet the definition of a significant built heritage resource or cultural heritage landscape as identified in the Provincial Policy Statement under the Ontario Planning Act? Yes A property or structure valued for the important contribution it makes to an understanding of the history of'a place, an event or a people. Notes: • dwelling was designed by local architect John Lingwood • design was inspired by Frank Lloyd Wright • original owner was Winnifred and Keith Shantz o Winnifred was a potter, founding supporter of the Canadian Clay and Glass Gallery, supporter for the arts and supporter for the community o Keith was the owner of Morval-Durofoam Ltd., a company than manufactured polystyrene picnic coolers and possibly the source of the polystyrene blocks used to construct the dwelling Pana 157 of 2255 CHC Limited DRAFT March 14, 2022, updated July 21, 2022 Appendix 2 Architectural Analysis Address: 2219 Ottawa Street South Part Lot 129 G.C.T. Current Owner: Keith and Winifred (sic) Shantz Report Date: June 13, 1991 INTRODUCTION This modern home, built in 1968, was designed by local architect John Lingwood. The design was inspired by Frank Lloyd Wright's organic style of architecture, and striking similarities can be seen between the Shantz house and FLW's Fallingwater (Fig. 1) located in Pennsylvania. Both homes are panoramically cantilevered from a hillside with emphasized horizontal lines anchored by a massive stone core. In this way, both homes establish very intimate relationships with their environments. The Shantz house, nicknamed Nonsuch Place, is located on 21.73 acres of carefully landscaped property. The house faces west, and is largely obscured from view by surrounding trees. Sidewalks twist around the land contours through gardens and trees. There is one original gambrel roof barn positinoed (sic) east of the house, which establishes a strong tension with the house. MATERIALS The organic qualities of the overall design are reflected in the warm, deep brown cedar fascia board used around the roof and deck edges. The main double doors are dark -stained birch nestled in a tower of large fieldstones gathered from the area. This entrance tower balances the strikingly large fieldstone chimney in the living area. Interior doors are also birch, with aluminum doors and windows revealing the extraordinary view. Inside we find hardwood floors in the "Inglenook" and exposed cedar rafters in the ceiling. The indoor pool is surrounded by ceramic tiles and the walls are stained wood. The foundations are made of reinforced concrete, and the main structural members are unique polystyrene blocks filled with reinforced concrete. This provides both strength and insulative properties. The joists, studs, and rafters are all spruce and cedar. TOUR One is first confronted with the double garage when approaching the house from the north along the driveway. A subtle sign directs the way along the east side of the garage to the entrance: a warm yet intimidating pair of large stained birch doors set in a wall of large fieldstone. A doorbell with voice screen establishes an impersonal greeting. Beyond these doors lies the interior of the stone tower, the foyer. The foyer and garage together comprise the north wing and are set at an angle to the rest of the house. A gallery corridor with slit windows facing south and lined with paintings of barns bends into the living area. To the right is the kitchen and breakfast area. Pana 158 of 2255 CHC Limited DRAFT March 14, 2022, updated July 21, 2022 Appendix 2 Architectural Analysis Page 2 - ARCHITECTURAL ANALYSIS - 2219 Ottawa Street South Next is the powder room and closet. Ahead climbs the suspended tread staircase. The hall opens up into a spacious, sunken living room which boasts a huge fieldstone fireplace and surrounding conversation pit, nicknamed the "Inglenook" by the architect. The "Inglenook" is sunken a few additional steps below the living room level. Colour schemes are warm and patterned, complementing the organic integrity of materials. Unlike Fallingwater, the Shantz home has twelve foot ceilings to expand rather than limit the vertical space. Cedar decks wrap around the west side of the living area, accessed by sliding aluminum doors. They afford a fantastic view of the distending countryside. The stairs descend first to the indoor pool, which has a south facing skylight above. There are two change rooms at this level. Further down the stairs is the recreation room, which also has sliding doors to the outside. There is a laundry room, storage room, and mechanical room at this level. Upstairs are the master (south) and guest (north) bedrooms. Both have full baths and beautiful views from their lofty positions. CHANGES The guest bedroom was added on at a later date, as was the skylight over the pool. The barn is presently used only for storage. ATYPICAL This is an excellent example of the Frank Lloyd Wright influence on modern architec- FEATURES ture. Its unique relationship with the landscape establishes a contemporary interpretation of the integrity we see in nearby stone and log houses. It is also compelling to see this modern design juxtaposed against the aboriginal gambrel barn. There is a contrast, but also an important link established between the two archetypal structures. There is also significance in that it was designed by a local architect. COMMENTS This is a beautiful house of high architectural value. It is both appropriately and essentially linked to the older properties around it. The gambrel barn is a pure example of farm architecture and has weathered extremely well. Sources: 1. Date from Regional Assessment, Cambridge 2. Mr. & Mrs. Keith Shantz References: 1. Blueprints of the Shantz home, courtesy of Mr. Shantz 2. Frank Lloyd Wright's Fallingwater. UMD Library, University of Waterloo Don Ryan, Heritage Researcher Pana 159 of 2255 CHC Limited DRAFT March 14, 2022, updated July 21, 2022 ''°w, t ISM xl r ` i. 1 g4r q� o,� ilk i1 1, ti• ✓ Y •� 1'rti t �� � � X71 ,'� . � �£ •�,:� F�1�• y� � �Z 4� Fitt Y���.. 'J �fl! �i �'+� �ri'�l �z.. �'� �{ r tc . t ter" .+ "•+ Y' • e r- ' r, r. "` `'� h• Vit- a �F '.;r}. } ���7 Appendix 3 City of Kitchener Community Services Department - Planning Division 50 Brookside Crescent Proposed Consent to Create I New Lot Scoped Heritage Impact Assessment —Terms of Reference I 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 forfuture 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. These terms of reference have been scoped, based on the existing status of the property and the nature of the proposal. Sections not required are noted by strikethrough. Requirements specific to the subject property are noted in italics. Subject property should be read to include both the lot to be retained and the new lot that is proposed. 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 -submission consultation 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. 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 property Pana 161 of 225 CHC Limited March 14, 2022, updated July 21, 2022 Appendix 3 City of Kitchener Community Services Department - Planning Division 50 Brookside Crescent Proposed Consent to Create 1 New Lot Scoped Heritage Impact Assessment —Terms of Reference 2 (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 property shall be assessed. The Heritage Impact Assessment must consider potential negative impacts as identified in the Ministry of Tourism, Culture & 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 property, including any impact on views or site lines. The impact of the proposed severance on the existing context of the subject property, including impacts to the relationship between the house, detached stone garage, and the streetscape. Potential impacts may include those that are visual/contextual, as well as physical/structural. 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. Heritage Planning staff understand that the intent is to conserve the existing house and detached garage. Conservation options will need to consider how to minimize impacts to the context and the streetscape such as through front or side yard setbacks, tree preservation and/or enhancement, and/or design guidelines for new construction. 2.7 A summary of the conservation principles and how they will be used must be included. The conservation principles may be found in publications such as: Parks Canada — Standards and Guidelines for the Conservation of Historic Places in Canada; Eight Guiding Principles in the Conservation of Built Heritage Properties, Ontario Ministry of Tourism, Culture & Sport; and, the Ontario Ministry of Tourism, Culture & Sport's Ontario Heritage Tool Kit (all available online). 2.8 The proposed severance and the potential construction of a new dwelling unit alterations and Arens must be justified and explained as to any loss of cultural heritage value and impact on the site/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. 3.0 Summary Statement and Conservation Recommendations The summary statement should provide a full description of Pana 162 of 2255 CHC Limited March 14, 2022, updated July 211 2022 Appendix 3 City of Kitchener Community Services Department - Planning Division 50 Brookside Crescent Proposed Consent to Create I New Lot Scoped Heritage Impact Assessment —Terms of Reference 3 • The significance and heritage attributes of the subject property. • The identification of any impact the proposed development will have on the heritage attributes of the subject property. • 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. 4.0 Mandatory Recommendation The consultant must write a recommendation as to whether the subject property is worthy of listing or designation under the Ontario Heritage Act. Should the consultant not support listing or designation then it must be clearly stated as to why not. The following questions must be answered in the final recommendation of the report: 1. 2. Do additional resources on the property, beyond those already identified in the listing, meet the criteria for heritage designation under Ontario Regulation 9/06 of the Ontario Heritage Act'? Why or why not'? 3. Regardless of the failure to meet criteria for heritage designation, does the property warrant conservation as per the definition in the Provincial Policy Statement? Why or why not? 5.0 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. Staff may recommend deferral of the consent applications by the committee of adjustment until such time as Heritage Kitchener has provided comment and the Director of Planning has approved the HIA. 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 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. Pana 163 of 2255 CHC Limited DRAFT March 14, 2022, updated July 21, 2022 Appendix 4 Chain of Title PIN 22727-0021-2219 (a),1729 Ottawa Street, Kitchener, ON no. instrument registered date from to Patent 04 July 1952 Crown Richard Beasley, James Wilson & St. John B. Rosseau 31 Partition Deed 19 Feb 1801 Richard Beasley, James Wilson & St. John B. Rosseau Richard Beasley 33 Partition Deed 19 Feb 1801 chard Beasley, James Wilson & St. John B. Rosseau John B. Rosseau 123 B&S 24 July 1805 Richard Beasley Daniel Erb & Jacob Erb 285 B&S 07 April 1808 Daniel Erb & Jacob Erb Samuel Bricker 85 B&S 03 Feb 1817 Samuel Bricker John Erb 843 B&S 30 June 1834 estate of John Erb William Scollick 147 B&S 09 May 1845 William Scollick Ephram Wilson 113 B&S 06 Aug 1853 Ephram Wilson Conrad Schmidt 4663? B&S 23 Dec 1852 Conrad Schmidt Michael Weis 304? B&S 27 Feb 1852 Conrad Schmidt Daniel Weis 1657? B&S 27 Oct 1857 Daniel Weis Peter Weis 78 B&S 07 June 1862 Michael Weis Peter Weis 2138 Will 05 April 1859 Peter Weis Wilhelmina Weis 5434 B&S 22 Jan 1873 Wilhelmina Weis George Unger 5976 B&S 13 Oct 1874 Wilhelmina Waldman (Weis) Franz Stepan 8032 B&S 10 Feb 1881 Emanuel Unger et. al. Franz Stepan 9571 B&S 25 Feb 1885 estate of George Unger Franz Stepan 11152 B&S 07 Feb 1889 Emanuel Unger John Scholtzke 13705 B&S 26 June 1896 Franz Stepan Johanna Mitzloff 24698 Grant 17 Aug 1922 Johanna Mitzloff Joseph & Mary Luciw 31188 FOF 17 March 1936 Joseph Medoruk Joseph & Mary Luciw 31235 Grant 16 March 1936 Joseph Medoruk Mark L. & Edna M. Jones 47670 Grant 05 March 1954 Mark L. & Edna M. Jones Robert J. & Fern Schmidt 421 Ex Plan 26 Nov 1957 171219 Grant 27 June 1958 Robert J. & Fern Schmidt Keith M. & Winnifred J. Shantz WR7045 68 Transmission A PP� 30 July 2012 estates of Keith M. & Winnifred J. Shantz Neil McLaren &Lori Brien WR7084 89 Transfer Pers. Rep. 17 Aug 2012 Neil McLaren & Lori Brien current owner Pana 164 of 2255 CHC Limited T March 14, 2022, updated July 21, 2022 Appendix 4 Chain of Title PIN 22727-0021-2219 (a),1729 Ottawa Street, Kitchener, ON N N 00 Property Index Map - north portion Pana 165 of 225 CHC Limited DRAFT March 14, 2022, updated July 211 2022 O ' U d S1 oo ir q2 w 5 Kw Q Q � R1 N i LL R Y W ui a Q u E a 2 u w o j a°o z°z LU a a LL p J Q Lj o m 04 Q 0 Q W r0 g y u 4 m d r"m VI �' h J J Cr 4 oDc w H C) 0. o � cz Lid Q �?x xmu Qd cam+ r 0 � OU M Opp www SCS _� [L fle¢i7 ❑. LL p 0. WAX "s °� unm 17 u� N N 00 Property Index Map - north portion Pana 165 of 225 CHC Limited DRAFT March 14, 2022, updated July 211 2022 O ' U d S1 q2 w 5 Kw Q � 4 U � d � o � ,y E- i� W P- a°o ci � Oma oo�c7 j L ,n m 04 c rpm ou�a w� a zi 4rl cz k cam+ r a�� y�yOC °� i'Ns Vl]tlC Opp www SCS O 0�V N N 00 Property Index Map - north portion Pana 165 of 225 CHC Limited DRAFT March 14, 2022, updated July 211 2022 O ' U d S1 k" fl Q � 4 U � d � o � ,y E- i� P- j L ,n 04 c r cz k cam+ r a�� 5893440 SCS TO `oma d� �d- e� ��� � 5BR 2954 'v (D Oa6� 0152 5 - �j 00572 7008 v 58R r� N N 00 Property Index Map - north portion Pana 165 of 225 CHC Limited DRAFT March 14, 2022, updated July 211 2022 Appendix 4 Chain of Title PIN 22727-0021-2219 (a),1729 Ottawa Street, Kitchener, ON r+ rn O W 0 a iY 13] N WzaUj �> w d a � o tPUZ2lB�' SL18L2i85 SEZ€d2lss q�, zo 1 a t 1 0 u ❑ W y KnN ssmstass NN c E 1 2 c D Z z w Z 3 iA OC.a d i v d w� � ®� .. 4 •, >' O {,} �+� rad 'gig d O wF� reaz Qa4 Ra $� a� J LU U v in O to J �_ ¢ x c w �O� _o �` O 9 a +n W �a oca o aa� £mow Z CC ❑Q 0. `� ❑oa a �n 10 V7 FY� 3r z v O �Y� W"o�, U1 .x W.L] Q S� Y wyZj "W m M1Ol S exu vai mwrz Waa DO a o d U o iY 13] r r Q 00 ~O a � o tPUZ2lB�' SL18L2i85 SEZ€d2lss q�, � x E69Y ''•, t 1 N LU ssmstass a,, t ��seiass •, caa � r y Y Q { CC � o \ 003 psi AO 4 i U rCy o (0 vo ' �� y4 C4 r � t3 o~� f N N 2 C 49 Property Index Map - south portion Pana 166 of 225 CHC Limited DRAFT March 14, 2022, updated Jiffy 211 2022 Appendix 5 Notes: Winnifred and Keith Shantz Obituary: Winifred (sic) Shantz "It is with great sadness that we announce that Winifred (sic) Shantz passed away on Saturday, February 11, 2012 in Kitchener, Ontario, in her 89th year. Winifred (sic) Fitch was born in London, England. She met Canadian Maj or Don McLaren during World War 11 and emigrated to Canada, marrying him in Kitchener after the war. Herself a potter, she became a vital part of the arts community in the Kitchener/Waterloo area. Don, retired Director of Recreation for the city of Kitchener, passed away in 1972. Her support for glass and ceramic artists culminated in the establishment of the Canadian Clay and Glass Gallery, a national gallery of which she and her second husband Keith Shantz were founding supporters. In 1990, she became a partner with Aggie Beynon in the ownership of Harbinger Gallery, showcasing contemporary Canadian visual artists, sculptors, jewelry, and ceramics. Her wide-ranging patronage of the performing arts included support for the Kitchener - Waterloo Symphony, the Stratford Festival, the Grand River Baroque Festival, the Kitchener -Waterloo Art Gallery, Brush with Art and many others. Her support and caring for young artists was exemplified by the Winifred (sic) Shantz Award for Ceramics through the Canadian Clay and Glass Gallery, and the Keith and Winifred (sic) Shantz Summer Internships granting opportunities for University of Waterloo Fine Arts students to work with established artists. As well, she supported students from the Nova Scotia College ofArt and Design in internships abroad. In the Kitchener- Waterloo community she was a supporter of many community causes including both hospitals. Win's wisdom and enthusiasm for life will be very much missed by her family and the many colleagues and friends whose lives she touched. She brought to so many the kind of insight, critique, understanding and support that can turn dreams into lasting success, in the arts, in business, and in life. A celebration of the life of Win Shantz will be held at the Clay and Glass Gallery, 25 Caroline Street North, Waterloo, Ontario on Sunday, March 18th from 2 to 4 pm. Friends and family are invited to gather together and share memories. Memorial donations may be made to the Canadian Clay and Glass Gallery or the KW Symphony. Arrangements entrusted to the Erb & Good Family Funeral Home, 171 King St. S. Waterloo, www.erbgood.com or 519-745-8445." http://v l .theglobeandmail.comiservlet/story/Deaths.20120218.932869291BDAStoaLlBDA/deaths Ceramicist became patron who propelled the Waterloo art scene I am filled with confidence for Waterloo's future because ofyou,'DavidJohnston wrote NOREENSHANAHAN Special to The Globe and Mail March 9, 2012 Winifred (sic) Shantz created for Waterloo, Ont., a space in which many talented artists have been invited to showcase their work. She was a lover of art, with the will and wherewithal to help create a unique and nurturing institution. Driven by her vision and support, the Canadian Clay and Glass Gallery opened in 1993. "It is fair to say that the Canadian Clay and Glass Gallery was Win's baby," said executive director Bill Poole. "Without her initial leadership and dedication, the idea of a national gallery in Waterloo would not have come to fruition." Nor would it have achieved its national and international recognition as the only Canadian gallery focusing (sic) exclusively on contemporary ceramic and glass art. Shantz also funded the Winifred (sic) Shantz Award for Ceramics, enabling Canadian artists to significantly advance their artistic and professional practice through conducting independent research. The first award, in 2001, went to artist Susan Collette. "I was drawn to apply for the Winifrid (sic) Shantz Award ... in order to focus my time to secure the future of my sculptural works," she wrote in her artist statement. "She was instrumental in building my confidence as a young artist," Collette later commented. The Winifred (sic) Shantz Summer Internships, another generous initiative, also provided opportunities for University of Waterloo Fine Arts students to apprentice with established artists. As well, Shantz supported students from the Nova Scotia College of Art and Design in internships abroad. Pana 167 of 2255 CHC Limited DRAFT March 14, 2022, updated July 21, 2022 Appendix 5 Notes: Winnifred and Keith Shantz For more than 40 years, her patronage also included donations to performing arts organizations such as the Kitchener -Waterloo Symphony, the Stratford Festival, the Grand River Baroque Festival, the Kitchener -Waterloo Art Gallery, Brush with Art and many others. Governor-General David Johnston, former president of the University of Waterloo, praised Shantz for her support in shaping the city's vibrant cultural and artistic community. "As I step down to take on my new role as Governor-General of Canada, I am filled with confidence for Waterloo's future because of you," he wrote to her. "You have been a key influence in the shaping of Waterloo's character and reputation." In 1990, Shantz's interests turned to retail. She and Aggie Beynon became partners in the Harbinger Gallery, a showcase of contemporary Canadian artists, sculptors, jewellery makers and ceramic artists. Due to the recent decline of Waterloo's economy, owing in part to Research in Motion's financial struggles, the Harbinger is being forced to close at the end of March. Coincidentally, news of its closure went out on the same day Shantz had her fatal heart attack - Feb. 11. She was 88. Winifred (sic) Fitch was born in London, England, in 1923 to Albert and Jessie Fitch. Her father drove a bus and later became a bookkeeper. Her mother kept the house and cared for Win and her brother. Win's grandfather, Sam Fitch, was a cabbie famous for driving London's first motorized cab and for ferrying a young, slightly corked Winston Churchill around to his evening entertainment. As a teenager during the war, Win knew all about food rations, bomb shelters, flourless chocolate cakes and cauldrons brimming with sea -sodden periwinkles and cockleshells. A five -foot -tall brunette with deep blue eyes, she and her friend Sybil Underwood spent Saturdays serving tea to Canadian soldiers. During the week she was a typist for Canadian Major Don McLaren, and eventually they fell in love. McLaren was 20 years her senior, and he was married, but she joined him in Canada after the war anyway. In 1951, once he was divorced from his first wife, they married in Waterloo. While her husband worked as recreation director for the YMCA, Winifred (sic) continued her secretarial work for insurance companies in town. After work she'd fire up the kiln, throw pottery, and create teapots, creamers and sugar bowls. She never took herself seriously as an artist, but she insisted that the work be taken seriously as an art form. "There were remarkable writings and discoveries and developments by Canadian ceramists and she wanted to protect that," said ceramic artist Ann Roberts. Toward the late 1950s she and a group of knitters, potters and painters volunteered to raise money for the new Kitchener -Waterloo Art Gallery. Rather short on space, a group of women sold art in a bicycle shed beside the local high school. "They wore white gloves and made a big fuss over the artists," Beynon said, with Shantz insisting on elegance and style. In 1966, she and a handful of other potters formed the Kitchener -Waterloo Potter's Guild, where she also taught courses and increased her involvement in the cultural scene. She was widowed in 1972 when Don McLaren died of Alzheimer's disease. The following year she married the successful Kitchener industrialist Keith Shantz, owner of Morval-Durofoam Ltd., manufacturer of polystyrene picnic coolers. A few years later, supported by her husband, she and another potter, Yvonne Stanton, started a pottery supply business. She'd tease Yvonne about which of them could drag around the largest haul, leaving them giggling beneath the strain of bags of clay and heavy kilns. Shantz soon began educating her new husband, increasing his interest in art and seizing opportunities for them to shine as patrons. Early in their relationship, Keith Shantz laughed about his wife dragging him to the opera. "Well I can read, and they have this writing that's up in the sky," he said. "So I can lie back in the chair and read what they say." "It was a good connection," said Roberts. "Keith Shantz and Win were very unlike each other but she made him into a much more interesting person." Pana 168 of 2255 CHC Limited DRAFT March 14, 2022, updated July 21, 2022 Appendix 5 Notes: Winnifred and Keith Shantz Winifred (sic) Shantz's mantra was "Let's get on with it!" and so together they'd sign the cheques. The Shantz's donated $250,000 toward opening the Canadian Clay and Glass Gallery and had a room named after them. Keith died in 1992 and Winifred (sic) continued the steadfast patronage, sometimes extending her generosity to non -artists as well - such as her cleaning lady, her driver and the person who shovelled her snow. hl 2002, Shantz was awarded a lifetime achievement award from the Kitchener -Waterloo Arts Awards. At her memorial service - to be held the day after Harbinger Gallery closes its doors to the public - tea will no doubt be served in exquisite pots in her honour. Winifred (sic) Shantz leaves stepdaughters Diana Smith and Barbara Shantz, as well as several nieces and nephews." http://v l .theglobeandmail.comiservlet/story/LAC.20120309.OBS14ANTZATLIBDAStoZLlBDA/deaths Keith and Win Shantz International Research Scholarship Award type: Scholarships Award description: This research scholarship was originally funded through generous donations from the late Winifred (sic) Shantz followed by a generous donation from the estate of Keith Shantz (Winifred's (sic) late husband). Each year Master of Fine Arts students who have completed a minimum of two terms of study spend at least six weeks of the summer months working as assistants in aprofessional artist's studio. On completion of this experience the students devote the balance of the term to developing their work in their own studios. The Keith and Winifred (sic) Shantz International Research Scholarship will provide at least one scholarship annually with a value of at least $7,000 to cover the accommodation, living and travel expenses and tuition for that term. Value: $7,000 Eligibility & selection criteria: full-time graduate students registered in the Master of Fine Arts program in the Faculty of Arts, typically in their third term University of Waterloo Department of Fine Arts will identify candidates and select recipients which will be approved by the Dean of Arts https: //uwaterloo.calgraduate-studieslawardslkeith-and-win-shantz-international-research-scholarship "The Canadian Clay and Glass Gallery is proud to present 39 ceramic, glass and enamel works from the Estate of Winifred (sic) Shantz which was recently donated to our Permanent Collection. The works are by highly recognized national and international artists such as John Chalke, Dale Chihuly, Susan Collett, Dan Crichton, Laura Donefer, Joe Fafard, Irene Frolic, Robert Held, Carlo Moretti, Alan Perkins, Bernard Seguin Poirier, Ann Roberts, Fay Rooke, Jack Sures and Valeri Timofeev. Winifred (sic) Shantz willed that the Gallery be allowed to choose any silica -based works for our Permanent Collection. These works were chosen for their ability to better represent the history and scope of regional, national and international ceramic, glass and enamel works while celebrating the legacy of a highly visionary and generous arts patron. Winifred (sic) Shantz (nee Fitch) was born in London, England in 1923. She and Canadian Major Don McLaren fell in love during World War II. After the war, Shantz emigrated to Canada and married him in Kitchener. Herself was a potter, she became a vital part of the arts community in the Kitchener/Waterloo area. While her husband worked as recreation director for the YMCA, Shantz continued her secretarial work for insurance companies in town. After work, she would fire up the kiln, throw pottery, and create teapots, creamers and sugar bowls. She never took herself seriously as an artist, but she insisted that the work be taken seriously as an art form. Don McLaren retired as Director of Recreation for the City of Kitchener and passed away in 1972. The following year she married Keith Shantz, the successful Kitchener industrialist, owner of Pana 169 of 2255 CHC Limited DRAFT March 14, 2022, updated July 21, 2022 Appendix 5 Notes: Winnifred and Keith Shantz Morval-Durofoam Ltd., manufacturer of polystyrene picnic coolers. Winifred (sic) Shantz' support for ceramic and glass artists culminated in the establishment of the Canadian Clay and Glass Gallery, a national gallery of which she and her second husband were founding supporters. In 1990, she became a partner with Aggie Beynon in the ownership of Harbinger Gallery, showcasing contemporary Canadian visual artists, sculptors, jewelery, and ceramics. For more than 40 years her wide-ranging patronage of the arts included support for the Kitchener -Waterloo Symphony, the Stratford Festival, the Grand River Baroque Festival, the Canadian Clay and Glass Gallery, Kitchener -Waterloo Art Gallery, Brush with Art and many others. Her support and caring for young artists was exemplified by the Winifred (sic) Shantz Award for Ceramics through the Canadian Clay and Glass Gallery. The first ward went to Susan Collett who later commented that, "she was instrumental in building my confidence as a young artist." Shantz also funded the Keith and Winifred (sic) Shantz Summer Internships that granted opportunities for University of Waterloo Fine Arts students to work with established artists. She also supported students from the Nova Scotia College of Art and Design in internships abroad. hl the Kitchener -Waterloo community, she was supporter of many community causes including both hospitals. hl 2002, Winifred (sic) Shantz was awarded a lifetime achievement award from the Kitchener -Waterloo Arts Awards Christian Bernard Singer, Curator http: //www.theclayandglass.ca/exhibitions/current-exhibitions/the-collection-of-winifred-shantzl Pana 170 of 2255 CHC Limited D A F T March 14, 2022, updated July 21, 2022 E.: '111 1 --o 4.1 0 CID LO N N E.: 4.1 ME E.: M 4.1 7� 0 0 4.1 0 0 4.1 0 0 � 4.1 CO It i K 1881811111 loans NOUN 111111111111111 11111 M 4.1 7� 0 0 4.1 0 0 4.1 0 0 � 4.1 N E.: kf) LO N N ME y LO N N �N N 0 N N LO N N �N N 0 N N 4 4 I I II z - 4 8 °III d e I, I a� n S s I I S II W N I J-------- �I Ll Y I I I Ie i I II I 4 1 II I II ° � � II 'l '• °k � I I ,Sl III II Y -41 �Y Isle i s LO N N �N N 0 N N E.: 0 11, e� •J. I ._�_.— Y ..\ / .� �\ vel I Ld J n M p I li, I fir` a�e� •�. --_ III -.3 _-F E i s T �T;tr iTso� I � 5 � y _ R I �' t 3 ��c .• I� e,--" sl -_ —--- �j� F IL«1 r I w s T �T;tr iTso� I � 5 � y _ R 1—+ Y6LL t t • o r " e aL NaRv- Jil �- - 1 o i"a N N M Y [� tf d _ T 9 1li Li �fir51 Al0 M E.: mk ME t7 - ME LO N N �N N 0 N N E.: IN 0 0 0 4.1 N 4.1 4.1 CID 4.1 ME � \/�!2!b IN 0 0 0 4.1 N 4.1 4.1 CID 4.1 ME E.: F4 P. P. LO (14 ME i I, rte - N 0-0 M LO N N �N N 0 N N Appendix 7 CMA Realty photos 2012 4�4 4U ia.rr H :",o_i i f flvww.Cirii,ir altv.Ca/vie allphotos.i)[ii id=439307 115t1I1�,,onIY=ii,ll; 6/8/2)012 Pana 193 of 2255 CHC Limited DRAFT March 14, 2022, updated July 211 2022 Appendix 7 CMA Realty photos 2012 JPA C Pana 194 of 225 CHC Limited DRAFT March 14, 2022, updated July 21, 2022 Appendix 7 CMA Realty photos 2012 439307&listingonly=true 6/8/2012 Pana 195 of 2255 CHC Limited _ __ March 14, 2022, updated July 21, 2022 Appendix 7 CMA Realty photos 2012 http://www.emarealty.ca/viewalI photos. ph p?id=439307&listingonly=true 6/8/2012 Agent L:9:n P„rrn cel by leu 00—Agen1— PIRU CHC Limited D R r' T_ March 14, 2022, updated July 21, 2022 Appendix 8 Conceptual Grading Plan - house environs OTS I IWI11I lee -T r - r ING WAD- . _ P } An } N� iwuw i I Q 1� Excerpt from Concept Grading Plan, Stantec Consulting Limited 2022-03-22 Pana 197 of 225 CHC Limited: March 14, 2022, updated July 21, 2022 Appendix 9 Qualifications of the Author OWEN R SCOTT, GALA, FCSLA, CAHP Education: Master of Landscape Architecture (MLA) University of Michigan, 1967 Bachelor of Science in Agriculture (Landscape Horticulture), (BSA) University of Guelph, 1965 Professional Experience: 1965 - present President, CHC Limited, Guelph, ON 1977-2018 President, The Landplan Collaborative Ltd., Guelph, ON 1977-1985 Director, The Pacific Landplan Collaborative Ltd., Vancouver and Nanaimo, BC 1975-1981 Editor and Publisher, Landscape Architecture Canada, Ariss, ON 1969-1981 Associate Professor, School of Landscape Architecture, University of Guelph 1975-1979 Director and Founding Principal, Ecological Services for Planning Limited, Guelph, ON 1964-1969 Landscape Architect, Project Planning Associates Limited, Toronto, ON Historical Research, Heritage Planning and Conservation Experience and Expertise Current Professional and Professional Heritage Associations Affiliations: Member: Alliance for Historic Landscape Preservation (AHLP) - 1978 - Member: Canadian Association of Heritage Professionals (CARP) - 1987 - Member: Ontario Association of Landscape Architects (OALA) - 1968 - (Emeritus 2016) Member: Canadian Society of Landscape Architects (FCSLA) - 1969 - (Fellow 1977, Life Member 2016) Community and Professional Society Service (Heritage): Director: Canadian Association of Heritage Professionals (CARP), 2002 - 2003 Member: Advisory Board, Architectural Conservancy of Ontario, 1980 - 2002 Member: City of Guelph Local Architectural Conservation Advisory Committee (LACAC), 1987 - 2000 (Chair 1988 - 1990) Member: Advisory Council, Centre for Canadian Historical Horticultural Studies, 1985 - 1988 Professional Honours and Awards (Heritage): Merit Award 2016 Canadian Association of Heritage Professionals Awards, City of Kitchener Cultural Heritage Landscapes National Award 2016 Canadian Society of Landscape Architects (CSLA), City of Kitchener Cultural Heritage Landscapes Mike Wagner Award 2013 Heritage Award - Breithaupt Block, Kitchener, ON People's Choice Award 2012 Brampton Urban Design Awards, Peel Art Gallery, Museum and Archives, Brampton, ON Award of Excellence 2012 Brampton Urban Design Awards, Peel Art Gallery, Museum and Archives, Brampton, ON National Award 2009 Heritage Canada Foundation National Achievement, Alton Mill, Alton, ON Award of Merit 2009 Canadian Association of Heritage Professionals Awards, Alton Mill, Alton, ON Award 2007 Excellence in Urban Design Awards, Heritage, Old Quebec Street, City of Guelph, ON Award 2001 Ontario Heritage Foundation Certificate of Achievement Award 1998 Province of Ontario, Volunteer Award (10 year award) Award 1994 Province of Ontario, Volunteer Award (5 year award) Regional Merit 1990 CSLA Awards, Britannia School Farm Master Plan National Honour 1990 CSLA Awards, Confederation Boulevard, Ottawa Citation 1989 City of Mississauga Urban Design Awards, Britannia School Farm Master Plan Honour Award 1987 Canadian Architect, Langdon Hall Landscape Restoration, Cambridge, ON Citation 1986 Progressive Architecture, The Ceremonial Routes (Confederation Boulevard), Ottawa, National Citation 1985 CSLA Awards, Tipperary Creek Heritage Conservation Area Master Plan, Saskatoon, SK National Merit 1984 CSLA Awards, St. James Park Victorian Garden, Toronto, ON Award 1982 Ontario Ministry of Municipal Affairs Ontario Renews Awards, Millside, Guelph, ON Pana 198 of 225 CHC Limited DRAFT March 14, 2022, updated July 21, 2022 Appendix 9 Qualifications of the Author Selected Heritage Publications: Scott, Owen R., The Southern Ontario "Grid", ACORN Vol XXVI-3, Summer 2001. The Journal of the Architectural Conservancy of Ontario. Scott, Owen R. 19th Century Gardens for the 20`h and 21 "Centuries. Proceedings of "Conserving Ontario's Landscapes" conference of the ACO, (April 1997). Architectural Conservancy of Ontario Inc., Toronto, 1998. Scott, Owen R. Landscapes of Memories, A Guide for Conserving Historic Cemeteries. (19 of 30 chapters) compiled and edited by Tamara Anson-Cartright, Ontario Ministry of Citizenship, Culture and Recreation, 1997. Scott, Owen R. Cemeteries: A Historical Perspective, Newsletter, The Memorial Society of Guelph, September 1993. Scott, Owen R. The Sound of the Double bladed Axe, Guelph and its Spring Festival. edited by Gloria Dent and Leonard Conolly, The Edward Johnson Music Foundation, Guelph, 1992. 2 pp. Scott, Owen R. Woolwich Street Corridor, Guelph, ACORN Vol XVI -2, Fall 1991. Newsletter of the Architectural Conservancy of Ontario Inc. (ACO) Scott, Owen R. guest editor, ACORN, Vol. XIV -2, Summer 1989. Cultural Landscape Issue, Newsletter of the ACO. Scott, Owen R. Heritage Conservation Education, Heritage Landscape Conservation, Momentum 1989, Icomos Canada, Ottawa, p.31. Scott, Owen R. Cultivars, pavers and the historic landscape, Historic Sites Supplies Handbook. Ontario Museum Association, Toronto, 1989. 9 pp. Scott, Owen R. Landscape preservation - What is it? Newsletter, American Society of Landscape Architects - Ontario Chapter, vol. 4 no.3, 1987. Scott, Owen R. Tipperary Creek Conservation Area, Wanuskewin Heritage Park. Landscape Architectural Review, May 1986. pp. 5-9. Scott, Owen R. Victorian Landscape Gardening. Ontario Bicentennial History Conference, McMaster University, 1984. Scott,OwenR. Canada West Landscapes. FifthAnnualProceedings Niagara Peninsula History Conference (1983). 1983. 22 pp. Scott,OwenR. Utilizing History to Establish Cultural and Physical Identity inthe RuralLandscape. Landscape Planning, Elsevier Scientific Press, Amsterdam 1979. Vol. 6, No. 2, pp. 179-203. Scott, Owen R. Changing Rural Landscape in Southern Ontario. Third Annual Proceedings Agricultural History of Ontario Seminar (1978). June 1979. 20 pp. Scott, Owen R., P. Grimwood, M. Watson. George Laing - Landscape Gardener, Hamilton, Canada West 1808-1871. Bulletin, The Association for Preservation Technology, Vol. IX, No. 3, 1977, 13 pp. (also published in Landscape Architecture Canada, Vol. 4, No. 1, 1978). Scott, Owen R. The Evaluation of the Upper Canadian Landscape. Department of Landscape Architecture, University of Manitoba. 1978. (Colour videotape). Following is a representative listing of some of the heritage consultations undertaken by Owen R Scott in his capacity as a principal of The Landplan Collaborative Ltd., and principal of CHC Limited. Cultural Heritage Evaluation Reports & Heritage Impact Assessments - Bridges o Adams Bridge (Structure S20) Cultural Heritage Evaluation Report & Heritage Impact Assessment, Southgate Township, ON o Belanger Bridge Cultural Heritage Evaluation Report & Heritage Impact Assessment, Casey Township, ON o Bridge #9 -WG Cultural Heritage Evaluation Report & Heritage Impact Assessment, Township of Centre Wellington, ON o Bridge #20 Cultural Heritage Evaluation Report & Heritage Impact Assessment, Blandford -Blenheim Township, ON o Bridge #25 Cultural Heritage Evaluation Report & Heritage Impact Assessment, Blandford -Blenheim Township, ON o Bridge Street Bridge Cultural Heritage Evaluation Report & Heritage Impact Assessment, Wilmot Township, ON o Holland Mills Road Bridge Cultural Heritage Evaluation Report & Heritage Impact Assessment, Wilmot Township, ON o Irvine Street (Watt) Bridge Cultural Heritage Evaluation Report & Heritage Impact Assessment, Township of Centre Wellington, ON • Oxford -Waterloo Bridge Cultural Heritage Evaluation Report & Heritage Impact Assessment, Wilmot Township, ON • Uno Park Road Bridge, Cultural Heritage Evaluation Report & Heritage Impact Assessment, Harley Township, ON Heritage Master Plans and Landscape Plans o Alton Mill Landscape, Caledon, ON o Black Creek Pioneer Village Master Plan, Toronto, ON o Britannia School Farm Master Plan, Peel Board of Education/Mississauga, ON Pana 199 of 225 CHC Limited DRAFT March 14, 2022, updated July 21, 2022 Appendix 9 Qualifications of the Author • Confederation Boulevard (Sussex Drive) Urban Design, Site Plans, NCC/Ottawa, ON o Doon Heritage Crossroads Master Plan and Site Plans, Region of Waterloo/Kitchener, ON o Downtown Guelph Private Realm Improvements Manual, City of Guelph, ON o Downtown Guelph Public Realm Plan, City of Guelph, ON o Dundum Castle Landscape Restoration Feasibility Study, City of Hamilton, ON o Elam Martin Heritage Farmstead Master Plan, City of Waterloo, ON o Exhibition Park Master Plan, City of Guelph, ON • George Brown House Landscape Restoration, Toronto, ON o Grand River Corridor Conservation Plan, GRCA/Regional Municipality of Waterloo, ON • Greenwood Cemetery Master Plan, Owen Sound, ON o Hamilton Unified Family Courthouse Landscape Restoration Plan, Hamilton, ON • John Galt Park, City of Guelph, ON • Judy LaMarsh Memorial Park Master Plan, NCC/Ottawa, ON o Langdon Hall Gardens Restoration and Site Plans, Cambridge, ON o London Psychiatric Hospital Cultural Heritage Stewardship Plan, London, ON o McKay / Varley House Landscape Restoration Plan, Markham (Unionville), ON o Museum of Natural Science/Magnet School 59/ Landscape Restoration and Site Plans, City of Buffalo, NY o Muskoka Pioneer Village Master Plan, MNR/Huntsville, ON o Peel Heritage Centre Adaptive Re -use, Landscape Design, Brampton, ON o Phyllis Rawlinson Park Master Plan (winning design competition), Town of Richmond Hill, ON o Prime Ministerial Precinct and Rideau Hall Master Plan, NCC/Ottawa, ON • Queen/Picton Streets Streetscape Plans, Town of Niagara -on -the -Lake, ON o Regional Heritage Centre Feasibility Study and Site Selection, Region of Waterloo, ON o Rockway Gardens Master Plan, Kitchener Horticultural Society/City of Kitchener, ON • St. George's Square, City of Guelph, ON • St. James Cemetery Master Plan, Toronto, ON • St. James Park Victorian Garden, City of Toronto, ON o Tipperary Creek (Wanuskewin) Heritage Conservation Area Master Plan, Meewasin Valley Authority, Saskatoon, SK o Whitehern Landscape Restoration Plan, Hamilton, ON • Woodside National Historic Park Landscape Restoration, Parks Canada/Kitchener, ON Cultural Heritage Evaluation Reports (CHER), Cultural Heritage Inventories and Cultural Heritage Landscape Evaluations o Belfountain Area Heritage Inventory for Environmental Assessment, Peel Region, ON Chappell Estate / Riverside / Mississauga Public Garden Heritage Inventory, Mississauga, ON 0 8895 County Road 124 Cultural Heritage Opinion Report, Erin (Ospringe), ON County of Waterloo Courthouse Building Cultural Heritage Evaluation Report, Kitchener, ON Cruickston Park Farm & Cruickston Hall - Cultural Heritage Resources Study, Cambridge, ON o Doon Valley Golf Course - Cultural Heritage and Archaeological Resources Inventory, Kitchener/Cambridge, ON Government of Ontario Light Rail Transit (GO-ALRT) Route Selection, Cultural and Natural Resources Inventory for Environmental Assessment, Hamilton/Burlington, ON o Hancock Woodlands Cultural Heritage Assessment, City of Mississauga, ON o Hespeler West Secondary Plan - Heritage Resources Assessment, City of Cambridge, ON o Highway 400 to 404 Link Cultural Heritage Inventory for Environmental Assessment, Bradford, ON o Highway 401 to 407 Links Cultural Heritage Inventory for Environmental Assessment, Pickering/Ajax/Whitby/ Bowmanville, ON o Homer Watson House Cultural Heritage Evaluation Report, Kitchener, ON o Lakewood Golf Course Cultural Landscape Assessment, Tecumseh, ON o Landfill Site Selection, Cultural Heritage Inventory for Environmental Assessment, Region of Halton, ON o Niska Road Cultural Heritage Landscape Addendum City of Guelph, ON 0 154 Ontario Street, Historical - Associative Evaluation, Guelph, ON 0 35 Sheldon Avenue North, Cultural Heritage Evaluation Report, Kitchener, ON 0 43 Sheldon Avenue North, Cultural Heritage Evaluation Report, Kitchener, ON Silvercreek (LaFarge Lands) Cultural Landscape Assessment, Guelph, ON South Kitchener Transportation Study, Heritage Resources Assessment, Region of Waterloo, ON 0 53 Surrey Street East and 41, 43, 45 Wyndham Street South Cultural Heritage Evaluation Guelph, ON Swift Current CPR Station Gardens condition report and feasibility study for rehabilitation/reuse, Swift Current, SK Pane Inn of 225 CHC Limited DRAFT March 14, 2022, updated July 211 2022 Appendix 9 Qualifications of the Author 0 University of Guelph, McNaughton Farm House, Cultural Heritage Resource Assessment, Puslinch Township, ON 0 University of Guelph, Trent Institute Cultural Heritage Resource Assessment, Guelph, ON 0 University of Guelph, 1 and 10 Trent Lane Cultural Heritage Resource Assessments, Guelph, ON 0 2007 Victoria Road South Heritage Evaluation, Guelph, ON 0 Waterloo Valleylands Study, Heritage and Recreational Resources mapping and policies, Region of Waterloo 0 69 Woolwich Street (with references to 59, 63-67, 75 Woolwich Street) Cultural Heritage Evaluation Report, Guelph, ON Cultural Heritage Resource Impact Assessments (CHRIA/CHIA/HIS/HIA) and Cultural Landscape Heritage Impact Statements 0 33 Arkell Road Heritage Impact Assessment, Guelph, ON 0 86 Arthur Street, Heritage Impact Assessment, Guelph, ON o William Barber House, 5155 Mississauga Road, Heritage Impact Assessment, Mississauga, ON o Barra Castle Heritage Impact Assessment, Kitchener, ON 0 72 Beaumont Crescent Heritage Impact Assessment, Guelph, ON o Biltmore Hat Factory Heritage Impact Assessment, Guelph, ON 0 140 Blue Heron Ridge Heritage Impact Assessment, Cambridge, ON 0 25 Breithaupt Street Heritage Impact Assessment, Kitchener, ON 0 51 Breithaupt Street Heritage Impact Assessment, Kitchener, ON 0 215 Broadway Street Heritage Impact Statement, Mississauga, ON o Cambridge Retirement Complex on the former Tiger Brand Lands, Heritage Impact Assessment, Cambridge, ON o Cambridge Retirement Complex on the former Tiger Brand Lands, Heritage Impact Assessment Addendum Cambridge, ON 0 27-31 Cambridge Street, Heritage Impact Assessment, Cambridge, ON 0 3075 Cawthra Road Heritage Impact Statement, Mississauga, ON 0 58 Church Street Heritage Impact Assessment, Churchville Heritage Conservation District, Brampton, ON o City Centre Heritage Impact Assessment, Kitchener, ON 0 175 Cityview Drive Heritage Impact Assessment, Guelph, ON 0 12724 Coleraine Drive Cultural Heritage Impact Statement, Caledon (Bolton), ON 0 12880 Coleraine Drive Cultural Heritage Impact Statement, Caledon (Bolton), ON o Cordingly House Heritage Impact Statement, Mississauga, ON 0 264 Crawley Road Heritage Impact Assessment (farmstead, house & barn), Guelph, ON 0 31-43 David Street (25 Joseph Street) Heritage Impact Assessment, Kitchener, ON 0 35 David Street (Phase II) Heritage Impact Assessment, Kitchener, ON 0 75 Dublin Street Heritage Impact Assessment, Guelph, ON 0 24, 26, 28 and 32 Dundas Street East Heritage Impact Statement, Mississauga, (Cooksville), ON 0 1261 Dundas Street South Heritage Impact Assessment, Cambridge, ON 0 172 - 178 Elizabeth Street Heritage Impact Assessment, Guelph, ON 0 19 Esandar Drive, Heritage Impact Assessment, Toronto, ON 0 70 Fountain Street Cultural Heritage Impact Assessment, Guelph, ON 0 14 Forbes Avenue Heritage Impact Assessment, Guelph, ON 0 369 Frederick Street Heritage Impact Assessment, Kitchener, ON 0 42 Front Street South Heritage Impact Assessment, Mississauga, ON o Grey Silo Golf Course/Elam Martin Farmstead Heritage Impact Assessment, City of Waterloo, ON o GRCA Lands, 748 Zeller Drive Heritage Impact Assessment Addendum Kitchener, ON o Hancock Woodlands Heritage Impact Statement, City of Mississauga, ON 0 132 Hart's Lane, Hart Farm Heritage Impact Assessment, Guelph, ON 0 9675, 9687, 9697 Keele Street Heritage Impact Assessment, City of Vaughan (Maple) ON 0 13165 Keele Street Cultural Heritage Resource Impact Assessment, King Township (King City), ON 0 151 King Street North Heritage Impact Assessment, Waterloo, ON o Kip Co. Lands Developments Ltd. Cultural Heritage Resource Impact Assessment - Woodbridge Heritage Conservation District, City of Vaughan (Woodbridge) ON 0 20415 Leslie Street Heritage Impact Assessment, East Gwillimbury, ON 0 117 Liverpool Street Heritage Impact Assessment, Guelph, ON 0 36-46 Main Street Heritage Impact Assessment, Mississauga, ON 0 30 - 40 Margaret Avenue Heritage Impact Assessment, Kitchener, ON Pana 7(11 of 2255 CHC Limited DRAFT March 14, 2022, updated July 211 2022 Appendix 9 Qualifications of the Author 0 19 - 37 Mill Street Scoped Heritage Impact Assessment, Kitchener, ON 0 2610, 2620 and 2630 Mississauga Road, Cultural Landscape Heritage Impact Statement, Mississauga, ON 0 4067 Mississauga Road, Cultural Landscape Heritage Impact Statement, Mississauga, ON 0 1142 Mona Road, Heritage Impact Assessment, Mississauga, ON 0 1245 Mona Road, Heritage Impact Statement, Mississauga, ON 0 15 Mont Street, Heritage Impact Assessment, Guelph, ON o Proposed Region of Waterloo Multimodal Hub at 16 Victoria Street North, 50 & 60 Victoria Street North, and 520 & 510 King Street West, Heritage Study and Heritage Impact Assessment, Kitchener, ON 0 6671 Ninth Line Heritage Impact Statement, Cordingley House Restoration & Renovation, Mississauga, ON 0 266-280 Northumberland Street (The Gore) Heritage Impact Assessment, North Dumfries (Ayr), ON 0 324 Old Huron Road Heritage Impact Assessment, Kitchener, ON 0 40 Queen Street South Heritage Impact Statement, Mississauga, (Streetsville), ON o Rockway Holdings Limited Lands north of Fairway Road Extension Heritage Impact Assessment, Kitchener, ON 0 259 St. Andrew Street East Cultural Heritage Assessment, Fergus, ON 0 35 Sheldon Avenue, Heritage Impact Assessment, Kitchener, ON 0 43 Sheldon Avenue, Heritage Impact Assessment, Kitchener, ON 0 2300 Speakman Drive Heritage Impact Assessment, Mississauga, ON 0 10431 The Gore Road Heritage Impact Assessment, Brampton, ON o Thorny -Brae Heritage Impact Statement, Mississauga, ON 0 7 Town Crier Lane, Heritage Impact Assessment, Markham ON University of Guelph, 3 - 7 Gordon Street Houses, Heritage Impact Assessment, Guelph, ON University of Guelph, Harrison House, Heritage Impact Assessment, Guelph, ON Victoria Park Proposed Washroom Cultural Heritage Impact Assessment, Kitchener, ON 0 927 Victoria Road South (barn) Heritage Impact Assessment, Guelph, ON 0 272-274 Victoria Street Heritage Impact Assessment, Mississauga, ON 0 26 - 32 Water Street North Heritage Impact Assessment, Cambridge (Galt), ON o Winzen Developments Heritage Impact Assessment, Cambridge, ON 0 248-260 Woodbridge Avenue Cultural Heritage Resource Impact Assessment and Heritage Conservation District Conformity Report, Woodbridge Heritage Conservation District, City of Vaughan (Woodbridge) 0 35 Wright Street Cultural Heritage Resource Impact Assessment, Richmond Hill, ON 0 1123 York Road Heritage Impact Assessment, Guelph, ON 0 14288 Yonge Street, Heritage Impact Assessment, Aurora, ON Heritage Conservation Plans o William Barber House, 5155 Mississauga Road, Heritage Conservation Plan, Mississauga, ON 0 51 Breithaupt Street Heritage Conseivation Plan, Kitchener, ON o Hamilton Psychiatric Hospital Conservation Plan, for Infrastructure Ontario, Hamilton, ON o Harrop Barn Heritage Conseivation Plan, Milton, ON 0 120 Huron Street Conservation Plan, Guelph, ON 0 324 Old Huron Road Conservation Plan, Kitchener, ON Sixth Line Cultural Heritage Landscape Conseivation Plan, Oakville, ON 0 264 Woolwich Street Heritage Conservation Plan, Guelph, ON 0 14288 Yonge Street Heritage Conservation Plan, Aurora, ON 0 1123 York Road Heritage Conseivation Plan, Guelph, ON Heritage Conservation District Studies and Plans o Downtown Whitby Heritage Conservation District Study and Plan, Town of Whitby, ON o MacGregor/Albert Heritage Conservation District Study and Plan, City of Waterloo, ON • Queen Street East Heritage Conservation District Study, Toronto, ON • University of Toronto & Queen's Park Heritage Conseivation District Study, City of Toronto, ON Cultural Heritage Landscape Inventories/Studies • Cultural Heritage Landscape Study, City of Kitchener, ON • Cultural Heritage Landscape Inventory, City of Mississauga, ON • Cultural Heritage Resources Scoping Study, Township of Centre Wellington, ON Pana 707 of 225 CHC Limited DRAFT March 14, 2022, updated July 21, 2022 Appendix 9 Qualifications of the Author Peer Reviews o Acton Quarry Cultural Heritage Landscape & Built Heritage Study & Assessment Peer Review, Acton, ON o Belvedere Terrace - Peer Review, Assessment of Proposals for Heritage Property, Parry Sound, ON o Forbes Estate Heritage Impact Assessment Peer Review, Cambridge (Hespeler), ON o Heritage Square Heritage Impact Assessment Peer Review for Township of Centre Wellington (Fergus), ON o Little Folks Heritage Impact Assessment Peer Review for Township of Centre Wellington (Elora), ON o Potter Foundry and the Elora South Condos Heritage Impact Assessment Peer Review for Township of Centre Wellington (Elora), ON 0 558 Welbanks Road, Quinte's Isle, miscellaneous heritage assessment documents, Prince Edward County, ON Expert Witness Experience • Oelbaum Ontario Municipal Board Hearing, Eramosa Township, ON, 1988 o Roselawn Centre Conservation Review Board Hearing, Port Colborne, ON, 1993 o Halton Landfill, Joint Environmental Assessment Act and Environmental Protection Act Board Hearing, 1994 • OPA 129 Ontario Municipal Board Hearing, Richmond Hill, ON, 1996 o Diamond Property Ontario Municipal Board Hearing, Aurora, ON, 1998 o Harbour View Investments Ontario Municipal Board Hearing, Town of Caledon, ON, 1998 o Aurora South Landowners Ontario Municipal Board Hearing, Aurora, ON, 2000 o Ballycroy Golf Course Ontario Municipal Board Hearing, Palgrave, ON, 2002 o Doon Valley Golf Course Ontario Municipal Board Hearing, Cambridge, ON, 2002 o Maple Grove Community Ontario Municipal Board Hearing, North York, ON, 2002 o Maryvale Crescent Ontario Municipal Board Hearing, Richmond Hill, ON, 2003 o LaFarge Lands Ontario Municipal Board Mediation, Guelph, ON, 2007 0 255 Geddes Street, Elora, ON, heritage opinion evidence - Ontario Superior Court of Justice, 2010 o Downey Trail Ontario Municipal Board Hearing, Guelph, ON, 2010 o Wilson Farmhouse Conservation Review Board Hearing, Guelph, ON, 2014 0 85 Victoria Street, Churchville Heritage Conservation District, Ontario Municipal Board Hearing, Brampton, ON, 2016 o Haylock / Youngblood Development OMB Mediation Hearing, Centre Wellington, ON, 2018 o Riverbank Drive LPAT Mediation Hearing, Cambridge, ON, 2019 • Skydevco Ontario Land Tribunal Hearing, 70 Fountain Street ,Guelph, ON, 2022 cHc Pana 203 of 225 CHC Limited D A F T March 14, 2022, updated July 211 2022 Staff Report Development Services Department www.kitchener.ca REPORT TO: Heritage Kitchener DATE OF MEETING: November 1, 2022 SUBMITTED BY: Garett Stevenson, Interim Planning Director, 519-741-2200 ext. 7070 PREPARED BY: Jessica Vieira, Heritage Planner, 519-741-2200 ext. 7041 WARD(S) INVOLVED: Ward 9 DATE OF REPORT: October 11, 2022 REPORT NO.: DSD -2022-442 SUBJECT: Heritage Permit Application HPA-2022-V-026 170 David Street Demolition of rear addition, excavation for basement, construction of new addition RECOMMENDATION: That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA-2022-V-026 requesting permission for: 1. The demolition of an existing, one -storey, rear yard addition; 2. The excavation of a crawl space to construct a full -height basement; and 3. The construction of a two-storey, rear yard addition; On the property municipally addressed as 170 David Street, BE APPROVED in accordance with the supplementary information submitted with the application and subject to the following conditions: a) That the buff brick of the existing addition be salvaged during demolition; b) That the salvaged buff brick be re -used in the construction of the new addition as per the architectural drawings submitted (Attachment B); and c) That final building permit drawings be reviewed, and heritage clearance provided by Heritage Planning staff prior to the issuance of a building permit. REPORT HIGHLIGHTS: The purpose of this report is to present the proposal of the construction of a new, two- storey, rear yard addition on the property municipally addressed as 170 David Street. To facilitate this new addition, the existing one -storey rear yard addition needs to be demolished. Further, the crawl space under the existing one -storey addition is proposed to be excavated to expand the full -height basement. Details of Heritage Permit Application HPA-2022-V-026 can be found in Attachment A and B. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. Page 204 of 225 • The key finding of this report is that the proposal will not negatively impact the cultural heritage value or interest of the property as it maintains the original appearance of the primary dwelling, salvages and reutilizes materials, and is otherwise in keeping with local and provincial standards and guidelines. • There are no financial implications associated with this report. • Community engagement included posting this report and associated agenda in advance of the meeting and consultation with the Heritage Kitchener Committee. • This report supports the delivery of core services. EXECUTIVE SUMMARY: Heritage Permit Application HPA-2022-IV-026 proposes the demolition of an existing one - storey rear addition, excavation of an existing crawl space to construct a full -height basement, and construction of a new two-storey rear addition on the subject property municipally addressed as 170 David Street. The building has been designated under Part V of the Ontario Heritage Act and is located within the Victoria Park Area Heritage Conservation District. In reviewing the merits of this application, Heritage Planning Staff note that the proposed work meets the policies and guidelines of the Victoria Park Area Heritage Conservation District Plan in that the addition is compatible with the original building in terms of scale, material used, and design without replication. Further, it is not anticipated that the proposed work will adversely impact the heritage attributes or character of the subject property or surrounding area. BACKGROUND: The Development Services Department is in receipt of Heritage Permit Application HPA- 2022-V-026, which seeks permission to demolish an existing one -storey rear addition, excavate the crawl space under the existing addition to construct a full -height basement, and construct a new two-storey rear addition. This work is occurring in tandem to interior renovations, which do not require heritage approval. The subject property is municipally addressed as 170 David Street and is located within the Victoria Park Area Heritage Conservation District (Figure 1). bU I:S3 as L.144, / 67 •�.3 55 55 2 2 4/ 'L— J-- l '1 .;2 22 Ic I i 12 8 X70'_ 1 72 s�NNfl p�/? Q SJ 135 O� 4}yi i 37 Y+ Ia`I 143 SO ! 468y ab2 28 ;r'1 - - ///ShcnaclerH 26 22 /c National Histo, F .._ 20 16 6 15£i 155 — i 27 23 21 ��5� 479 Lit CSS 89 15 4 Iron HI, z Towe,s 580 590 II MILL OOURTLANL Page 205 of 225 Figure 1: Location Map REPORT: The subject property is located on the west side of David Street, between the Schneider Avenue intersection to the north and the Dill Street intersection to the south. The property is located within the Victoria Park Area Heritage Conservation District (VPAHCD) and is designated under Part V of the Ontario Heritage Act. The VPAHCD Study describes the subject property as being a one and a half storey buff brick dwelling, constructed in the Berlin Vernacular architectural style c. 1890. The building has a full -width verandah and newer metal siding on the gable, soffits, and fascia's (Figure 2). Figure 2: Front Fagade of Subject Property Past work converted the single detached dwelling into a legal duplex. Neither of the two dwelling units are currently occupied. Proposed Work Demolition of Existing Rear Addition The existing addition is in the rear of the subject property and is partially visible from the street line. Though the exact construction date is unknown, the addition dates to at least 1908 as depicted on the 1908 Fire Insurance Map of Kitchener. It is estimated that the addition was built close to the construction date of the original house. The same buff bricks that clad the main dwelling are used in the addition and the brick soldier course over the window and door openings are patterned the same. However, the presence of caulking on the roof as well as a half -cut pipe on the rear fagade and contextual clues indicate that addition was not a part of the original construction. It should also be noted that the addition Page 206 of 225 is not typical of, nor does it form a part of the Berlin Vernacular style. Rather, such extensions of homes were a practical response to the need for more space and the availability of brick building materials. Attached to the addition is a covered side porch. The porch is in disrepair (Figure 3-5). The demolition policies in the VPAHCD Plan presumes the demolition of entire structures; it does not reference the demolition of removal of portions of buildings. As such the demolition policies are not applicable to this application. The existing buff brick of the addition will be salvaged during the construction process and reincorporated into the construction of the new addition. Page 207 of 225 Figure 3: Side View of Addition Figure 4: Porch in Disrepair Figure 5: Addition Visible from Street Excavation for Basement The existing crawl space under the addition is proposed to be excavated to expand the full - height basement. The new space in the basement will accommodate a second bedroom and additional bathroom for the main -floor unit. Appropriate waterproofing will be applied. There are no policies in the VPAHCD Plan which pertain to excavation. Further there are no impacts anticipated as a result of the excavation, with most changes being interior. Construction of New Rear Addition Page 208 of 225 There is policy direction within the VPAHCD Plan pertaining to the construction of additions on properties within the HCD. While these provisions recognize that additions may become necessary to homes to provide more living space to accommodate growth, it notes that it is important for such new construction to be complementary to the architectural style and character of the existing dwelling. In this way a good fit between the old and the new is ensured. New additions are encouraged to be constructed in a contemporary style to express today's architectural heritage, rather than directly copy the existing historic style of the property. There are more detailed policies that relate to the location, design, height, materials, roofs, chimneys, walls, entrances, windows, verandahs, and colours of building additions within the district. Building additions must adhere to these policies. The application proposes the construction of a new, two-storey rear addition in place of the old (Figure 6-9). The new addition would be approximately 22.7 square metres (244 square feet) in size, with a height of approximately 6.7 metres, a width of 6.3 metres and a depth of 3.56 metres. Though the new addition is to be located in the rear, like the existing addition a portion of the south side will be visible due to the orientation of the original dwelling to the street. This visible portion will contain the original buff brick salvaged during the demolition. The salvaged brick is to be incorporated in a vertical panel, so that the original masonry arrangement of the addition is not replicated. Incorporating the brick in this manner helps juxtapose the new addition in a complimentary fashion. The rest of the exterior treatment of the walls will be Maibec pre -finished wood cladding, with fibre cement panels incorporated between windows for further detailing. A flat roof is proposed for the addition, and the casement windows will be vinyl and grey in colour. III PROPE9T"r LIME EXTENT OF EXISTING E BUILDING TO BE DEMOLISHED— — a SHOWN IN HIDDEN REO LINE Cj A my IXLSTIN[ ±26'-S 112"(a.0 m1 PROPOSED 24•-7 V4" P 3 ml ADDIfV SETBACK 244I ON � E K SITE PLAN Figure 7: Architectural Drawing South Side Elevation Figure 6: Site Plan with Area to be Demolished in Red Page 209 of 225 -+- ��W== Figure 8: Architectural Drawing Rear Elevation Figure 9: Architectural Drawing North Side Elevation Henrage running t;ommenrs In reviewing the merits of the application, Heritage Planning Staff note the following: • The subject property municipally addresses as 170 David Street is designated under Part V of the Ontario Heritage Act and is located in within the Victoria Park Area Heritage Conservation District; • The proposal is for the demolition of an existing one -storey rear addition, excavation of an existing crawl space to expand the full -height basement, and construction of a new, two-storey rear addition; • The proposed addition meets the following VPAHCD Plan policies for building additions: Page 210 of 225 o Location - Additions shall be located to the rear or rear side of the existing historic building so as to maintain the original principal fagade as a visual entity. ■ The proposed addition is located to the rear of the existing historic dwelling. Due to the orientation of the property and house relative to the street, a small portion is visible to the rear -side. The original principal fagade is maintained. o Design — A clear distinction between old and new building design is encouraged. Contemporary design for additions is encouraged that is complementary in terms of scale, mass, and texture to the existing or neighboring historic building. ■ The proposed addition is distinct from the original historic building and contemporary in design. Though original brick from the existing addition is to be salvaged, it is being reincorporated into the addition in a non- traditional form. Compatible and appropriate materials are being used for the rest of the cladding, and the materials will be in complementary colours. The proposed scale and massing respects the existing dwelling, as the roofline of the addition does not surpass the original roofline of the home and the proposed footprint is smaller than the footprint of the original addition and porch (Figure 10-11). Figure 10: Rendering of South Elevation Figure 11: Rendering of South and Front Elevation o Materials — For additions, materials typical of the Area shall be used, with an emphasis on brick, stone, and wood. ■ Maibec pre -finished wood cladding is the primary treatment for the exterior walls, with the brick salvaged from the demolition being reincorporated into the south corner. Brick and wood material are appropriate for and in keeping with the historic character of the area. While the fiber cement panels are not a traditional material used in this historic conservation district, the additional architectural detail they provide is compatible with the primary traditional materials used, contributes to the contemporary design of the addition, and further distinguishes the new development from the original. Page 211 of 225 o Roofs — the roof of the addition shall be similar or complementary to the existing historic building or style in the Area ■ The roofline of the proposed addition is lower than the existing roofline and will not impact the original roof shape as seen from the street line. o Chimney - Original historic chimneys shall be conserved or rebuilt to match the original where feasible. In additions, masonry chimneys should be given priority over metal. ■ While a portion of the original brick chimney on the dwelling must be removed to accommodate the second storey of the new addition, the majority is to remain. The portion to be removed is not visible from the street line. o Entrances — New entrances to additions are encouraged to be located on secondary rather than principal facades ■ There are no new exterior entrances being added in this proposal. o Windows - The appearance, placement, and proportion of height to width of windows shall be similar or complementary to the existing historic building style or as established in the vicinity. ■ The windows of the proposed addition are in keeping with the windows on the existing dwelling, being of a similar design, size, and proportion. o Colours - Colours of paint and materials shall be appropriate to the historic style of the building or as established in the Area. ■ The colours on the proposed addition are in keeping with the historic style of the building and with other buildings within the Victoria Park Area Heritage Conservation District. • The proposed work will not adversely impact the heritage attributes or character of either the subject property, adjacent properties, or surrounding area. 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 Council / Committee meeting. Page 212 of 225 CONSULT — The Heritage Kitchener Committee will be consulted regarding the subject Heritage Permit Application. PREVIOUS REPORTS/AUTHORITIES: • Ontario Heritage Act • Victoria Park Area Heritage Conservation Plan APPROVED BY: Justin Readman, General Manager, Development Services Department ATTACHMENTS: Attachment A — Heritage Permit Application Attachment B — Heritage Permit Application HPA-2022-V-026 Form HPA-2022-V-026 Supporting Material Page 213 of 225 2022 HERITAGE PERMIT APPLICATION & SUBMISSION REQUIREMENTS Planning Division — 200 King Street West, 6' Floor Ki P.O. Box 1118, Kitchener ON N2G 4G7 519-741-2426; pianning(c-lutcnener_ca Page 7 of 10 Date Received: Accepted By: Application Number: H PA - PART B: HERITAGE PERMIT APPLICATION FORM 1. NATURE OF APPLICATION Exterior Interior ❑ Signage Demolition ❑ New Construction ! Alteration ❑ Relocation 2. SUBJECT PROPERTY Municipal Address: 170 David Street Legal Description (if know): Building/Structure Type: E Residential ❑ Commercial ❑ Industrial ❑ Institutional Heritage Designation: ❑ Part IV (Individual) N Part V (Heritage Conservation District) Is the property subject to a Heritage Easement or Agreement? ❑ Yes ❑ No 3. PROPERTY OWNER Name: Addre: City/PI Phone Email: 4. AGENT (if applicable) Name: Ben Eby Company: NEO Developments Inc. Address: 152 Dawson St. City/Province/Postal Code: waterloo, On, N2L 1S1 Phone- 1-519-591-8546 Email: ben@neodevelopments.ca Working together • Growing thoughtfully • Building community Page 214 of 225 2022 5. WRITTEN DESCRIPTION Page 8 of 10 Provide a written description of the project including any conservation methods proposed. Provide such detail as materials to be used, measurements, paint colours, decorative details, whether any original building fabric is to be removed or replaced, etc. Use additional pages as required. Please refer to the City of Kitchener Heritage Permit Application Submission Guidelines for further direction. Project includes modernizing the building interior, including reconstruction of an existing addition at the rear (appears to be addition), which will also provide a more functional basement space, safer entrances, stairs, floor separation and utiliies. 6. REVIEW OF CITY OF KITCHENER HERITAGE PERMIT APPLICATION SUBMISSION GUIDELINES Describe why it is necessary to undertake the proposed work: Building requires these repairs, and the owner is looking to attract families as tennants. Describe how the proposal is consistent with the Part IV individual designating by-law or the Part V Heritage Conservation District Plan: Building exterior to be respect original form (porch, brick, overall form and aestetics) Describe how the proposal is consistent with Parks Canada's Standards and Guidelines for the Conservation of Historic Places in Canada (www_historic)laces.ca/ens/i)ages/standards-no(mes.ast�x): Building will be conserved and enhanced, while maintaining is original use and purpose. 7. PROPOSED WORKS a) Expected start date: Fall 2022 Expected completion date: spring i summer 2023 b) Have you discussed this work with Heritage Planning Staff? ❑ Yes No - If yes, who did you speak to? c) Have you discussed this work with Building Division Staff? - If yes, who did you speak to? M Yes ❑ No Dwayne Hordyk d) Have you applied for a Building Permit for this work? E Yes e) Other related Building or Planning applications: Application number_ ❑ No 22 116638 Working together • Growing thoughtfully • Building community Page 215 of 225 2022 8. ACKNOWLEDGEMENT Page 9 of 10 The undersigned acknowledges that all of the statements contained in documents filed in support of this application shall be deemed part of this application. The undersigned acknowledges that receipt of this application by the City of Kitchener - Planning Division does not guarantee it to be a `complete' application. The undersigned acknowledges that the Council of the City of Kitchener shall determine whether the information submitted forms a complete application. Further review of the application will be undertaken and the owner or agent may be contacted to provide additional information and/or resolve any discrepancies or issues with the application as submitted. Once the application is deemed to be fully complete, the application will be processed and, if necessary, scheduled for the next available Heritage Kitchener committee and Council meeting. Submission of this application constitutes consent for authorized municipal staff to enter upon the subject property for the purpose of conducting site visits, including taking photographs, which are necessary for the evaluation of this application. The undersigned acknowledges that where an agent has been identified, the municipality is authorized but not required to contact this person in lieu of the owner and this person is authorized to act on behalf of the owner for all matters respecting the application. The undersigned agrees that the proposed work shall be done in accordance with this application and understands that the approval of this application under the Ontario Heritage Act shall not be a waiver of any of the provisions of any by-law of the City of Kitchener or legislation including but not limited to the requirements of the Building Code and the Zoning By-law. The undersigned acknowledges that in the event this application is approved, any departure from the conditions imposed by the Council of the City of Kitchener or from the plans or specifications approved by the Council of the City of Kitchener is prohibited and could result in a fine being imposed or imprisonment as provided for under the Ontario Heritage Act. Signature of Owner/Agent: Ben Eby Date: 08-20-22 Signature of Owner/Age 9. AUTHORIZATION Date: If this application is being made by an agent on behalf of the property owner, the following authorization must be completed: / We, owner of the land that is subject of this application, hereby authorizee-0 h to act on my / our behalf in this regard. Signature of Owner/Agent Date: J1 Signature of Owner/Agent Date: The personal information on this form is collected under the legal authority of Section 33(2), Section 42(2), and Section 42(2.2) of the Ontario Heritage Act. The information will be used for the purposes of administering the Heritage Permit Application and ensuring appropriate service of notice of receipt under Section 33(3) and Section 42(3) of the Ontario Heritage Act. If you have any questions about this collection of personal information, please contact the Manager of Corporate Records, Legislated Services Division, City of Kitchener (519-741-2769). Working together • Growing thoughtfully • Building community Page 216 of 225 NCH ry - z rn v o1 WW JOMw W fir,^O ��'„� > 2 z i T wav NN O O Z OZoiLL- O O Z �n p ww z F�N n aim ❑ zW- Wsti��a I \ iso eo NW a ¢ 3 U) Z Z� _o-- > Q o foo 0 C) z rho W z w o a W = w� of U �-owll I z =m= o �Woy_ 8P qo q� �r �3 No�o p wor�zno"s` wsa.oree-s z a wea,oi�u,c w ---Odd Odd 03, a -_ a ¢ 3 o _� r3 �o _o-- o oog G,W �.o 3 � foo o - - rho W z w o a �n LLQ'' o� o w� of i"0'Hog...3a in. -H z o �Woy_ 8P qo q� �r �3 No�o p a a�o? - o . oo, oa >Q o o o w o-oo to ooa ooh' o0 oda x s - Mno >� , o� 3-oo j mo Rwyg� �3 t �`a' _oo 3 3n � 01—o_p<g,� k �� o= --o ..fir -�= p p oLL Io E o z 3@ L4 �� z��o 3 a�a��aaa�"z a o or3w� n 8 oo. < Loo. � a _ �� �w s ��3 3� nW� &_� a�� Lis=&�� = oo� Our -j 3� 3 -� wa X30 g000 _o � 3 rod= aao �r„aay'oww �o. o m>o�o��W r a�ox� 3�; �3 o>3w�"L�o Awa „yapwowaiaoxi�o shyer a$'���a�oo a soz�� - L� wLLa jsso �ai3'araai wLLo a�iLa m�� asRM3a3ri°a$�p&�i o o � � a -.o r. as=Q wo., o oH `doh �L® o io w o m o -OH, da a o o Eoc L m w� aro 0 0 a �o w� o Hoo o a HON 9Y ?oo op 0as a¢o M z18 o o: �� io !o _ 3!NNw an o o R o o $0000� a N flog o��o 11 �� w o L am.am... ONw�=Loa .`d a -_ a ¢ 3 o _� r3 �o o oog G,W �.o 3 � foo o oE W z w o a �n LLQ'' o� o w� of i"0'Hog...3a o nx� �� o r o 0000 8P qo q� �r EE3 No�o a a a�o? - o w Wo oao Jam' J �'� = o o w o-oo to o oo o�� r x s - Mno >� , o� 3-oo j mo Rwyg� a oo now t 3o, oho o po � 01—o_p<g,� a� LLN- o �_ �� Fin 3@ L4 z��o 3 a�a��aaa�"z o 4 ¢ 3 ok Ho o oog G,W �.o 3 � foo W oE ow= P �� o o �a No nx� �� o r o r 8P qo q� �r EE3 No�o a oltlhn � -J 30 WoHo zaolo wioo H4 to L woo ��ooREHo ko ¢ 3 w R ooo- o 3 3 RE mo m� o r 8P qo q� no EE3 & -fin oi P 3 -o,SL -- o 3 o,", ko Mno >� , �o,_ m o J�. I tn m A wow Z O WWW WQtiw- AF o 0 o n � 3im jj ❑ w I o_Lo oo or oraoo„ p � n o — m_a o3o.Lo _ = o — 9 o��or eo�o� naw — — — ; MoB �o=�= m_ - -o-opo"�L�oo� �'� w�- n - n=��L�� I H O F - � Z - W LU - - F- W 1o� rvry a3n — I I I a I� - � m X W 2o- - L------J L J n z oLo I= L---------J z 0 ll L w _ z � a �n=n ❑ po�� ��c ol, 2 PoG Eos - „g o3 o o��� a3 R.- o on ��Lg�oos= oy 0 �_=z�oom> >_ if oio'�z'��= goosz z y0000 o�> gad a a ----- o S.' 0 ------ ------ N o wvaeowo�p \ \ 3@o _ Ea �.o E� - m God G ,z -..,o v v or �oo�a xa v v or�oo�a xa W EJ@ �Q 5 G�@ -,mak HSU o=z>aS 3Sa�ao=ooz�z L �. oG o o �oo o G G ='_@�J '= PH 'gyoG o 3 no 3 wo. w -woow`dz=m= = oa o`='�n�ooa= - o d a = m3 - tT 7 oo�� -S o o Hg� � n e �o unnx.x. e a e m o o _ \/ \'_ O ❑z opo' o ',o �Lw� z�Po -fin ~ 'p �r3 jq LL o o ya roc '3 5 g ❑ -o -o w$�3o'�ar�o��a�ww ���w o� 50-9G a mo�yo�oQnoLL _ Lnoo LLm�n 3sa °o oo - Im c j oo�o w �o3=neo ��_Loa z z��= L­ ,o -—o— _o- mo�i� X33 maao�� oozy �r op=J ww i _ o nG -n _---�'3oLLoz�.�a�L�gz�oi� oiw =off Hip ts w➢Rvoww , >2xLLZ OpWOJ�wo aQZw_ jjF o - z < neo w� r � - -F- � �� 0 W L CO OI Z e VIII / Q 00 o¢e I J= r�z�o o oo'�z'�a� �LL�z�o��o,ar 3 - o m S o o Gob E E . s O O O Oa wa@ G s G� 'oo�� �� _ �� n x� a ip8 3 �- o.3 Oo .� .... .. o 0 o U pLL w 3 3 w�-o LO �3a ® W G o=o���o xo oo—Ojo> onw - nw =m Ld@» =mag>� JGL�� ozns3� zea o- _ O p o$o moo oo�m �Wo. oo =o- O� O~ (DILn o n �- . s s� n O o LLo 0 �nA.oF 1.=1. H.91..01 — — Ir �oo w L� Mm o .on s,m x o - _ n� _3o- ,o x xw L iG ^9-!x w 'Ei ll �yo='a�rv�i�x`aLL'oL�o Z o- ox'ao�w 5�-i Q x� xo o- wkzv', zw noo.LLn� L 3= m n>- Nogp= mss= = m a o on oz=w o m =_Wza YF ��w 5�3Gz-o �`aw'�o�,,, HCH ry e v o �' a �y 2V W /yb n m A w w n '- O w`av aZ OtV OWV�=LL Z OO Nr yO� O$o O W O W o Z'jj �'C' Qtiw- AF O n� n aim w- zea a n3aN ` fnawnvz, '0 e sllm WNl� Ila A MO, �ry (� MH. � ®So -- W. e" o v 5ocw� z O O 0 z O O z 0 - Of Of O O LL 0 z O O W NSR ry nmq N z �� w a n Z O w �- q3�6 CI� O S2 W O Z� vk QZw- A� 311 �Za �jj p z m �� - a Wm `z#p a n�pN no E� � timetie a o i r cp wo I aLL nary= p II III .pie 1� ...�... w IIIz a - �w 89 - I I I II II I I = = Z I o a I I W I I I I II ®' VIII I VIII VIII I IIII a III - I I I I hill .11 o I I a W W _- NSR ry - 'mdw` O Uv f� rmq >w w �- _a�W W O - a 311 Wm `z#p z m a n�pN �� a E_ ' =k - I so w JR RNR 0 3xw V 5o 8o o— ia sa _ III q ' � III— js IIIIII wy� H.Spx,.OE a 3� III- III Z 0 III .<« W J W � O F Q W W S _ Nip N z N m Q�u ➢�v o W /yb n m A w w o O�Z NF WWO D❑� U Z " 3� fdAJJI iesyu 0=3 ws m o �ja�n rxvw�.o a moooo 0 o � son saaeH— - do ,ins xvo iasis"iws�"a] �3 o 0 cam a a ol LLJ i o 3 L�� 3 o �zo�o 3oo x -- o o - ILL— G a Eo Go - Ga LL w w@k a3 G� w @„_ I o� 0 3 �o 'E, o _ gw 3ao�o �o - _ zGo ,�,�oG�o >r 3a o03wn�aomzoz w �� - CLW 0 m�= U 3� G= z �.s �s i w_ - IIS a ��o G a- E a .cap W.o-,! 8 M G� n�G a �� �M"--o� osis» �z3 oo G �� -°a G� o - 3a a �s�npo�m>a m �z_ os o 3 a 82.o sa p ce a j � a Al 03- L -- _ o „aca�= „- Z G sj �zw �-o o `offi o �3 0 yo;,$� ons1Va � .o�Ea ss as W �N I � oll Di 0 �� I I I L��L a� z - a��4 On -w� o�� s3o xre 'GI� ole dad w�r -az �da� 03 gGw os m ` p C C ° Y a Y a c o° c O c C N c O m m m Y a`) Y c a" E m 3 O m 'x o cu o o c � CL w O 'p E > m O a) "O C -O N "O In 0_ a) p c p a) d d a) O) m °- O U '° L c0 'O C W U m (y, p L N "O d .. C_ .0 U m d p E V p N In -p O O_ L p c 0 N N N Y c O m O ._ (0 "O m m C w C o �+ p (° c m m Y o° c 3 m 3 °° a) T `m c X c °p Y c N 3 3 m L a L ° U y o O ° m d > m v 3 c Q ° c c ° 3 c ° vT 0 3 o m m a> a 'c a) m m° Y m Y n 3 0 0 °° `m °° ° L -°o ac O COL -a) m c ° .o 3 "C) O Y -° .0 — o 3 m T 3 'O _ p p 3 N O aa)) a) L N -° h O_ o � a c s cu c T Y .c - m .v c .o m 3 L^ c a) .� ° aT c m 0 ° T u a) m 0 c Y c 4 O 3 a) -O o c a 3 ° a m c a 3 d C d ..., O _ c m w d c 0O N a v m >1 Q) N c m ° O m N -p ID 'O U T L m "O 'O O ' a) N m O E L (p .X a) E d O Y 'c a) j� N p) L G � a) O L., m c m O y c 0 U^ �° O C m 3 m E d C C m V C CU o o o �3 m m o p o Y m 3 .c c -E o M r L wv m N�a�ccm m c w CD c a) $ a m o °� E $ a o m � 5 v o o L o y lm�E3�.N3c m ax m° m° o m ° m 3 `m 'm m o a o o 'c w o c m o c m aa)) c a) ° c o (n'x ° 'U a a) a) a) ? 3 a) 0 5 op p tL w c a O o m a a o_ 0 m N o> -° c c Y m m c ° o °o ° Y c m o c m Y F c c Q O_ .B a) c O .0 U N E m U a) U Y w a) U Y O °U "O C - c ° o E U d a) ° �c m oa ma) °c_) o a c„ O m 2 m aYm a o c O m U -E ° a m o a) .FU w a c °° a E`o 2 o U p o a)"i c o_ a)) acu a°i Y d' c oa r o a°i v°i a°i c U ami o p o c U m a) w �- m U 2a) o m A � Pi N N N N N N N N N y cu a z m m ° a a (a) m N N N N N N N N n /\ A d � Q U 0 7 b T T T T T T T T T T T T T FI ; � � > > > > > > > > > > 7 > > ♦+ O E O E O E O E O E O EE O O E O E O E O E O E O E H y .c .c .c .c .c .c O x y m m m m m m m m m m m m m U 6) ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ od cu cu cu wUUUU m cu a�xa U U UU � U � UU •� y N N N N N N N N N N N N Ai y N N N N N N N N N N N N N N N N N N N N N N N N N N q 6) C m C m C m d°- a) >` m T m c > c > c > O) > O) > O) > m > O) > 0_ a) d a) > O > O a a a a a s w w z z V 7 7 7 (O c I- I- r N N N N N to to W W -` N M N (O (O � (O 00 (O N Cl) M (O (O N N (14 N M 7 M M M (O (3) M 0) N 7 O (O O O OO N NN M M M M M M M 7 7 ¢� N N N N N N NN N N N N N N N N N N N >, .� u �/ N O N N O N N O N N 00 N N N N O N N O N N O N N O N N O N N O N N 00 N N N N O N N O N N O N N O N N O N N O N d w ❑ ❑ ❑ ❑❑ ❑ ❑ ❑ O O 00 O O O O O ❑ o y � ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ a b d G d a N � c U) > a) Z Z > Z z W > z L w a a a a) Q u, in U) a d m (n cn a in a) Q a in _ U o a) a) O O m c c O -6 C m m a m a "O mm Y d Y m LL a C d(Q y Lr 00 M N M 0 pO 04 %N (M) a0I` Cl) 7 (7 N O O c M co M O W o r U ❑ O CN O co O O O W O O N M V N V1 a0 6) O N co (O I— 'tl O O O O O O O O O O O O O O O O O O O O O O O O N O N O N O N O N O N O • > > > > > > > > > i > > > > y Cl N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N F-i O N O N O N 00 N N O N O N OO N N O N O N O N O N O N O N 00 N N O N 000 N N N O N O N O N O N s a a s a a a a a a a a a a a a a a aa a s a s a K, s a a s a a a a a a a a a a a a a aaa a s a s x x x x x x x x x x x x x x x x x x x x x x x x x N M1-1-1 (q It 00 0) O N M 1 (q ID -" O) O) O A N N 1-4 N 1-4 1-4 1-4 " N 1-4 1-4 M M