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HomeMy WebLinkAboutDSD-2023-223 - Notice of Intention to Designate 97 Victoria St NStaff Report r NJ :R Development Services Department www.kitchener.ca REPORT TO: Heritage Kitchener DATE OF MEETING: June 6, 2023 SUBMITTED BY: Deeksha Choudhry, Heritage Planner, 519-741-2200 ext. 7291 PREPARED BY: Garett Stevenson, Interim Director of Planning, 519-741-2200 ext. 7070 WARD(S) INVOLVED: Ward 10 DATE OF REPORT: May 8, 2023 REPORT NO.: DSD -2023-223 SUBJECT: Notice of Intention to Designate 97 Victoria Street North under Part IV of the Ontario Heritage Act RECOMMENDATION: That pursuant to Section 29 of the Ontario Heritage Act, the Clerk be directed to publish a Notice of Intention to Designate the property municipally addressed as 97 Victoria Street North as being of cultural heritage value or interest. REPORT HIGHLIGHTS: • The purpose of this report is to request that Council publish a Notice of Intention to designate 97 Victoria Street North under Part IV of the Ontario Heritage Act. • The key finding of this report is that 97 Victoria Street North meets the criteria for designation under Ontario Heritage Act Regulation 9/06 ( amended by 569/22) and has been confirmed to be a significant cultural heritage resource. • There are no financial implications. • Community engagement included informing residents by posting this report with the agenda in advance of the Heritage Kitchener meeting, consulting and collaborating with the owner regarding the recommendations of the Heritage Impact Assessment (HIA), and consultation with Heritage Kitchener. In addition, should Council choose to give notice of its intention to designate, such notice will be served to the Owner and Ontario Heritage Trust, and published in the local newspaper. • This report supports the delivery of core services. BACKGROUND: The property municipally addressed as 97 Victoria Street North is located on the south side of Victoria Street North near the intersection of Victoria Street North and Weber Street West. The building was built circa 1927 in the Industrial Vernacular style of architecture and is currently listed as a non -designated property of cultural heritage interest or value on the *** 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 507 City's Municipal Heritage Register. Additionally, it is also located within the Warehouse District Cultural Heritage Landscape. 68 �y ti 294 U T1- 282 MT HOPE HURON BARK �1 283 G� too 70 64 ��.�r�E �1.-✓ is r''"�~r' •J �,A•. 60 ' 9i1 X123 �lfia -y 1't6 115 r r, EN TRE fi12+y. r" .n rG s_isei a64r Figure 1: Location Map for 97 Victoria Street North. The submission and approval of a Heritage Impact Assessment (HIA) was made a requirement of a proposed Site Plan, Severance of Land, and Minor Variance applications that were submitted to the City in 2022 for 83-97 Victoria Street North. Since 83 Victoria Street North has no heritage status, only 97 Victoria Street North was assessed in the HIA. The HIA dated December 2, 2022, prepared by LHC Heritage Planning and Archaeology was submitted to the City in support of these applications and was presented to the Heritage Kitchener Committee at its January 3, 2023, meeting. These applications related to the retention of the existing structures at 83 and 97 Victoria Street North, adding a third storey to the to the existing structure at 97 Victoria Street North, and also a one -storey addition attached towards the rear of the existing building. More information on the proposed changes and redevelopment are outlined in Staff Report DSD -2023-222 titled 97 Victoria Street North Proposed Third -storey Addition and Existing Building Alterations, also on the June 6, 2023 Heritage Kitchener Agenda. The draft HIA confirmed that the existing building at 97 Victoria Street North meet designation criteria under Ontario Regulation 9/06 (amended by 569/22) and would be eligible for designation under Part IV of the Ontario Heritage Act. The designation of the existing building was made a condition of the site plan approval for the proposed development. REPORT: Identifying and protecting cultural heritage resources within the City of Kitchener is an important part of planning for the future, and helping to guide change while conserving the buildings, structures, and landscapes that give our City its unique identity. The City plays a critical role in the conservation of cultural heritage resources. The designation of property Page 4 of 507 under the Ontario Heritage Act is the main tool to provide long-term protection of cultural heritage resources for future generations. Designation recognizes the importance of a property to the local community; protects the property's cultural heritage value; encourages good stewardship and conservation; and promotes knowledge and understanding about the property. Designation not only publicly recognized the promotes awareness, it also provides a process for ensuring that changes to a property are appropriately managed and that these changes respect the property's cultural heritage value and interest. The property municipally addressed as 97 Victoria Street North is recognized for its design/physical, historical/associative and contextual values. It satisfies 4 out of the 9 criteria of Ontario Regulation 9/06. The evaluation, as included in the HIA, has been summarized in the Table below (Table 1). Criteria Criteria Met Justification 1. The property or physical valuebecause i. is a rare, unique, representative, YLs The property is a representative example of or early example of a style, type, a building developed using the industrial expression, material, or vernacular architectural style, construction method, The building on the Property was erected c. 1927 to serve an industrial purpose for the Mitchell Button Company who occupied the site for over four decades. Although the Property is a later addition to Kitchener's Warehouse District CHL, it nonetheless is a representative example of Kitchener's early 201h century industrial core, The Property's symmetry, decorative parapet over its primary farad e. shallow buttressing, and rectangular shape are representative aspects tha# reflect this building style. ii. displays a high degree of No The Property does not display a high degree craftsmanship or artistic merit, or of craftsmanship or artistic merit. Despite being a representative example of the industrial architectural style that was common in Kitchener in the early 201h century, the building exhibits vernacular and simple building methods common at the time of construction. iii_ demonstrates a high degree of No The property does not demonstrate a high technical or scientific degree of technical or scientific achievement. achievement. It was constructed using common building methods at the time of construction. Page 5 of 507 Page 6 of 507 Criteria met JU-Stification propertyCriteria 2. The associative value because it, L has direct associations with a Yes The Property has direct associations with theme, event, belief, person, Walter Mitchell and his company called the activity, organization, or 'Mitchell Button Company'which operated institution that is significant to a within Kitchener for nearly 55 years. B community, direct extension of the Property's manufacturing use, the Property is directly connected with the theme of the City's industrial expansion that occurred throughout the early 201" century, ii, yields. or has the potential to No The Property does not yield, or have the yield, information that potential to yield, information that contributes to an understanding contributes to an understanding of a of a community or culture, or comm unity or culture. iii. demonstrates or reflects the No The Property does not demonstrate or work or ideas of an architect, reflect the work or ideas of an architect, artist, builder, designer or artist, guilder, designer or theorist who i theorist who is significant to a significant to the community. The industrial community. vernacular building was built using common materials and methods at the time of construction_ The Property's architect andlor general contractor are unknown - 3. Theproperty value because it, L is important in defining, `fes The Property is important in defining, maintaining, or supporting the maintaining, and supporting the character of character of an area, the area. The Property is a former industrial building that contributes to the City's 'Warehouse District' CHL. This area is defined by its industrial commercial development that occurred during the early 2011century and the concurrently built industrial vernacular structures. Because the Property was developed as an industrial building that was architecturally similar to other industrial properties within Page 6 of 507 Criteria Criteria met Jiust if icati on the Warehouse District, it helps to define its neighbourhood. in addition, the Property acts as a visual gateway into the Warehouse District because of its position at the edge of the district. ii. is physical„ functionally, visually, Yes The Property is functionally and historically or historically linked to its linked to its immediate surroundings. surroundings, or In addition to its presence among the greater Warehouse District DHL that creates a link, the Property is directly adjacent to the City's primary rail junction. This connection is important because the Warehouse District's growth and development is connected to the ability for manufactured goods to be transported via the railway. Accordingly, the Property is directly connected to the neighbouring railway. In addition, the Property is among the first within the Warehouse District CHL that is seen by eastbound rail and vehicular traffic. Accordingly, it is a symbolic gateway into itchener's Warehouse G+istrict, iii, is a landmark- No The Property is not a landmark. The MCM defines `landmark' as ..,a recog niza ble natural or human-made feature used for a point of reference that helps orienting in a familiar or unfamiliar environment, it may mark an event or deveiopment, it may be conspicuous... The Property does not meet this criterion.. Table 1 — Cultural Heritage Evaluation as included in the draft HIA. Design/Physical Value The existing building is a unique example of the Industrial Vernacular architectural style and is in good condition (Fig. 2 & 3). The existing building is a two-storey "L" shaped building on a concrete foundation with symmetrical design and features the following- • The building has a flat roof and symmetrical design on a concrete foundation-, Page 7 of 507 • The front fagade has a shaped parapet with brick columns and six -over -six original windows with brick headers and concrete sills; • The sides of the building have been divided into 9 bays with 3 windows on each floor of the bay and shallow buttressing between the windows. ; • The red, yellow and beige brick construction. The difference in brick is due to two additions that were added after the original construction. The first addition, comprising of yellow brick, is attached to the east section of the building's rear elevation. This addition matches the two-storey height and rhythm of the existing structure, dividing the rear elevation into three bays (Fig. 4). Another addition was added to the building's southeast elevation, this time situated towards the westmost section. This addition is also two storeys in height and shares the matching fenestration pattern of the original building, but it is of a different colour (beige) and is not arranged into bays using shallow buttresses (Fig. 5). A third, single storey concrete was also constructed, which gave the existing building it's current "L" shape. • Except for the windows on the front fagade, all other windows on the building are not original. Moreover, the window openings have been somewhat infilled and clad with vertical siding. However, the window openings still have the flat -headed soldier brick course along with the concrete sills. In addition to these features, this building has been recognized as a contributing industrial property that supports the character of the City's Warehouse District Cultural Heritage Landscape. Furthermore, this building acts as a visual gateway into the Warehouse District due to its position at the edge of the district. Figure 2: East (side) facade of 97 Victoria Street North. Page 8 of 507 Figure 3. Front Facade of 97 Victoria Street North t Figure 4: First Addition towards the rear of the property 1. k ' Source: Draft HIA Page 9 of 507 Figure 5: Second Addition towards the side -rear of the original building (no buttresses on the section after the chimney) Source: Draft HIA Historical/Associative Value The historic and associative value relate to the original owner, original use and present owner. William E. Mitchell of the Mitchell Button Company had been operating his company from 21 Gaukel Street until the acquisition of this property on 14 April 1927. Photographic evidence and tenancy documentation found in the city directories suggests that Mitchell had the structure on the subject property shortly after taking lot ownership from M.B. Shantz — real estate broker. This property was given to Shantz by Charles A. Kern — who also granted portion of this property to Ernest Denton on July 29, 1924. Per the registry, it appears as though Mitchell, along with the Canada Permanent Trust Company, retained ownership of the Property and leased it to the Mitchell Button Company for $5,400.00 yearly. In 1967, the Mitchell Button Company would retain ownership of the Company. William's son took over the Company in 1915 but the Mitchell Button Company operated out of this site for 41 years. The existing use of the building is for The Working Centre's Worth a Second Look Furniture and Housewares store and St. John's Kitchen. This building is also historically important as it was part of the buildings that were built at a time when Kitchener was undergoing rapid industrial development. Many of these industrial buildings — such as the Michael Button Company Building and the Kaufaman Rubber Company Building were built between 1910 and 1930s in response to Kitchener's emerging economy. Contextual Value Page 10 of 507 The contextual values relate to the contribution that the building makes to the continuity and character of the Victoria Street North streetscape and the warehouse district. The building is historically linked to its surroundings within the warehouse district. The Warehouse District is defined by the industrial commercial development that occurred during the early 20th century and the concurrent built industrial vernacular structures. Heritage Attributes The heritage attributes of this building are: • All elements related to the Industrial Vernacular architectural style of the building, including: o Two-storey height; o Symmetrical northwest (primary) fagade; o Flat rood with shaped parapet on the northwest (primary fagade); o Shallow buttresses that define distinct bays along each of the building's elevations; o Brick construction comprising of red, yellow, and beige brick; o Original window openings with solider course brick headers and concrete sills; o Six -over -six windows on the northwest (primary) fagade; and o Chimney set in stretcher boded, yellow brick with concrete banding. • All elements related to the contextual value, including: o Location of the building and contribution that it makes to the continuity and character of the Victoria Street North streetscape and the Warehouse District; and o The link to the surrounding Warehouse District. Some of the proposed changes by the applicant do modify the heritage attributes of the building. However, the draft HIA does suggest mitigation measures to ensure minimal adverse impact to the cultural heritage value of the buildings including: - That the project team, in consultation with the City of Kitchener, review alternatives for replacement of the original windows on the front fagade. o The windows need to be replaced so that the building can meet net -zero building requirements. Staff is working with the applicant to review alternative window design for the front fagade so that an appropriate window replacement style can be chosen. All other windows are not original and are proposed to be replaced. - That a Conservation Plan (CP) be prepared by a qualified heritage professional to minimize the potential for unintended impacts resulting from project consultation. o The submission and approval of a CP has been made a condition of final site plan approval. STRATEGIC PLAN ALIGNMENT: This report supports the delivery of core services. FINANCIAL IMPLICATIONS: Capital Budget — The recommendation has no impact on the Capital Budget. Page 11 of 507 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 and COLLABORATE — Heritage Planning staff have consulted and collaborated with the applicant and owner regarding implementation of the recommendations of the HIA, including designation under the Ontario Heritage Act. The owner has confirmed their support for designation subject to consideration by Heritage Kitchener and Council. Section 29(2) of the Ontario Heritage Act requires Council to consult with the Municipal Heritage Committee (Heritage Kitchener) before giving notice of its intention to designate a property. Heritage Kitchener will be consulted via circulation and consideration of this report (see INFORM above). Members of the community will be informed via circulation of this report to Heritage Kitchener and via formal consideration by Council. In addition, should Council choose to give notice of its intention to designate, such notice will be served on the property owner and the Ontario Heritage Trust, and published in the local newspaper (The Record). Once notice has been served, the owner has the right of appeal to the Ontario Land Tribunal. PREVIOUS REPORTS/AUTHORITIES: - Ontario Heritage Act, 2022 - DSD -2023-222. HPA-2022-IV-008 APPROVED BY: Justin Readman, General Manager, Development Services ATTACHMENTS: Attachment A — Proposed Statement of Significance for 97 Victoria Street North Page 12 of 507 STATEMENT OF SIGNIFICANCE 97 VICTORIA STREET NORTH X778&it'" �126n FZ sl � P Sj l v i u i � MT HOPE HURON PARK s jam. ��ir•�`` � r -i� 64 � f - �, .. N. 111 yr• �� t 228'. PRG ,y 42 Summary of Significance ❑x Design/Physical Value ❑x Historical/Associative Value ❑x Contextual Value Municipal Address: 97 Victoria Street North Legal Description: Plan 374 Year Built: c. 1927 Architectural Style: Industrial Vernacular Original Owner: Mitchell Button Company Original Use: Industrial Condition: Good � 1 ��ti 115 it18 �k J'�r411U . R f.. SI,X& 555 []Social Value ®Economic Value El Environmental Value Page 13 of 507 Descriotion of Cultural Heritaee Resource 97 Victoria Street North is a two storey early -201h century brick building constructed in the Industrial Vernacular architectural style. The building is situated on a 0.24 acre parcel of land located on the east side of Victoria Street North between Duke Street West and Weber Street West in the City Commercial Core Planning Community of the City of Kitchener within the Region of Waterloo. The principal resource that contributes to the heritage value is the former industrial building. Heritage Value 97 Victoria Street North is recognized for its design, historical, and contextual values. Desipn/Physical Value The design value relates to the architecture of the building. The house is a unique example of the Industrial Vernacular architectural style. The building is in good condition. The building is two storeys in height and features: • flat roof with shaped parapet on the front fagade; • 3 by 9 bays; • red, yellow and beige brick Construction; • shallow buttressing between the windows; • original window openings with brick headers and concrete sills; and, • Groups of three 6/6 windows on the front fagade with brick headers and concrete sills. In addition to these features, this building has been recognized as a contributing industrial property that supports the character of the City's Warehouse District Cultural Heritage Landscape. Furthermore, this building acts as a visual gateway into the Warehouse District due to its position at the edge of the district. Historical/Associative Value The historic and associative value relate to the original owner, original use and present owner. Walter Mitchell began manufacturing ivory buttons in 1914 (Moyer, 1979). W.E. Mitchell, Walter's son, took over the company in 1915 (Moyer, 1979). The company was known as the Mitchell Button Company. Dwindling supplies and foreign competition shifted the business from ivory to plastic under the direction of Lloyd G.E. Mitchell in 1945 (Moyer, 1979). The company started on Frederick Street in 1915, moved to Gaukel Street for a short period and then to the Victoria Street site around 1921 for 50 years (KW Record, 1958; KW Record, 1970). The company name changed to Mitchell Plastics. Marshall Ariss joined the company in 1955 and lead the change from plastic buttons to plastic components for industries including IBM, Otis Elevator, International Harvester, Greb and Leigh (Moyer, 1979). Ariss is associated with the early plastics industry and Page 14 of 507 has been honoured with membership in the Plastic Pioneers Club of Canada (Moyer, 1979). The existing use of the building is for The Working Centre's Worth a Second Look Furniture and Housewares store and St. John's Kitchen. This building is also historically important as it was part of the buildings that were built at a time when Kitchener was undergoing rapid industrial development. Many of these industrial buildings — such as the Michael Button Company Building and the Kaufaman Rubber Company Building were built between 1910 and 1930s in response to Kitchener's emerging economy. Contextual Value The contextual values relate to the contribution that the building makes to the continuity and character of the Victoria Street North streetscape and the warehouse district. The building is historically linked to its surroundings within the warehouse district. The Warehouse District is defined by the industrial commercial development that occurred during the early 20th century and the concurrent built industrial vernacular structures. Economic Value The building has economic value as a contributing property to a group of buildings that were built during Kitchener's economic boom that was taking place in the early 20th century. Heritage Attributes The heritage attributes of this building are: • All elements related to the Industrial Vernacular architectural style of the building, including: o Two-storey height; o Symmetrical northwest (primary) facade; o Flat rood with shaped parapet on the northwest (primary fagade); o Shallow buttresses that define distinct bays along each of the building's elevations; o Brick construction comprising of read, yellow, and beige brick; o Original window openings with solider course brick headers and concrete sills; o Six -over -six windows on the northwest (primary) fagade; and o Chimney set in stretcher boded, yellow brick with concrete banding. Page 15 of 507 • All elements related to the contextual value, including: o Location of the building and contribution that it makes to the continuity and character of the Victoria Street North streetscape and the Warehouse District-, and o The link to the surrounding Warehouse District. References Kolaritsch, D., & J. Campbell. (1984/85). 97 Victoria Street North - Heritage Kitchener Inventory of Historic Buildings. LACAC: Kitchener, ON. The Working Centre. (2014). About Us. Retrieved from http://www.theworkingcentre.org/about- on February 3, 2014. Daub, B. (2022) Heritage Impact Assessment -97 Victoria Street North, Kingston, ON e. ~ yam' r'F � •. I II Page 16 of 507 Page 17 of 507 V City of Kitchener - Cultural Heritage Resource Evaluation Form Address: 97 Victoria Street North Period: Field Team Initials: GZ/ER Description: Date: August 29, 2012 Page 19 of 507 FIELD TEAM EVALUATION SUBCOMMITTEE DESIGN OR PHYSICAL VALUE N/A Unknown No Yes N/A Unknown No Yes Style Is this a notable, rare or unique example of a particular ❑ ❑ ❑ N ❑ ❑ ❑ N architectural style or type? Construction Is this a notable, rare, unique or early example of a particular ❑ ❑ N ❑ ❑ ❑ N ❑ material or method of ❑ N ❑ ❑ ❑ ❑ N ❑ construction? Design Is this a particularly attractive or ❑ ❑ ❑ N ❑ ❑ ❑ N unique structure because of the merits of its design, composition, ❑ ❑ ❑ N ❑ ❑ ❑ N craftsmanship or details? Does this structure demonstrate a high degree of technical or ❑ N ❑ ❑ ❑ ❑ N ❑ scientific achievement? Interior Is the interior arrangement, finish, craftsmanship and/or detail ❑ N ❑ ❑ ❑ N ❑ ❑ noteworthy? Notes Page 19 of 507 FIELD TEAM EVALUATION SUBCOMMITTEE CONTEXTUAL VALUE N/A Unknown No Yes N/A Unknown No Yes Continuity Does this structure contribute to the community or character of the ❑ ❑ ❑ N ❑ ❑ ❑ N street, neighbourhood or area? Setting Is the setting or orientation of the structure or landscaping ❑ ❑ N ❑ ❑ ❑ N ❑ noteworthy? Does it provide a physical, historical, functional or visual link ❑ ❑ ❑ N ❑ ❑ ❑ N to its surroundings? Page 19 of 507 Page 20 of 507 FIELD TEAM EVALUATION HISTORICAL OR ASSOCIATIVE VALUE & SUBCOMMITTEE CONTEXTUAL VALUE SIGNIFICANCE N/A N/A Unknown No Yes N/A Unknown No Yes Landmark Is this a particularly important associations with and/or contribute to the visual landmark within the region ❑ ❑ ❑ N ❑ ❑ ❑ N Alterations ❑, city ❑ or neighbourhood N? ❑ ❑ ❑ N ❑ ❑ N ❑ Completeness Does this structure have other ❑ ❑ ❑ N ❑ ❑ N ❑ original outbuildings, notable Is the original, previous or existing use significant? ❑ ❑ ❑ N ❑ ❑ landscaping or external features ❑ ❑ N ❑ ❑ ❑ N ❑ that complete the site? ❑ ❑ N ❑ ❑ ❑ N ❑ Notes Sub -Committee: warehouse district Page 20 of 507 FIELD TEAM EVALUATION HISTORICAL OR ASSOCIATIVE VALUE & SUBCOMMITTEE INTEGRITY SIGNIFICANCE N/A N/A Unknown No Yes N/A Unknown No Yes Site Does the structure occupy its associations with and/or contribute to the original site? ❑ ❑ ❑ N ❑ ❑ ❑ N Alterations Does this building retain most of ❑ ❑ ❑ N organization or institution that is significant or unique its original materials and design ❑ ❑ ❑ N ❑ ❑ N ❑ features? Is the original, previous or existing use significant? ❑ ❑ ❑ N ❑ ❑ Is this a notable structure due to N Does this property meet the definition of a significant sympathetic alterations that have ❑ ❑ N ❑ ❑ ❑ N ❑ taken place over time? Condition Is this building in good condition? ❑ ❑ ❑ N ❑ ❑ ❑ N Notes Page 20 of 507 FIELD TEAM EVALUATION HISTORICAL OR ASSOCIATIVE VALUE & SUBCOMMITTEE SIGNIFICANCE N/A Unknown No Yes N/A Unknown No Yes Does this property or structure have strong associations with and/or contribute to the understanding of a belief, person, activity, ❑ ❑ ❑ N ❑ ❑ ❑ N organization or institution that is significant or unique within the City? Is the original, previous or existing use significant? ❑ ❑ ❑ N ❑ ❑ ❑ N 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? ❑ ❑ ❑ N ❑ ❑ ❑ N 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 Sub -Committee: original use and working centre Page 20 of 507 HISTORICAL OR ASSOCIATIVE VALUE & FIELD TEAM EVALUATION SUBCOMMITTEE SIGNIFICANCE N/A Unknown No Yes N/A Unknown No Yes Page 21 of 507