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HomeMy WebLinkAboutDSD-2023-002 - Heritage Impact Assessment (HIA) - 56-60 Ellen St E and 115 Lancaster St E Development Services Department www.kitchener.ca REPORT TO: Heritage Kitchener DATE OF MEETING: January 3, 2023 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 10 DATE OF REPORT: November 22, 2022 REPORT NO.: DSD-2023-002 SUBJECT: Draft Heritage Impact Assessment (HIA) 58-60 Ellen Street East and 115 Lancaster Street East RECOMMENDATION: For Information. REPORT: The Planning Division is in receipt of a draft Heritage Impact Assessment (HIA) dated August 2022, prepared by Archaeological Research Associated Ltd. regarding a proposal to redevelop the existing building at the subject property municipally addressed as 58-60 Ellen Street East and 115 Lancaster Street East (Attachment A). The subject property is located within the Civic Centre Neighborhood Heritage Conservation District (CCNHCD) and is designated under Part IV of the Ontario Heritage Act. The subject property is also located within the Civic Centre Neighborhood Cultural Heritage Landscape. The existing building at which means it is of high significance. The subject property is an irregularly shaped lot, and all the facades of the house are highly visible from the public realm. According to the draft HIA, the house was initially designed with a Greek Floor Plan and has undergone many modifications throughout the years. The house was originally a single detached dwelling (one dwelling units) but has been converted to a multi-unit residence since originally built. The redevelopment of the existing building includes a number of alterations as well as a two-and-a-half storey addition located at the rear. The intent of the redevelopment is to increase the number of units from eight (8) units to twelve (12) units. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. Alterations to the existing building The proposed alterations to the existing building include: Removing and replacing certain windows and doors; Removal of decorative shingles at the gable ends; Removal of certain existing porches; Infilling certain window and door opening; and Introducing stone walls on some facades of the existing building. Figure 1: Existing Front Façade facing the Five Points Intersection (Source: Draft HIA submitted by ARA Ltd.) Figure 2: Proposed Front Façade (source: Architectural package submitted John McDonald Architects) Figure 3: Existing East Elevation facing Lancaster Street East (Source: Draft HIA submitted by ARA Ltd.) Figure 4: Proposed East Elevation (source: Architectural package submitted John McDonald Architects) Figure 5: Existing Rear Elevation (Source: Draft HIA submitted by ARA Ltd.) Figure 6: Proposed Rear Elevation (source: Architectural package submitted John McDonald Architects) Figure 1: Existing West Elevation facing Ellen Street East (Source: Draft HIA submitted by ARA Ltd.) Figure 2: Proposed West Elevation (source: Architectural package submitted John McDonald Architects) Proposed Rear Addition A new two-and-a-half storey addition has also been proposed on the rear façade of the existing building. Due to the location of the subject property, the proposed addition will be visible from the public realm. Staff have been working with the applicants to inform some of the changes proposed. The applicants and the architect will attend the January 3, 2023, meeting of Heritage Kitchener to answer any questions Committee may have. Heritage Planning staff are in the will be taken into consider related Planning Act applications. A motion or recommendation to Council will not be required at the January meeting. A copy of the HIA and the architectural package (Attachment B) for the proposed development is attached to the 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 the Heritage Kitchener committee meeting. PREVIOUS REPORTS/AUTHORITIES: Ontario Heritage Act, 2021 APPROVED BY: Justin Readman, General Manager of Development Services ATTACHMENTS: Attachment A - Draft Heritage Impact Assessment (HIA) 58-60 Ellen St E & 115 Lancaster St E Attachment B - Architectural Design Package for the proposed development 141 Whitney Place, Suite 101 Kitchener, ON N2H 2X8 Tel: (519) 579-1700 Email: matthew@johnmacdonaldarchitect.ca i EXECUTIVE SUMMARY The following Options for conservation and mitigation methods Summary of heritage conservation principles and their use Explanation and Justification of Proposed Alterations Qualifications and background of authors/personnel Archaeological Research Associates Ltd. ii Material salvage and reuse is strongly encouraged. Materials from the building should be salvaged by a salvage company or salvaged and reused within the property (i.e., landscaping elements, reuse of doors within proposed design, outbuilding). Cultural Heritage Resource Documentation has been completed as part of this report. It should be confirmed that the existing documentation within this report has been completed to the satisfaction of City staff and should additional photographic documentation be requested, it should be completed as part of the Conservation Plan. Any masonry repointing should be carried out by a tradesperson who has experience working with heritage buildings. provide guidance on items proposed for removal in a manner which does not cause additional unintended damage to the building. Furthermore, the Conservation Plan should provide short-, medium- and long-term recommendations to ensure the ongoing viability of the heritage resource. Archaeological Research Associates Ltd. iii TABLE OF CONTENTS 2.1 Federal Guidelines 4 2.2 Provincial Policies and Guidelines 5 2.3 Municipal Policies 7 2.4 Policy Summary 12 5.1 Settlement History 15 5.2 German Company Tract 16 5.3 Berlin 17 5.4 Subject Property 17 7.1 Contextual Surrounding 21 7.2 Arrangement of Buildings and Structures 21 7.3 Residence Exterior 22 7.4 Residence Interior 24 8.1 Kitchener Cultural Heritage Landscape Study 25 8.2 Civic Centre Neighbourhood Heritage Conservation District Plan 27 8.3 Evaluation of 58-60 Ellen Street East and 115 Lancaster Street East According to Ontario Regulation 9/06 29 8.4 Statement of Cultural Heritage Value or Interest 31 Archaeological Research Associates Ltd. iv 9.1 Planning Rationale 35 11.1 Alternative: Do Nothing 54 11.2 Alternative: Remove and Replace all Windows 54 11.3 Alternative: Refined Design Elements 54 11.4 Summary of Alternative Design Considerations 54 12.1 Reuse and Salvage of Materials (Impact 1, 2 and 4) 55 12.2 Cultural Heritage Resource Documentation Report (Impact 1, 2, 3, and 4) 56 12.3 Construction Fencing (Impact 3) 56 12.4 Masonry Repointing and Painting (Impact 3) 56 12.5 Conservation Plan (Impact 3) 57 12.6 Vegetative Screening (Impact 5) 57 12.7 Design Considerations (General) 57 12.8 Vibration Monitoring (General) 57 LIST OF APPENDICES LIST OF IMAGES Archaeological Research Associates Ltd. v Archaeological Research Associates Ltd. vi Archaeological Research Associates Ltd. vii LIST OF MAPS LIST OF TABLES LIST OF FIGURES Archaeological Research Associates Ltd. viii GLOSSARY OF ABBREVIATIONS CCNHCD Civic Centre Neighbourhood Heritage Conservation District PERSONNEL Archaeological Research Associates Ltd. ix CITY OF KITCHENER MINIMUM REPORT REQUIREMENTS CHART Archaeological Research Associates Ltd. 1 1.0 PROJECT CONTEXT part of a minor variance and site plan approval for a proposed development. The current owners are proposing renovation of the existing six-unit dwelling and new construction of a two-and-a-half storey addition containing an additional four units to create a twelve-unit multiple dwelling building. The subject property is located within the Civic Centre Neighbourhood Heritage Conservation District (CCNHCD) and designated under Part V of the Ontario Heritage Act. The neighbourhood was also included in the City of Kitchener Cultural Heritage Landscape Study. As part of the Pre-Consultation meeting with the City of Kitchener (henceforth the City) on May 11, 2021, the City determined that a Scoped HIA would be required as part of the minor variance and site plan application. Archaeological Research Associates Ltd. 2 (Produced by ARA under licence using ArcGIS® software by Esri, © Esri) Archaeological Research Associates Ltd. 3 (Produced by ARA under licence using ArcGIS® software by Esri, © Esri; Region of Waterloo 2020) Archaeological Research Associates Ltd. 4 2.0 LEGISLATION AND POLICY REVIEW 2.1 Federal Guidelines At the national level, The Standards and Guidelines for Conservation of Historic Places in Canada (Parks Canada 2010) provides guidance for the preservation, rehabilitation, and restoration of historic places, including cultural heritage landscapes (CHLs) and built heritage resources (BHRs). Such guidance includes the planning and implementation of heritage conservation activities. Standards and Guidelines for the Conservation of Historic Places in Canada explanation on how to fulfill these standards in alignment with principles supported by The Canadian Association for Conservation (CAC) and the Canadian Association of Professional Conservators (CAPC). These guidelines include the following: 1. Conserve the heritage value of an historic place. Do not remove, replace, or substantially alter its intact or repairable character defining elements. Do not move a part of an historic place if its current location is a character-defining element. 2. Conserve changes to an historic place that, over time, have become character-defining elements in their own right. 3. Conserve heritage value by adopting an approach calling for minimal intervention. 4. Recognize each historic place as a physical record of its time, place, and use. Do not create a false sense of historical development by adding elements from other historic places or other properties, or by combining features of the same property that never coexisted. 5. Find a use for an historic place that requires minimal or no change to its character-defining elements. 6. Protect and, if necessary, stabilize an historic place until any subsequent intervention is undertaken. Protect and preserve archaeological resources in place. Where there is potential for disturbing archaeological resources, take mitigation measures to limit damage and loss of information. 7. Evaluate the existing condition of character-defining elements to determine the appropriate intervention needed. Use the gentlest means possible for any intervention. Respect heritage value when undertaking an intervention. 8. Maintain character-defining elements on an ongoing basis. Repair character-defining elements by reinforcing their materials using recognized conservation methods. Replace in kind any extensively deteriorated or missing parts of character-defining elements, where there are surviving prototypes. 9. Make any intervention needed to preserve character-defining elements physically and visually compatible with the historic place and identifiable on close inspection. Document any intervention for future reference (Parks Canada 2010:22). Archaeological Research Associates Ltd. 5 2.2 Provincial Policies and Guidelines 2.2.1 The Planning Act 2.2.2 The Provincial Policy Statement (2020) Archaeological Research Associates Ltd. 6 2.2.3 Ontario Heritage Act 1. 2. 3. Archaeological Research Associates Ltd. 7 2.3 Municipal Policies 2.3.1 Region of Waterloo Official Plan Archaeological Research Associates Ltd. 8 2.3.2 City of Kitchener Official Plan a) Archaeological Research Associates Ltd. 9 2.3.3 City of Kitchener Civic Centre Heritage Conservation District Plan (CCNHCD) Archaeological Research Associates Ltd. 10 Archaeological Research Associates Ltd. 11 Additions to dwellings are typically undertaken by homeowners to provide more space and/or to increase the functionality of their dwellings. Similar to alterations, additions can also have a major impact on both the dwelling itself and streetscape. Care must be taken in heritage conservation districts to ensure that additions respect the surrounding context, particularly with respect to scale and form, and are complementary to the dwelling itself (2007:6.17). To better reflect the historic development pattern and address potential issues relating to privacy and access to sunlight in the event of any redevelopment, any redevelopment greater than 3 storeys is encouraged to maintain a rear yard setback greater than 7.5 metres where feasible. Archaeological Research Associates Ltd. 12 2.4 Policy Summary CCNHCD 3.0 KEY CONCEPTS Built Heritage Resource (BHR) can be defined in the PPS monument, installation or any manufactured or constructed part or remnant that including Indigenous community. Built heritage resources are located on property that has been designated under Parts IV or V of the Ontario Heritage Act, or that may be included Conserved resources, cultural heritage landscapes and archaeological resources in a manner that ensures their cultural heritage value or interest is retained. This may be achieved by the implementation of recommendations set out in a conservation plan, archaeological assessment, and/or heritage impact assessment that has been approved, accepted or adopted by relevant planning authority and/or decision-makers. Mitigative measures and/or alternative development approaches can be included in these plans and Archaeological Research Associates Ltd. 13 Significant determined to have cultural heritage value or interest. Processes and criteria for determining cultural heritage value or interest are established by the Province under the au 2020:51). Archaeological Research Associates Ltd. 14 4.0 CONSULTATION Archaeological Research Associates Ltd. 15 5.0 SITE HISTORY 5.1 Settlement History 5.1.1 Post-Contact (Smith 1846; Coyne 1895; Lajeunesse 1960; Janusas 1988; Ellis and Ferris 1990; Surtees 1994; Bloomfield 2006; AO 2015) Archaeological Research Associates Ltd. 16 Historical Event Timeframe Characteristics Early Exploration Increased Contact and Conflict Growth and spread of the fur trade; Peace between the French and Fur Trade Early to mid-English with the Treaty of Utrecht in 1713; Ethnogenesis of the th Development 18 century 1754; French surrender in 1760 Royal Proclamation of 1763 recognizes the title of the First Nations to the th British Control Mid-18 century land; Numerous treaties arranged by the Crown; First acquisition is the Seneca surrender of the west side of the Niagara River in August 1764 Township Formation th Township Mid-19 to early th Development 20 century 5.2 German Company Tract Archaeological Research Associates Ltd. 17 5.3 Berlin 5.4 Subject Property Archaeological Research Associates Ltd. 18 McGill University 2001); Archaeological Research Associates Ltd. 19 Archaeological Research Associates Ltd. 20 (LRO #58) Instrument Date Instrument Grantor Grantee Comments # Richard Beasley, Block No. 2 in - 5-Feb-1793 Patent Crown (in Trust) James Wilson, John the Grand River Baptist Rousseau Tract Deed of Part of Block 24-July-Daniel Erb and - Bargain and Richard Beasley No. 2 conjoining 1805 Jacob Erb Sale with the G.C.T 25-July-Bargain and Daniel Erb and Jacob - Jacob Hershey Lot 3 of G.C.T. 1805 Sale Erb 8-July-Bargain and - Jacob Hershey Samuel Eby Part of Lot 3 1818 Sale 27-Oct-Bargain and - Samuel Eby Frederich Gaukel Part of Lot 3 1841 Sale 29-Dec-Levi Gaukel and Part of Lots 2 & - Will Frederich Gaukel 1853 Henry Stroh 3 Lots 31 & 32 12-Feb-Bargain and Exec. Of Frederich 1543 Henry Rothaermel 1861 Sale Gaukel Survey Section 1) Lots 31 & 32 12-Feb-Bargain and 1542 Henry Rothaermel Henry Stroh 1861 Sale Survey Section 1) Transactions between Henry Stroh and Louis J. Breithaupt could not be located 19-May-Bargain and 7860 Louis J. Breithaupt Peter Saugel Lot 3 1888 Sale 28-June-Wilhelmina 13742 Mortgage Peter Saugel Lot et al 1898 Steubing 7-Nov-Bargain and 14887 Wilhelmina Stuebing William Schneider Lot et al 1900 Sale 31-July-Bargain and William Schneider Wilhelmina 15404 - 1901 Sale widower Stuebing 20-Nov-Bargain and Wilhelmina and Louis 19558 Anna Cairnes Part Lot 1905 Sale Steubing Waterloo Mutual 64290 1-Mar-1930 Mortgage Anna Cairnes Part Lot Fire Insurance Co. 11-Oct-Waterloo Mutual Fire 71574 Grant Leo Martin Part Lot 1935 Insurance Co. 1-Sept-Leighton and 307087 Grant Leo Martin Part Lot 1965 Lorraine Steinhoff Part Lot re: 31-Oct-Leighton and Lorraine 1143171 Ontario 307087 except 1273756 Transfer 1995 Steinhoff Ltd. part for road widening 12-Nov-James Kritz, WR400 Transfer 1143171 Ontario Ltd. Part Lot 2003 Amanda Killips 17-June-Brian Bee, James Kritz, Amanda WR13287 2005 Transfer Antoinette Part Lot Killips Rodighiero 15-Dec-Brian Bee, Antoinette Benjamins Real WR1086413 Transfer Part Lot 2017 Rodighiero Estate Holdings Inc. Archaeological Research Associates Ltd. 21 6.0 FIELD SURVEY 7.0 PROPERTY DESCRIPTION 7.1 Contextual Surrounding Ellen Street is located within the Civic Centre Neighbourhood Heritage Conservation District (CCNHCD), a historic residential neighbourhood that can be linked to several key periods in the development of the City of Kitchener. Within the CCNHCD two-thirds of the existing houses were built between 1880 and 1917 and constructed in Queen Anne, Georgian and Italianate architectural style. 7.2 Arrangement of Buildings and Structures Archaeological Research Associates Ltd. 22 7.3 Residence Exterior Archaeological Research Associates Ltd. 23 Archaeological Research Associates Ltd. 24 7.4 Residence Interior Archaeological Research Associates Ltd. 25 7.4.1 58 Ellen Street East 7.4.2 60 Ellen Street East 7.4.3 115 Lancaster Street East 7.4.4 Basement 8.0 HERITAGE ASSESSMENT 8.1 Kitchener Cultural Heritage Landscape Study Archaeological Research Associates Ltd. 26 Archaeological Research Associates Ltd. 27 8.2 Civic Centre Neighbourhood Heritage Conservation District Plan Archaeological Research Associates Ltd. 28 Archaeological Research Associates Ltd. 29 8.3 Evaluation of 58-60 Ellen Street East and 115 Lancaster Street East According to Ontario Regulation 9/06 Archaeological Research Associates Ltd. 30 8.3.1 Summary of Evaluation Archaeological Research Associates Ltd. 31 8.4 Statement of Cultural Heritage Value or Interest 8.4.1 Introduction and Description of Property 8.4.2 Statement of Cultural Heritage Value/Statement of Significance Archaeological Research Associates Ltd. 32 Archaeological Research Associates Ltd. 33 9.0 PROPOSED DEVELOPMENT renovation of the existing six-unit multiple dwelling and new construction of a two-and-a-half storey addition. The new addition is proposed to create an additional four units resulting in a twelve-unit multiple dwelling building. The new rear units each span two storeys (t Archaeological Research Associates Ltd. 34 Archaeological Research Associates Ltd. 35 9.1 Planning Rationale Archaeological Research Associates Ltd. 36 Benjamins Real Estate Holdings purchased 60 Ellen Street in October 2017 with understand the importance of the opportunity to revitalize a prominent building on the Five Points Intersection. One of the three owners, Mark Benjamins, has lived on Lancaster Street East since 2011, and personally is excited to see a revitalization of the property. The crossroads of Ellen Street East, Lancaster Street East, and Frederick Street is a well-travelled intersection. Important civic properties, such as Centre in the Square, the future Central Division for Waterloo Region Police at 200 Frederick St, Kitchener Public Library, and the Region of Waterloo, warrant a showcase property anchoring an entry point to the Central Frederick Neighbourhood. We envision a property which reflects the public importance of the Central Frederick Neighbourhood as well as respects its historic value. Benjamins Real Estate Holdings and John MacDonald Architect have worked to put forth a vision for the property to rectify years of neglect the building has faced. Our proposal hinges on consent to build an addition to the original building to ensure a reasonable return on investment. The goal is to balance the evident heritage value while ensuring that the effort to provide functional and quality rental housing is worthwhile. The pre-submission plan intended to pursue uses that complement the surrounding community while endeavouring to restore the home's original features. We want to highlight that two new units in the basement will be designated to support low-income individuals, refugees or new immigrants to support ordable housing initiatives. Benjamins Real Estate Holdings is committed to these same principles. Jake Benjamins, one of the three owners of Benjamins Real Estate Holdings, received the Newcomer Landlord Award offered by the Region of Waterloo and Welcome Home Organization. Our ambition is to continue to contribute to the inclusive development of our community and supporting change to benefit everyone (Benjamin Real Estate Holdings Inc. 2022). Archaeological Research Associates Ltd. 37 Archaeological Research Associates Ltd. ) John MacDonald Architect Inc., 2021 ( 38 Archaeological Research Associates Ltd. ) 2 (John MacDonald Architect Inc., 202 39 Archaeological Research Associates Ltd. ) 2 (John MacDonald Architect Inc., 202 40 Archaeological Research Associates Ltd. ) 2 (John MacDonald Architect Inc., 202 41 Archaeological Research Associates Ltd. ) 2 (John MacDonald Architect Inc., 202 42 Archaeological Research Associates Ltd. (John MacDonald Architect Inc., 2021) 43 Archaeological Research Associates Ltd. (John MacDonald Architect Inc., 2021) 44 Archaeological Research Associates Ltd. ) 1 (John MacDonald Architect Inc., 202 45 Archaeological Research Associates Ltd. ) 2 (John MacDonald Architect Inc., 202 46 Archaeological Research Associates Ltd. ) 2 (John MacDonald Architect Inc., 202 47 Archaeological Research Associates Ltd. ) 2 (John MacDonald Architect Inc., 202 48 Archaeological Research Associates Ltd. ) (John MacDonald Architect Inc., 2021 49 10.0 ANALYSIS OF POTENTIAL IMPACTS (Adapted from MTCS 2006b:3) Archaeological Research Associates Ltd. 50 Civic Centre Neighbourhood HCD Plan Policies Discussion The proposed development includes minor alterations to elements or features on the existing building which are located on the front (a) Minor exterior alterations and additions to and side yard. Specifically, repainting the painted brick exterior, single detached dwellings shall be permitted replacement of the attic gable cedar shingles, construction of new provided such alterations are not within any porches, eavestrough with like material and style, infilling existing front or side yard (Section 13.1.2.1 of the windows, removal of porches. Municipal Plan). The proposed addition is located at the rear of the property. (b) Structural alterations to the exterior of buildings are not permitted in the event of The fire escape is not located on the façade of the structure. The residential conversions. Any exterior stairs or proposed development will be maintaining the location of the fire fire escapes are to be enclosed and kept escape on the west elevation. away from the façade of the structure (Section 13.1.2.1 of the Municipal Plan). Archaeological Research Associates Ltd. 51 Policies Discussion (c) Major structural alterations to the exterior of buildings are not permitted for conversions The proposed alteration does not include an Office-Residential in the Office-Residential Conversion Conversion. designation (Section 13.1.2.7 of the Municipal Plan). The proposed addition is located at the rear of the building and overall is subordinate to the original structure. The addition (d) Additions shall be subordinate to the employs shiplap siding which is proposed to be in a different original structure to allow the original colour to the original building in order to be sympathetic but not heritage features and built form to take visual detract from the prominence of the original building. No significant precedence on the street. heritage attributes will be removed and/or covered up as a direct result of the addition. (e) Design guidelines provided in Sections 6.4 and 6.5 of this Plan will be used to review and evaluate applications for additions and The design guidelines have been considered and helped inform alterations to ensure that the proposed the recommendations outlined in this HIA. changes are compatible with the existing dwelling and do not result in the irreversible loss of heritage attributes. Civic Centre Neighbourhood HCD Plan Archaeological Research Associates Ltd. 52 Guideline Discussion The proposed development includes significant maintenance and The original appearance and character of the replacement efforts (i.e., replacement of element with similar existing buildings should be maintained or material, style, size etc.) however the original appearance and integrated into any redevelopment proposals character of the existing building will be maintained. The height and roofline of the proposed building is in keeping with Building facades at the street level should the original building and the surrounding streetscape. It includes a incorporate consistent roof lines and step backs gable roof which is in keeping with the original buildings if required to establish a cohesive streetscape architectural style and does not detract from the surrounding area. The proposed addition has two entrances which are oriented New development shall have entrances oriented towards the street and are in keeping with all the entrance being to the street located along the side elevations. To better reflect the historic development pattern and address potential issues relating to privacy The proposed addition is in keeping with the historic patterns and and access to sunlight in the event of any is not proposed to be more than the 3-storey height of the existing redevelopment, any redevelopment greater than building 3 storeys is encouraged to maintain a rear yard setback greater than 7.5 metres where feasible The proposed location for garage is along Ellen Street East. The location was selected due to several factors including the constraints of the irregular shaped lot. The location seeks to avoid Locate loading, garbage and other service the Lancaster façade which has an increased residential facing elements (HVAC, meters, etc.) away from the position and the prominent five points façade/intersection. front façade so they do not have a negative Furthermore, the rear yard was not selected in consideration for visual impact on the street or new building / the neigbhouring property, as the location would be immediately addition. adjacent to their outdoor living space. To minimize impacts on Ellen Street, the proposed development will use in-ground receptacles and a landscape plan which includes vegetation screening. Archaeological Research Associates Ltd. 53 Civic Centre Neighbourhood HCD Plan Guideline Discussion Additions that are necessary should be The addition will be clearly distinguishable from the original house sympathetic and complementary in design through materials and form. The proposed use of similar colours and, if possible, clearly distinguishable from palette on the rear addition provide a cohesive visual appearance the original construction by form or detail. and works to soften the transition between original house and new The use of traditional materials, finishes and addition. The proposed addition seeks to use new materials which colours rather than exact duplication of form, are intended to visually present as a traditional material (board can provide appropriate transition between and batten). The texture and material composition of the two additions and original structures. different materials will ensure that they are visually distinctive. Additions should be located away from The proposed addition is located at the rear of the building. The principal façade(s) of heritage properties, irregular nature of the lot will result in the building being visible preferably at the rear of the building, to from the streetscape, however, it does not overpower the original reduce the visual impact on the street(s). building due to its massing and scale. Form and details of the addition should be The proposed addition includes a gable roof with shed roof complementary to the original construction, dormers which is in keeping with the original construction and with respect to style, scale, and materials but Berlin/Kitchener vernacular architectural style. The proposed still distinguishable to reflect the historical addition will be clad in vertical Hardie Board siding. This siding is construction periods of the building. made to look like historic wood materials. The height of the rear addition is proposed to be the same as the The height of any addition should be similar existing building. The addition is proposed on the rear elevation to the existing building and/or adjacent and will not dominate any views of the façade. The proposed buildings to ensure that the addition does not addition will be visible from side elevation due to the nature of the dominate the original building, neighbouring irregular lot; however, the historic building will be prominent and buildings or the streetscape. highly visible. Additions should not obscure or remove The proposed addition seeks to remove the wooden sash important architectural features of the windows which have been noted as heritage attributes. existing building. The proposed addition includes a bump out from the original side Additions should not negatively impact the elevations, however the building already followed an irregular symmetry and proportions of the building or footprint and it is felt that this will not significantly detract from or create a visually unbalanced facade. negatively impact the proportions of the façade. The proposed addition includes doors and windows common to New doors and windows should be of similar the Berlin/Kitchener vernacular style. The emphasis on vertical style, orientation and proportion as on the height and pairing of the glass panes, as well as the inclusion of a existing building. Where possible, consider glass transom in doorways is in keeping with some of the stylistic the use of appropriate reclaimed materials. features found in this style. The original structure will remain in situ and the proposed addition New construction should avoid irreversible will not create any new openings in the masonry wall. The changes to original proposed addition is in theory reversible. Archaeological Research Associates Ltd. 54 11.0 ALTERNATIVE DESIGNS AND CONSIDERATIONS 11.1 Alternative: Do Nothing 11.2 Alternative: Remove and Replace all Windows 11.3 Alternative: Refined Design Elements 11.4 Summary of Alternative Design Considerations Archaeological Research Associates Ltd. 55 12.0 MITIGATIVE MEASURES 12.1 Reuse and Salvage of Materials (Impact 1, 2 and 4) The following recommendations for the reuse of : o Archaeological Research Associates Ltd. 56 12.2 Cultural Heritage Resource Documentation Report (Impact 1, 2, 3, and 4) 12.3 Construction Fencing (Impact 3) 12.4 Masonry Repointing and Painting (Impact 3) Archaeological Research Associates Ltd. 57 12.5 Conservation Plan (Impact 3) 12.6 Vegetative Screening (Impact 5) 12.7 Design Considerations (General) 12.8 Vibration Monitoring (General) 13.0 SUMMARY OF FINDINGS AND CONSERVATION RECOMMENDATIONS Archaeological Research Associates Ltd. 58 Material salvage and reuse is strongly encouraged. Materials from the building should be salvaged by a salvage company or salvaged and reused within the property (i.e., landscaping elements, reuse of doors within proposed design, outbuilding). Cultural Heritage Resource Documentation has been completed as part of this report. It should be confirmed that the existing documentation within this report has been completed to the satisfaction of City staff and should additional photographic documentation be requested, it should be completed as part of the Conservation Plan. Any masonry repointing should be carried out by a tradesperson who has experience working with heritage buildings. provide guidance on items proposed for removal in a manner which does not cause additional unintended damage to the building. Furthermore, the Conservation Plan should provide short-, medium- and long-term recommendations to ensure the ongoing viability of the heritage resource. Archaeological Research Associates Ltd. 59 14.0 BIBLIOGRAPHY AND SOURCES Archives of Ontario (AO) 1880 Marriage Register #011228 Peter Sagel and Catherine Heller. Accessed online at: https://www.familysearch.org/ark:/61903/3:1:9Q97-Y39L- PVS?i=266&cc=1784216&personaUrl=%2Fark%3A%2F61903%2F1%3A1%3AFMNR- PS9 2022 Archives of Ontario: Accessing our Collections. Accessed online at: ŷƷƷƦʹΉΉǞǞǞ͵ğƩĭŷźǝĻƭ͵ŭƚǝ͵ƚƓ͵ĭğΉĻƓΉğĭĭĻƭƭΉƚǒƩΗĭƚƌƌĻĭƷźƚƓ͵ğƭƦǣ. Archaeological Research Associates Ltd. 60 Ken Seiling Waterloo Region Museum 2022 Anna Cairnes Object Collection. Accessed online at: https://waterloo.pastperfectonline.com/byperson?keyword=Cairnes%2C+Anna Kitchener-Waterloo Art Gallery 2022 Lord Kitchener of Khartoum. Accessed online at: http://gallery.kwag.ca/objects- 1/info?query=keywordPath%20%3D%20%22OO%22%20and%20Disp_Maker_1%20%3 D%20%22Anna%20Cairnes%22&sort=0 Library and Archives Canada (LAC) 1901 Louis Steubing in the Census of Canada. Berlin Town, Township of Waterloo, Waterloo County. Item Number 3437434, Page 9, Line 37. McGill University 2001 The Canadian County Atlas Digital Project. Accessed online at: http://digital.library.mcgill.ca/countyatlas/default.htm. Archaeological Research Associates Ltd. 61 Ontario Heritage Trust (OHT) Parks Canada Smith, W.H. Archaeological Research Associates Ltd. 62 Archaeological Research Associates Ltd. 63 (Produced by ARA under licence using ArcGIS® software by Esri, © Esri; OHCMP 2022) Archaeological Research Associates Ltd. 64 (Produced by ARA under licence using ArcGIS® software by Esri, © Esri; OCUL 2021; UW 2022, WRG 2020a) Archaeological Research Associates Ltd. 65 (Produced by ARA under licence using ArcGIS® software by Esri, © Esri; McGill 2001) Archaeological Research Associates Ltd. 66 (Produced by ARA under licence using ArcGIS® software by Esri, © Esri; OCUL 2021) Archaeological Research Associates Ltd. 67 (Produced by ARA under licence using ArcGIS® software by Esri, © Esri; UW 2016) Archaeological Research Associates Ltd. 68 (Berlin News Record 1897) (WRG 2022g) Archaeological Research Associates Ltd. 69 () (Cairnes 1918:27) Archaeological Research Associates Ltd. 70 (Cairnes 1916, Kitchener-Waterloo Art Gallery, 2022) Archaeological Research Associates Ltd. 71 (Produced by ARA under licence using ArcGIS® software by Esri, © Esri) Archaeological Research Associates Ltd. 72 (Produced by ARA under licence using ArcGIS® software by Esri, © Esri) Archaeological Research Associates Ltd. 73 (Photo taken December 20, 2021; Facing Northwest) (Photo taken December 20, 2021; Facing North) Archaeological Research Associates Ltd. 74 (Photo taken December 20, 2021; Facing South) (Photo taken December 20, 2021; Facing Northwest) Archaeological Research Associates Ltd. 75 (Photo taken December 20, 2021; Facing Northwest) (Photo taken December 20, 2021; Facing Northwest) Archaeological Research Associates Ltd. 76 (Photo taken December 20, 2021; Facing North) (Photo taken December 20, 2021; Facing North) Archaeological Research Associates Ltd. 77 (Photo taken December 20, 2021; Facing North) (Photo taken December 20, 2021; Facing North) Archaeological Research Associates Ltd. 78 (Photo taken December 20, 2021; Facing Northwest) (Photo taken December 20, 2021; Facing Northwest) Archaeological Research Associates Ltd. 79 (Photo taken December 20, 2021; Facing North) (Photo taken December 20, 2021; Facing West) Archaeological Research Associates Ltd. 80 (Photo taken December 20, 2021; Facing Southwest) (Photo taken December 20, 2021; Facing West) Archaeological Research Associates Ltd. 81 (Photo taken December 20, 2021; Facing West) (Photo taken December 20, 2021; Facing West) Archaeological Research Associates Ltd. 82 (Photo taken December 20, 2021; Facing Southwest) (Photo taken December 20, 2021; Facing Southwest) Archaeological Research Associates Ltd. 83 (Photo taken December 20, 2021; Facing Southwest) (Photo taken December 20, 2021; Facing West) Archaeological Research Associates Ltd. 84 (Photo taken December 20, 2021; Facing West) (Photo taken December 20, 2021; Facing West) Archaeological Research Associates Ltd. 85 (Photo taken December 20, 2021; Facing West) (Photo taken December 20, 2021; Facing West) Archaeological Research Associates Ltd. 86 (Photo taken December 20, 2021; Facing Northwest) (Photo taken December 20, 2021; Facing Southwest) Archaeological Research Associates Ltd. 87 (Photo taken December 20, 2021; Facing Southwest) (Photo taken December 20, 2021; Facing South) Archaeological Research Associates Ltd. 88 (Photo taken December 20, 2021; Facing South) (Photo taken December 20, 2021; Facing Southwest) Archaeological Research Associates Ltd. 89 (Photo taken December 20, 2021; Facing Southeast) (Photo taken December 20, 2021; Facing Southeast) Archaeological Research Associates Ltd. 90 (Photo taken December 20, 2021; Facing South) (Photo taken December 20, 2021; Facing South) Archaeological Research Associates Ltd. 91 (Photo taken December 20, 2021; Facing South) (Photo taken December 20, 2021; Facing South) Archaeological Research Associates Ltd. 92 (Photo taken December 20, 2021; Facing South) (Photo taken December 20, 2021; Facing South) Archaeological Research Associates Ltd. 93 (Photo taken December 20, 2021; Facing East) (Photo taken December 20, 2021; Facing East) Archaeological Research Associates Ltd. 94 (Photo taken December 20, 2021; Facing East) (Photo taken December 20, 2021; Facing East) Archaeological Research Associates Ltd. 95 (Photo taken December 20, 2021; Facing South) (Photo taken December 20, 2021; Facing East) Archaeological Research Associates Ltd. 96 (Photo taken December 20, 2021; Facing East) (Photo taken December 20, 2021; Facing East) Archaeological Research Associates Ltd. 97 (Photo taken December 20, 2021; Facing East) (Photo taken December 20, 2021; Facing Northeast) Archaeological Research Associates Ltd. 98 (Photo taken December 20, 2021; Facing Northeast) (Photo taken December 20, 2021; Facing North) Archaeological Research Associates Ltd. 99 (Photo taken December 20, 2021; Facing East) (Photo taken December 20, 2021; Facing North) Archaeological Research Associates Ltd. 100 (Photo taken December 20, 2021; Facing North) (Photo taken December 20, 2021) Archaeological Research Associates Ltd. 101 (Photo taken December 20, 2021) (Photo taken December 20, 2021) Archaeological Research Associates Ltd. 102 (Photo taken December 20, 2021) (Photo taken December 20, 2021) Archaeological Research Associates Ltd. 103 (Photo taken December 20, 2021) (Photo taken December 20, 2021) Archaeological Research Associates Ltd. 104 (Photo taken December 20, 2021) (Photo taken December 20, 2021) Archaeological Research Associates Ltd. 105 (Photo taken December 20, 2021) (Photo taken December 20, 2021) Archaeological Research Associates Ltd. 106 (Photo taken December 20, 2021) (Photo taken December 20, 2021) Archaeological Research Associates Ltd. 107 (Photo taken December 20, 2021) (Photo taken December 20, 2021) Archaeological Research Associates Ltd. 108 (Photo taken December 20, 2021) (Photo taken December 20, 2021) Archaeological Research Associates Ltd. 109 (Photo taken December 20, 2021) (Photo taken December 20, 2021) Archaeological Research Associates Ltd. 110 (Photo taken December 20, 2021) (Photo taken December 20, 2021) Archaeological Research Associates Ltd. 111 (Photo taken December 20, 2021) (Photo taken December 20, 2021) Archaeological Research Associates Ltd. 112 (Photo taken December 20, 2021) (Photo taken December 20, 2021) Archaeological Research Associates Ltd. 113 (Photo taken December 20, 2021) (Photo taken December 20, 2021) Archaeological Research Associates Ltd. 114 (Photo taken December 20, 2021) (Photo taken December 20, 2021) Archaeological Research Associates Ltd. 115 (Photo taken December 20, 2021) (Photo taken December 20, 2021) Archaeological Research Associates Ltd. 116 (Photo taken December 20, 2021) (Photo taken December 20, 2021) Archaeological Research Associates Ltd. 117 (Photo taken December 20, 2021) (Photo taken December 20, 2021) Archaeological Research Associates Ltd. 118 (Photo taken December 20, 2021) (Photo taken December 20, 2021) Archaeological Research Associates Ltd. 119 (Photo taken December 20, 2021) (Photo taken December 20, 2021) Archaeological Research Associates Ltd. 120 (Photo taken December 20, 2021) Archaeological Research Associates Ltd. 121 Archaeological Research Associates Ltd. 122 2020 Professional Planners Institute 2020 2020 - 2020 by Canadian Urban Institute 2018 Ontario Association of Heritage Professionals Newsletter. Spring 2018. 2015 Municipal World, Sept. 2015. 2015 Municipal World, February 2015, pages 11-12. 2014 Ontario Planning Journal, January/February 2015. 2014 Cities. Archaeological Research Associates Ltd. 123 Archaeological Research Associates Ltd. 124 2020 Indigenous Awareness Training and Certification, Indigenous Awareness Canada. Indigenous Awareness Certification Indigenous Peoples and Cultures Indigenous Communication & Consultation Indigenous Employment Outreach, Recruit, and Retain - - 2020 2019 2018 2016 - 2016 r, Ontario. Archaeological Research Associates Ltd. 125 Archaeological Research Associates Ltd. 126 Archaeological Research Associates Ltd. 127 considerable experience in evaluating potential impacts and recommending mitigation strategies for a variety of resources such as farmsteads, bridges, houses, churches, cultural heritage landscapes and heritage districts in urban and rural areas. emonstrated her ability in conducting consultations with heritage stakeholders including interviews and surveys. Archaeological Research Associates Ltd. 128 Archaeological Research Associates Ltd. 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