HomeMy WebLinkAboutDSD-2023-223 - Notice of Intention to Designate 97 Victoria St NStaff Report
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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.
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City's Municipal Heritage Register. Additionally, it is also located within the Warehouse
District Cultural Heritage Landscape.
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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-,
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• 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.
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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
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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
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[]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