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DSD-2023-367 - HPA-2023-V-015 - 30-40 Margaret Ave - New Building-Townhome Development
Staff Report Development Services Department www.kitchener.ca REPORT TO: Heritage Kitchener DATE OF MEETING: September 5, 2023 SUBMITTED BY: Garett Stevenson, Interim Planning Director, 519-741-2200 ext. 7070 PREPARED BY: Jessica Vieira, Heritage Planner, 519-741-2200 ext. 7041 WARD(S) INVOLVED: Ward 10 DATE OF REPORT: August 11, 2023 REPORT NO.: DSD -2023-367 SUBJECT: Heritage Permit Application HPA-2023-V-015 30-40 Margaret Avenue New Building — Townhome Development RECOMMENDATION: THAT pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA-2023-V-015 be approved to permit the construction of eight blocks of townhome dwellings, an amenity space, and an internal roadway system with two access points onto Margaret Avenue, on the property municipally addressed as 30- 40 Margaret Avenue, in accordance with the plans and supplementary information submitted with the application and subject to the following condition: 1. That the final Heritage Impact Assessment and Cultural Heritage Protection Plan (Brief) be submitted and approved by the Director of Planning prior to the issuance of a Heritage Permit; 2. That final samples of the building materials and colours be submitted for review by Heritage Planning staff in conjunction with Urban Design prior to the issuance of a building permit; and 3. That the final building permit drawings be reviewed, and heritage clearance provided by Heritage Planning staff prior to the issuance of a building permit. REPORT HIGHLIGHTS: • The purpose of this report is to present the proposed development of the subject property, located within the Civic Centre Neighbourhood Heritage Conservation District. • There are no financial implications with this report. • Community engagement included consultation with the Heritage Kitchener Committee. • This report supports the delivery of core services. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. Page 100 of 407 EXECUTIVE SUMMARY: Heritage Permit Application HPA-2023-V-015 proposes the construction of a new townhome development on the property municipally addressed as 30-40 Margaret Avenue. The proposed development will include eight (8) townhome blocks in addition to an internal roadway, surface visitor parking, and an amenity space. The subject property is designated under Part V of the Ontario Heritage Act and is located within the Civic Centre Neighbourhood Heritage Conservation District. It is currently vacant. A draft Heritage Impact Assessment (HIA) was completed by MHBC Planning Ltd. which evaluated the proposed development and determined that there will be negligible impact to adjacent properties and the HCD. BACKGROUND: The Development Services Department is in receipt of Heritage Permit Application HPA- 2023-V-015 seeking permission for the construction of eight (8) blocks of townhomes, an amenity space, and an internal road system on the property municipally addressed as 30- 40 Margaret Avenue. The subject property is currently designated under Part V of the Ontario Heritage Act, being located within the Civic Centre Neighbourhood Heritage Conservation District (CCNHCD). It formerly contained several significant mansions; the original homes had fallen into a state of disrepair and were demolished at different points during the 1980's and 1990's. At present 30-40 Margaret Street represents the largest vacant lot in the HCD and is the most discernable opportunity for infill development within the area. Due to its location within the CCNHCD and status under the Ontario Heritage Act, a heritage permit is required to facilitate the construction. Figure 1: Location Map of Subject Property Page 101 of 407 REPORT: The subject property is located on the northeast side of Margaret Avenue, in between the Margaret Avenue and Queen Street North intersection to the southeast and the Margaret Avenue and Victoria Street North intersection to the northwest. Heritage Impact Assessment As part of the development planning process, a heritage impact assessment (HIA) was required with the submission of a complete site plan application. A draft HIA dated December 7, 2022 and prepared by MacNaughton Hermsen Britton Clarkson Planning Limited (MHBC) on behalf of Activa was presented to the Heritage Kitchener Committee on February 7t", 2023. Some members voiced their approval of the proposed development, citing appreciation for the established relationship between the proposed buildings and the street as achieved through entrances fronting onto Margaret Avenue and the short walkways leading to the entrances. Others raised concerns regarding the appropriateness of the design of the buildings in the context of the CCNHCD and the associated plan policies. The flat roofline in particular was highlighted, as it is a style not common to the area. With consideration to these and staff comments, a revised HIA dated June 22nd, 2023, has been submitted and is currently under review (Appendix B). The HIA determines that the proposed development conforms to the majority of the policies and guidelines of the CCNHCD Plan. It identifies adverse impacts as being limited to the removal of two (2) trees from the subject lands. Mitigation measures include tree replacement in the landscaped areas between the buildings and along the boundaries of the subject land. It also recommends construction fencing be erected during construction, and points of entry and storage of materials and equipment be located away from 54 and 12 Margaret Avenue to deter dust, debris, or other accidental damage from occurring. The table below has been included in the HIA and summarizes the impacts of the proposed development to the CCNHCD (Figure 2). Page 102 of 407 Impact Level of Impact Analysis (Nene, Negligible, Minor, Floderate or Major) Destruction or Alteration i Negligible. The proposed development will remove of Heritage Attributes two (2) trees from the existing 20 trees on site, one of which is in poor condition/ dead. Shadows The proposed development will not No. result in shadows that negatively impact the CCNHCD including landscape features (i.e. mature trees) due to the limited height of the building in addition to its proposed setbacks. There are also no significant landscape features identified adjacent to the subject lands that would require review for potential adverse impacts due to shadowing. Isolation No. The proposed development will not isolate adjacent heritage buildings or features but rather create a fluid streetsca pe. Direct or Indirect Obstruction of View No. The proposed development will not negatively alter the view of the western elevation of the Church of the Good Shepherd eastwardly along Margaret Avenue. It will also not affect the scenic. view of the designated wrought iron fence along Margaret Avenue and Queen Street. The coach house was specifically constructed to the rear and not intended as a building of significant Page 103 of 407 A Change in Land Use views. The proposed development does net obstruct the view of the eastern fa�.ade of 54 Margaret Avenue as this was not intended to be the significant view and is currently obstructed from view by vegetation. The proposed development will not obstruct the view of rear elevations of adjacent properties to the rear of the subject lands as they were not intended to be viewed (see Sub -section 7.3.1). The land use on the subject lands will remain for residential purposes. Land Disturbances No. The proposed development is approx mately 29.3 metres frorn the adjacent coach house, 17.8-28 metres from propert es to the rear along Ellen Street. The new construction will be approximately 9.8 metres from the dwelling at 54 Margaret Avenue which is sufficient distance to not anticipate impacts of vibrations as a result of construction (see sub -section 7.3.2). Drainage and grading should be appropriate based on an approval of an adequate drainage and grading plan. Figure 2: Summary Table of Impacts to the CCNHCD A full review of the site plan application has been completed and condition approval has been issued for the site plan dated April 25th, 2023 (Figure 3). The full review resulted in some changes to the design of the elevation of the townhome blocks, the most notable being the fenestration. These changes are reflected in the revised drawings submitted July 31St, 2023 (Figure 4 and Appendix C). Page 104 of 407 �zi_EN " ii �rrrrer ' .. ,� na.c nor, ��r�'r"'r i E "'- .. - .. .. av Eivd�r- - :�5.: — MARGARETAVENUE' Figure 3: Site Plan Page 105 of 407 As part of conditional approval, cultural heritage conditions were included to ensure that the proposed development would not have adverse impacts on adjacent properties. A Cultural Heritage Protection Plan (Brief) is one of these conditions, and is to include the following: • Pre -Construction Inspection Report of 54 Margaret Avenue; • Hoarding plan / specifications for the installation of construction fencing; • Monitoring of the adjacent heritage structures and conducting regularly scheduled inspections at critical stages of construction to ensure no new damage has occurred; • Specification of other mitigation measures identified by the heritage consultant to be implemented pre and during construction; and • Explanation as to why this proposal does not necessitate a vibration monitoring program with confirmation from the Consultant Engineer. The CHPP and the HIA is to be approved by the Director of Planning as a condition of final site plan approval. These two documents will serve to identify the measures to be undertaken to ensure no negative impacts to identified heritage resources and attributes and to integrate the proposed development in a manner consistent with recognized heritage conservation principles and practices. Proposed Construction The application is proposing the construction of eight (8) townhome blocks, with four blocks (23 units) fronting onto the Margaret Avenue streetscape. The other four blocks front onto the proposed internal roadway. The new development will result in a total of 47 dwelling units and 54 parking spaces. Seven (7) of the parking spaces are surface visitor parking, while the rest are internal and housed within the townhomes. An internal roadway is proposed to span almost the full width of the site, with vehicular access provided via two different points along Margaret Avenue. A sidewalk runs adjacent to the internal road, with a third pedestrian access point proposed in the centre of the site. An amenity space in the form of a parkette is proposed in the east portion of the site (Figure 5). Per the HIA, it is proposed that the parkette be named after a previous land -owner in order to commemorate the subject lands former historical associations. It is also proposed that remaining foundation stones from the original mansions of the site be incorporated into the park design. Page 106 of 407 Figure 5: Rendering of Proposed Parkette Each townhome block is to be comprised of 5-6 units, 3 storeys in height. The townhomes directly along Margaret Avenue have a 3.47 metre setback, which allows for landscaping opportunities in the front yard in addition to ground -floor patio spaces. The townhomes are proposed to have a flat roof to accommodate rooftop patios as well. The design incorporates traditional elements in a contemporary manner. This includes windows with mullions and transom windows and sidelites at the entrance. The materials and colour palette proposed include brick, wood, copper in shades that are appropriate for the character of the area (Figure 6) Mar92retiomm- Proposal Light cream 1 buff brick veneer 40 Dark grey f black natural wood siding 41 Weathered copper metal siding 41 Wann natural wood Figure 6: Proposed Materials to be Used in the Townhome Development Civic Centre Neighbourhood Heritage Conservation District Plan The CCNHCD Plan contains policies and guidelines that regulate the following: Development patterns and land use, with the intention of maintaining the low- density residential character of the area; and The construction of new buildings, including details such as height, massing, setback, architectural elements, and materials used. The CCNHCD Plan also speaks to site specific areas, including Margaret Avenue (Section 3.3.5.3). The policies of this section require, but are not limited to, the following: • New development on the east side of the street to maintain the overall residential characteristic of the neighbourhood; Page 107 of 407 • Development to be of a height, sitting, and design that prevents encroachment on lower -density dwellings located along Ellen and Ahrens Street; • Parking to be underground, with the exception of visitor parking spaces; and • Strong pedestrian -oriented street edges be created through the use of appropriate setbacks, height, architectural features, and building articulation. Section 6.9.1 contains design guidelines for Margaret Avenue. Policy 3.3.5.3 (h) requires that these guidelines be used in the evaluation of proposed developments for properties within this site-specific area. The design guidelines encourage new development to: • Create a strong relationship with the street; • Have appropriate setbacks to minimize impacts to adjacent properties while maintaining the character of the streetscape; • Incorporate appropriate building stepbacks to maintain the human scale of the neighbourhood and create usable outdoor spaces; • Incorporate a high degree of building articulation and architectural detail to create interest and compatibility with existing buildings; • Create transitions in building width and massing in order to be more representative of the single-family nature of the neighborhood; • Use appropriate material such as brick and stone; • Place parking underground or at the rear of new development to keep it out of view of the street; and • Retain and incorporate healthy trees to create desirable amenity spaces and help unify the new development with the existing heritage landscape. The intention of these policies is to guide proposed change and development to ensure that it is appropriate for and maintains the character of the HCD. Heritage Staff Comments Heritage Planning Staff are generally in agreement with the findings and conclusions of the updated Heritage Impact Assessment (HIA) dated June 22nd, 2023. It should be noted that the development as proposed is mostly in compliance with the existing site specific land use and zoning regulations relative to floor space ratio, building height, and setbacks. These regulations were approved by Council through a public planning process after the CCNHCD Plan policies and guidelines were prepared, and directly relate to the eventual withdrawal of the appeal to the HCD and approval of the designating bylaw by the Ontario Municipal Board. In reviewing this application in comparison to the policies and guidelines of the CCNHCD Plan, Heritage Planning Staff note the following: • Per the CCNHCD Plan, a key characteristic of the area includes the range of recognizable architectural styles and features that are associated with the era in which they were developed. The proposed design of the building is reflective of the current time. Further, the CCNHCD Plan states that the synthesis of building elements that combine to create a recognizable architectural style is usually considered to be the stylistic prerogative of individual properties. While the CCNHCD Plan has documented the styles that are prominent within the HCD, there is no policy or guideline which limits new development to these styles. • Visual consistency to the architecture in the neighbourhood is achieved through the repetition of features such as front porches, projecting bays, and recurring window Page 108 of 407 forms and details. The proposed design reflects some of these features in the incorporation of transoms and sidelites, chimneys, fenestration with mullions, and a porch -interpretation created by a cantilevered balcony over the front entrance. The CCNHCD Plan identifies a buildings overall size and shape as perceived from the street as having the most apparent influence on the character of the district. The proposed townhomes are three (3) storeys in height, and the massing is proportioned through setbacks and articulations to be reflective of the single-family residential dwellings that are the dominate use and building form within the area. The building height, in combination with the rear and side yard setbacks, will ensure that there is no encroachment on adjacent buildings. The building is in keeping with the height of buildings within the HCD and maintains the human scale of the area. SECTION BE. Figure 7: Drawing from Revised HIA Illustrating Angular Plane Analysis • The proposed use of the land remains residential, which continues the original and historical use of the property. The proposed use maintains the low-density character of the Civic Centre Neighbourhood and is appropriate for the context of the area. • The proposed cladding utilizes materials and colours that are appropriate for and similar to those found within the HCD, including brick veneer, natural wood siding and soffits, and wood doors-, o The submission of the final samples of the building materials and colours for review is a condition of approval of this Heritage Permit Application. • Parking spaces are housed internally within the townhomes, and the garages do not front onto Margaret Avenue. Surface parking is limited to seven visitor spaces that are located to the side and rear side of the subject lands. • A strong relationship between the buildings and the street is created through the orientation of the entrances towards Margaret Avenue, the short W414- wayswalkways leading to the entrances, and the front -yard patio spaces on Blocks E -H. • Within the Civic Centre, windows and doors are used to create unique features and provide more character through the incorporation of decorative frames, mullions and muntin's, lintels and sills, transoms, and more. The applicants worked with Heritage Planning staff to create more traditional style windows that are reflective of the decorative designs and detailing found within the HCD. Page 109 of 407 Section 6.9.5 of the CCNHCD Plan identifies preferred examples for compatible development within the Civic Centre Neighbourhood. Some of these identified case studies are depicted below (Figure 8). The preferred examples display a good relationship to the street, sensitivity to scale, massing, and built form, appropriate interpretation of rooflines, and appropriate window placement. Massing is generally broken up into smaller units through building articulation and variation in building materials. Similarities between the preferred examples and the proposed buildings include the incorporation of chimneys, comparable fenestration, and the use of brick material. A flat -roof design is shown in some of these examples. The proposed buildings also establish a pedestrian -oriented street edge and are an appropriate size and massing so as to maintain the huaN-scale of the neighbourhood. Further, Heritage Planning Staff would note that per the HIA, there is no anticipated negative impacts to adjacent properties, including 54 Margaret Avenue and 12 Margaret Avenue / 116 Queen Street North, as constituted by the Ontario Heritage Toolkit. The adverse impacts of the proposed development are limited to the removal of some mature trees. Landscaped areas are proposed in the front yard of each unit in addition to (the rest of the site). The front yards have enough soil volume to accommodate the planting of new small -sized trees. The approval of an application under the Ontario Heritage Act is not a waiver of any of the provisions of any legislation, including but not limited to the requirement of the Ontario Building Code and Kitchener's Zoning By-law. In this regard, the applicant is advised that full site plan approval and a building permit are still required. Page 110 of 407 n s ` �� '�• �� � 444 J ia +a STRATEGIC PLAN ALIGNMENT: This report supports the delivery of core services. FINANCIAL IMPLICATIONS: Capital Budget — The recommendation has no impact on the Capital Budget. Operating Budget — The recommendation has no impact on the Operating Budget. COMMUNITY ENGAGEMENT: INFORM — This report has been posted to the City's website with the agenda in advance of the Council / Committee meeting. CONSULT — The Heritage Kitchener Committee will be consulted regarding the subject Heritage Permit Application. PREVIOUS REPORTS/AUTHORITIES: • Ontario Heritage Act • Civic Centre Neighbourhood Heritage Conservation Plan • DSD -2023-057 Draft Heritage Impact Assessment (HIA) 30-40 Margaret Avenue APPROVED BY: Justin Readman, General Manager, Development Services Department ATTACHMENTS: Attachment A — Heritage Permit Application Attachment B — Revised Heritage Impact Assessment Attachment C — Revised Elevation Drawings Page 112 of 407 2023 HERITAGE PERMIT APPLICATION & SUBMISSION REQUIREMENTS _ Planning Division — 200 King Street West, 6th Floor IITCHENER P.O. Box 1118, Kitchener ON N2G 4G7 519-741-2426; planning@kitchener.ca STAFF USE ONLY Page 7 of 10 Date Received: Accepted By: Application Number: H PA - PART B: HERITAGE PERMIT APPLICATION FORM 1. NATURE OF APPLICATION ❑ Exterior ❑ Interior ❑ Signage ❑ Demolition ❑ New Construction ❑ Alteration ❑ Relocation 2. SUBJECT PROPERTY Municipal Address: 30-40 Margaret Avenue, Kitchener, Ontario Legal Description (if know): Registered Plan 374, Lots 193-198, 211-213, Part Lots 199-203, 214-218 Building/Structure Type: ❑ Residential ❑ Commercial ❑ Industrial ❑ Institutional Heritage Designation: ❑ Part IV (Individual) ❑ Part V (Heritage Conservation District) Is the property subject to a Heritage Easement or Agreement? ❑ Yes ❑ No 3. PROPERTY OWNER Name: Activa Holdings Address: 55 Columbia Street East, Suite 2 City/Province/Postal Code: Waterloo, Ontario, N2J 4N7 Phone: 519-886-9400 ex 104 Email: alex.sumner@activa.ca 4. AGENT (if applicable) Name: Dan Currie, Director of Cultural Heritage Planning Company: MHBC Planning Ltd. Address: 540 Bingemans Centre Drive, Suite 200 City/Province/Postal Code: Kitchener, Ontario, N213 3X9 Phone: 519-576-3650 Email: dcurrie@mhbcplan.com Working together • Growing thoughtfully • Building community rage 2023 Page 8 of 10 5. WRITTEN DESCRIPTION Provide a written description of the project including any conservation methods proposed. Provide such detail as materials to be used, measurements, paint colours, decorative details, whether any original building fabric is to be removed or replaced, etc. Use additional pages as required. Please refer to the City of Kitchener Heritage Permit Application Submission Guidelines for further direction. The proposal includes the construction of 8 blocks of townhouses (48 units) on vacant land. Please see Scoped Heritage Impact Assessment by MHBC Planning Ltd. (2023) for more details. 6. REVIEW OF CITY OF KITCHENER HERITAGE PERMIT APPLICATION SUBMISSION GUIDELINES Describe why it is necessary to undertake the proposed work: The application is fora proposed new construction/ infill. the vacant lot is a result of demolishedrp_o erites and is currently void in the Margaret Avenue streetscape. There are site specific policies for this lot of land in the HCD Plan in anticipation of development. Please see the Scoped HIA for further details. Describe how the proposal is consistent with the Part IV individual designating by-law or the Part V Heritage Conservation District Plan: Please see the Scoped HIA for further details, specifically Section 6.0. Describe how the proposal is consistent with Parks Canada's Standards and Guidelines for the Conservation of Historic Places in Canada (www.historicol aces. ca/en/paces/standards-normes.aspx): The proposal intends to conserve the Heritage Conservation District and is consistent with the guidelines for Cultural Heritage Landscapes in Section 4.1 of the S&Gs. Precautionary measures have been recommended or nearby built features. 7. PROPOSED WORKS a) Expected start date: 2024 Expected completion date: 2026 b) Have you discussed this work with Heritage Planning Staff? ❑ Yes ❑ No - If yes, who did you speak to? Jessica Vieira c) Have you discussed this work with Building Division Staff? ❑ Yes ❑ No - If yes, who did you speak to? d) Have you applied for a Building Permit for this work? ❑ Yes ❑ No e) Other related Building or Planning applications: Application number, Working together • Growing thoughtfully • Building community rage 2023 8. ACKNOWLEDGEMENT Page 9 of 10 The undersigned acknowledges that all of the statements contained in documents filed in support of this application shall be deemed part of this application. The undersigned acknowledges that receipt of this application by the City of Kitchener - Planning Division does not guarantee it to be a `complete' application. The undersigned acknowledges that the Council of the City of Kitchener shall determine whether the information submitted forms a complete application. Further review of the application will be undertaken and the owner or agent may be contacted to provide additional information and/or resolve any discrepancies or issues with the application as submitted. Once the application is deemed to be fully complete, the application will be processed and, if necessary, scheduled for the next available Heritage Kitchener committee and Council meeting. Submission of this application constitutes consent for authorized municipal staff to enter upon the subject property for the purpose of conducting site visits, including taking photographs, which are necessary for the evaluation of this application. The undersigned acknowledges that where an agent has been identified, the municipality is authorized but not required to contact this person in lieu of the owner and this person is authorized to act on behalf of the owner for all matters respecting the application. The undersigned agrees that the proposed work shall be done in accordance with this application and understands that the approval of this application under the Ontario Heritage Act shall not be a waiver of any of the provisions of any by-law of the City of Kitchener or legislation including but not limited to the requirements of the Building Code and the Zoning By-law. The undersigned acknowledges that in the event this application is approved, any departure from the conditions imposed by the Council of the City of Kitchener or from the plans or specifications approved by the Council of the City of Kitchener is prohibited and could result in a fine being imposed or imprisonment as provided for under the Ontario Heritage Act. Signature of Owner/Agent: °'"" ` Date: June 28, 2023 f -Jun 28, 2023 Signature of Owner/Agent:'' Date: 9. AUTHORIZATION If this application is being made by an agent on behalf of the property owner, the following authorization must be completed: I / We, Alex Sumner , owner of the land that is subject of this application, hereby authorize Dan Currie, MHBC Planning Ltd. to act on my / our behalf in this regard. Signature of Owner/Agent:Date: June 28, 2023 Signature of Owner/Agent:. u''"" "� Date: Jun 28 2023 The personal information on this form is collected under the legal authority of Section 33(2), Section 42(2), and Section 42(2.2) of the Ontario Heritage Act. The information will be used for the purposes of administering the Heritage Permit Application and ensuring appropriate service of notice of receipt under Section 33(3) and Section 42(3) of the Ontario Heritage Act. If you have any questions about this collection of personal information, please contact the Manager of Corporate Records, Legislated Services Division, City of Kitchener (519-741-2769). Working together • Growing thoughtfully • Building community rage 2023 Application Number: Application Received: Application Complete: Notice of Receipt: Notice of Decision: 90 -Day Expiry Date: PROCESS: ❑ Heritage Planning Staff: ❑ Heritage Kitchener: ❑ Council: STAFF USE ONLY Working together • Growing thoughtfully • Building community rage Page 10 of 10 Heritage Permit for New Construction. 30-40 Margaret Avenue_28June2023 Final Audit Report 2023-06-28 Created: 2023-06-28 By: Emily McShane (emily.mcshane@activa.ca) Status: Signed Transaction ID: CBJCHBCAABAA1xcw9x-CHYYvlwzKygL6Vz6zXg09R8EV "Heritage Permit for New Construction -30-40 Margaret Avenue_ 28June2023" History Document created by Emily McShane (emily.mcshane@activa.ca) 2023-06-28 - 3:54:42 PM GMT- IP address: 72.142.18.6 Document emailed to Alex Sumner (alex.sumner@activa.ca) for signature 2023-06-28 - 3:56:06 PM GMT Email viewed by Alex Sumner (alex.sum ner@activa.ca) 2023-06-28 - 4:00:07 PM GMT- IP address: 104.47.75.190 Document e -signed by Alex Sumner (alex.sumner@activa.ca) Signature Date: 2023-06-28 - 4:00:28 PM GMT - Time Source: server- IP address: 72.142.18.6 Agreement completed. 2023-06-28 - 4:00:28 PM GMT a Adobe Acrobat Sign Page 117 of 407 Scoped Heritage Impact P• -g Assessment 30-40 Margaret Avenue, City of Kitchener, ON DRAFT 1 Date: December 7, 2022 Revised June 22, 2023 Prepared for: Acti va Prepared by: MacNaughton Hermsen Britton Clarkson Planning Limited (MHBC) 200-540 Bingemans Centre Drive77 's Kitchener, ON N2B 3X9 T: 519 576 3650 : 3 F: 519 576 0121 Project No. 878481 MHBC ' PLANNING URBAN DESIGN & LANDSCAPE ARr!�lTECT�,`3E v Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario Table of Contents ProjectPersonnel........................................................................................................................................4 Glossaryof Abbreviations..........................................................................................................................4 Acknowledgements..................................................................................................................................... 5 Acknowledgement of Indigenous Communities.....................................................................................5 ExecutiveSummary....................................................................................................................................6 1.0 Introduction.......................................................................................................................................... 7 1.1 Background ....................................................................................................................................... 7 2.0 Methodology and Approach................................................................................................................ s 2.1 Methodology..................................................................................................................................... s 2.2 Approach........................................................................................................................................... 9 3.0 Description of Subject Lands............................................................................................................11 3.1 General Description of Subject Lands.........................................................................................11 3.2 Heritage Status...............................................................................................................................14 4.0 Description of Surrounding Area.....................................................................................................16 5.0 Description of Proposed Development........................................................................................... 20 5.1 Description of New Construction.................................................................................................20 5.2 Landscape Alterations................................................................................................................... 22 6.0 Civic Centre Neighbourhood Heritage Conservation Policy Analysis..........................................25 6.1 Civic Centre Neighbourhood Heritage Conservation District Plan (2007) ............................. 25 6.2 Site Specific Guidelines: Margaret Avenue.................................................................................25 6.3 Land Use Designations and Zoning Guidelines for Margaret Avenue....................................27 6.4 Site/ Area Specific Design Guidelines: Margaret Avenue.........................................................29 6.5 Guidelines for Part IV Designations within CCNHCD................................................................36 6.6 Other Applicable Guidelines for the Public Realm within CCNHCD........................................ 36 6.7 Compatibility with the Civic Centre Neighbourhood Heritage Conservation District Plan (2007) Preferred Examples of Infill....................................................................................................39 7.0 Impacts of Proposed Development.................................................................................................43 November 7, 2022 revised June ZZ, 2023 MHBC / i Page 119 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario 7.1 Classifications of Impacts.............................................................................................................43 7.2 Assessment of Beneficial Impacts...........................................................................................43 7.3 Assessment of Adverse Impacts of the Proposed Development to the Civic Centre Neighbourhood Heritage Conservation District................................................................................44 7.3.1 Impact of Direct or Indirect Obstruction of Significant Views...................................45 7.3.2 Impact of Land Disturbances.........................................................................................49 7.4 Assessment of Adverse Impacts Specific to Adjacent 54 Margaret Avenue ......................... 50 8.0 Consideration of Development Alternatives, Mitigation and Conservation Measures..............51 8.1 Alternative Development Approaches.........................................................................................51 8.2 Mitigation Measures.......................................................................................................................51 8.3 Conservation Measures.................................................................................................................52 8.4 Other Considerations.....................................................................................................................52 9.0 Conclusions and Recommendations................................................................................................53 10.0 Bibliography......................................................................................................................................54 AppendixA................................................................................................................................................58 MapFigures............................................................................................................................................58 AppendixB................................................................................................................................................ 59 SitePlan...................................................................................................................................................59 AppendixC................................................................................................................................................60 Building Elevations & Renderings..................................................................................................60 AppendixD................................................................................................................................................61 ArchitecturalAnalysis.........................................................................................................................61 AppendixE.................................................................................................................................................62 TreeManagement Plan...................................................................................................................... 62 AppendixF.................................................................................................................................................63 Designation By-law Church of the Good Shepherd.................................................................63 AppendixG................................................................................................................................................ 64 AngularPlane........................................................................................................................................ 64 AppendixH................................................................................................................................................ 65 Termsof Reference............................................................................................................................. 65 AppendixI.................................................................................................................................................66 November 7, 2022 revised June ZZ, 2023 MHBC / ii Page 120 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario CurriculaVitae.......................................................................................................................................66 November 7, 2022 revised June ZZ, 2023 MHBC / iii Page 121 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario Project Personnel Dan Currie, MA, MCIP, RPP, CAHP Rachel Redshaw, MA, H.E. Dipl., CAHP Lucy Chen Managing Director of Cultural Senior Review Heritage Senior Heritage Planner Research, Author Technician Glossary of Abbreviations CCNHCD CHVI CHL HCD HIA MCM MHBC OHA 0 -REG 9/06 PPS 2020 Map Figures Civic Centre Neighbourhood Heritage Conservation District Cultural Heritage Interest or Value Cultural Heritage Landscape Heritage Conservation District Heritage Impact Assessment Ministry of Citizenship and Multiculturalism Maci1/aughton Hermsen Britton Clarkson Planning Limited Ontario Heritage Act Ontario Regulation 9/06 for determining cultural heritage value or interest Provincial Policy Statement (2020) November 7, 2022 revised June 22, 2023 MHBC / 4 Page 122 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario Acknowledgements This report acknowledges the assistance provided by City of Kitchener Planning Staff, the Waterloo Historical Society, the Grace Schmidt Room in the Kitchener Public Library and the Waterloo Region Museum. Acknowledgement of Indigenous Communities This Cultural Heritage Impact Assessment acknowledges that the subject property located at 30- 40 Margaret Avenue, Kitchener is situated in the traditional territory of Haudenosaunee, Anishnawbe, Attiwonderonk (Neutral) nations. These lands are acknowledged as being associated with the following treaties: • The Simcoe Patent Treaty 4, 1793 • Haidimand Treaty This document takes into consideration the cultural heritage of indigenous communities, including their oral traditions and history when available and related to the scope of work. Present Owner Information: Activa, c/o Alex Sumner 2821889 Ontario Inc. 55 Columbia Street East Suite 1, Waterloo, Ontario N23 4N7 November 7, 2022 revised June 22, 2023 MHBC / 5 Page 123 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario Executive Summary The City of Kitchener requested a scoped Heritage Impact Assessment for the proposed development on the subject lands located at 30-40 Margaret Avenue, City of Kitchener, Ontario. This report assessed the impact that the proposed development may have on the Civic Centre Neighbourhood Heritage Conservation District, including any potential impact to the individually designated property located at 12 Margaret Avenue/ 116 Queen Street (the Church of the Good Shepherd). In conclusion, the proposed development conforms to the majority of the policies and guidelines within the CCNHCD Plan (2007) and the adverse impacts are limited to a negligible impact of the removal of two (2) trees from the subject lands. Mitigation measures include tree replacement and that replanting be considered for the landscaped area between the buildings and edge of the property that abuts adjacent properties. Any new trees should be indigenous to the area and of a type that would provide maximum screening potential to clearly define and legitimize the boundary of the development and its separation from the adjacent cultural heritage landscape. There are no proposed repairs, alterations and demolitions to cultural heritage resources as a result of the proposed development. However, as a precautionary measure, in order to ensure protection of both 54 and 12 Margaret Avenue (Coach House) prior and post construction, it is recommended that construction fencing be erected to deter dust and debris and any accidental damage that could occur. It would also be encouraged that points of entry to the site during construction and storage of material and equipment be located away from the immediate area of both buildings. It addition to the above, it is encouraged that the park be named after a previous land owner (i.e. William and Margaret Young, D. S. Bowlby, Dr. Cornell, Albert Augustine, Kaufman family) in order to honour the subject lands former historical associations. Remaining foundation stones on the property could be used creatively within the park design to support this objective. November 7, 2022 revised June ZZ, 2023 MHBC / 6 Page 124 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario 1.O Introduction 1.1 Background MHBC Planning, Urban Design and Landscape Architecture ("MHBC'� was retained in January 2022 by Martin Simmons Sweers Architects to undertake a scoped Heritage Impact Assessment (HIA) for the proposed development located at 30-40 Margaret Avenue, City of Kitchener hereafter referred to as the'subject lands' (see Appendix 'A'). The subject lands are located within the Civic Centre Neighbourhood, adjacent to the downtown core of the City of Kitchener. In November 2006, a heritage conservation district study was completed on the Civic Centre Neighbourhood and the following year, in August 2007, the Civic Centre Neighbourhood Heritage Conservation District Plan (CCNHCD) was established to regulate the designated district. The subject lands are located within CCNHCD and therefore, designated under Part V of the Ontario Heritage Act ("OHA'�. The subject lands are currently vacant; formerly there were seven (7) dwellings on the subject lands, however, all dwellings were demolished in the late 1980s and early 1990s. As such, there is no protected property on the subject lands as defined by the OHA and Provincial Policy Statement ('APPS 2020"). The purpose of this scoped HIA is to evaluate the proposed development in terms of potential impacts to cultural heritage resources located adjacent to the property and to the overall CCNHCD. There are 17 adjacent properties to the subject lands including: 12, 54 & 64 Margaret Avenue, 116 Queen Street North and 15, 17, 21, 25, 29, 31, 33, 35, 37, 39, 41, 43 & 45 Ellen Street West. The adjacent, contiguous property located at 12 Margaret Avenue/ 116 Queen Street North (Church of the Good Shepherd) is designated under Part IV and is a protected property under the OHA and the PPS 2020. The other adjacent properties located in the CCNHCD with the exception of 54 Margaret Avenue, however, are not listed under Group A' in the District, meaning that they are not considered to have high cultural heritage value. This report evaluates the proposal in the context of the City's policy framework and Provincial policy. It also uses previous reports including: a scoped HIA completed by The Land Plan Collaborative Inc. (2013), an HIA completed by MHBC in 2019 and subsequent Cultural Heritage Protection Plan (CHPP) (2020). November 7, 2022 revised June 22, 2023 MHBC / 7 Page 125 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario 2.0 Methodology and Approach 2.1 Methodology The methodology of this report is based on the Terms of Reference provided by the City of Kitchener for the Scoped HIA for development on the subject lands (see Appendix 'W). The City of Kitchener's Heritage Planner requires the following content for this scoped Heritage impact Assessment: • Present owner information; • A written description of the subject properties to include: current photographs of each elevation of the buildings, photographs of identified heritage attributes and a site plan drawn at an appropriate scale to understand the context of the buildings and site details. Documentation shall also include where available, current floor plans, and historical photos, drawings or other available and relevant archival material'; • An outline of proposed development, its context and how it will impact the properties (subject properly and if applicable adjacent protected heritage properties0 including buildings, structures, and site details including landscaping. In particular, the potential visual and physical impact of the proposed work on the identified heritage attributes of the properties shall be assessed. • Options shall be provided that explain how the significant cultural heritage resources may be conserved. Methods of mitigation may include, but are not limited to, preservation/conservation in situ, adaptive re -use, integration of all or part of the heritage resource, relocation. Each mitigative measure should create a sympathetic context for the heritage resource. • A summary of applicable heritage conservation principles and how they will be used must be included. Conservation principles may be found in online publications such as: the Standards and Guidelines for the Conservation of Historic Places in Canada (Parks Canada); Eight Guiding Principles in the Conservation of Built Heritage Properties (Ontario Ministry of Tourism, Culture and Sport); and, the Ontario Heritage Tool Kit (Ontario Ministry of Tourism, Culture and Sport). • Proposed repairs, alterations and demolitions must be justified and explained as to any loss of cultural heritage value and impact on the streetscape/neighbourhood context. • Recommendations shall be as specific as possible, describing and illustrating locations, elevations, materials, landscaping, etc. • The qualifications and background of the person(s) completing the Heritage Impact Assessment shall be included in the report. The author(s) must demonstrate a level of professional understanding and competence in the heritage conservation field of study. 'There are no buildings or structures on-site, however, the property has been documented with photographs. November 7, 2022 revised June 22, 2023 MHBC / 8 Page 126 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario The report will also include a reference for any literature cited, and a list of people contacted during the study and referenced in the report. • The summary statement should provide a full description of: ■ The significance and heritage attributes of the subject properties. ■ The identification of any impact the proposed repair, alteration or development will have on the heritage attributes of the subject properties, including adjacent protected heritage property. ■ An explanation of what conservation or mitigative measures, or alternative development, or site alteration approaches are recommended. ■ Clarification as to why specific conservation or mitigative measures, or alternative development or site alteration approaches are not appropriate. It is important to note that the subject properties do not include any buildings or structures or particular landscape features and therefore, the analysis is based on the heritage attributes of the adjacent protected heritage property and of the Civic Centre Neighbourhood Heritage Conservation District Plan. 2.2 Approach A site visit was conducted by MHBC Staff on March 4, 2019 and October 31, 2022 to document the current state of the subject lands. This report reviews the following documents: • HIA by The Land Plan Collaborative Inc. (2008); • Scoped HIA by The Land Plan Collaborative Inc. (2013); • Scoped HIA by MHBC (2019) and Cultural Heritage Protection Plan (2020); • City ofKitcheners Oficial Plan: A Complete and Healthy Kitchener (2014); • Civic Centre Neighbourhood Heritage Conservation District Study (2006); • Civic Centre Neighbourhood Heritage Conservation District Plan (2007); • The Planning Act; • Provincial Policy Statement (2020); • The Ontario Heritage Act, • The Ontario Heritage Tool Kit which includes Eight Guiding Principles in the Conservation of Built Heritage Properties (Ministry of Heritage, Sport, Tourism and Culture Industries); • Standards and Guidelines for the Conservation of Historic Places in Canada (Second Edition) • Region of Waterloo Practical Conservation Guide for Heritage Properties This HIA assesses the proposed development in terms of its compliance with these policies, guidelines and recommendations and assesses any impacts of the development on cultural heritage value and attributes of adjacent resources. In particular, this report assesses the impact that the proposed development will have on the key heritage attributes of the Civic Centre Neighbourhood Heritage Conservation District. Key heritage attributes of the CCNHCD are outlined in 2.6 (Section 2.4) of the CCNHCD Plan (2007). These attributes are the defining factors of the heritage district. Key attributes are November 7, 2022 revised June 22, 2023 MHBC / 9 Page 127 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario described in the physical geography and configuration of similar original buildings and their direct relationship to surrounded businesses and factories and original land development pattern of the City. It also describes the progression of architecture and building technology exhibited by houses and other buildings, in particular the unique form of Queen Anne Style specific to the City of Kitchener dubbed "Berlin Vernacular". 'Fine' examples of these are categorized by Group 'A' or 'B'; three quarters of the properties (147 properties) are categorized as Group 'C' which exhibit the standard construction and are in a condition of repair and potential restoration. The following is a list of the key attributes of the CCNHCD as defined by the District Plan (2007) on 2.7: • Its association with important business and community leaders during a key era of development in Kitchener; • A wealth of well maintained, finely detailed buildings from the late 1800s and early 1900s that are largely intact; • A number of unique buildings, including churches and commercial buildings, which provide distinctive landmarks within and at the edges of the District; • A significant range of recognizable architectural styles and features including attic gable roofs, decorative trim, brick construction, porches and other details, associated with the era in which they were developed; • The presence of an attractive and consistent streetscape linked by mature trees, grassed boulevards and laneways; • Hibner Park, Kitchener's second oldest city park, as a green jewel in the centre of the District. November 7, 2022 revised June ZZ, 2023 MHBC 110 Page 128 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario 3. O Description of Subject Lands 3.1 General Description of Subject Lands The subject lands are located centrally within the City of Kitchener and bound by Margaret Avenue to the south, Ellen Street West to the north, Queen Street North to the east and Victoria Street North to the west. The subject lands are currently vacant and include open space with mature trees planted in the 20th century including Silver, Sugar, Norway, Manitoba Maple, White Mulberry, Black Walnut, Norway Spruce and Basswood. Currently, there are is one vehicular entry to access the subject lands off of Margaret Avenue. The subject lands are surrounded by residential properties to the west, north and south and a place of worship (institutional) to the east. Figure 1 : Map of subject lands and surrounding areas; subject lands are identified by the red dotted line (Source: City of Kitchener Interactive Map, 2019) November 7, 2022 revised June ZZ, 2023 MHBC 111 Page 129 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario Figure 2: Civic Centre Neighbourhood Plan Land Use, Secondary Plan Map 9 identifying the subject lands as medium density multiple residential within the CCNHCD boundaries; red arrow identifies subject lands (Source: City of Kitchener Official Plan, 2014) The subject lands are zoned R8 55 1-R and designated as Medium -Density Multiple Residential' and within a Special Area Policy" in the Secondary Plan for the Civic Centre Neighbourhood (Map 9 of the City of Kitchener's Official Plan (2014), see Figure 2 and 3). The overall parcel area is approximately 3.01 acres (12, 198 sqm). November 7, 2022 revised June ZZ, 2023 MHBC / 12 Page 130 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario ® \P ` 0 5�. g �aP 5 6R M -1 7570. 569R. 17H Sti 1-7, A40U, 55 �,�^6.1 zit SG2R a 47 4a S� � In 8457 MUj4�1fi74'nl'~68Rr17H ^Q'3 4: I3,:.. 3 MU -1 167U,,560R yss 41 g lr 3 MU. -A 16-x.:. 562R fey ^�1J fF�.�F27U 12^ ei NsTyL X 14,- �J 54 st MU -1 167 55600, 17H 1 1 ' I, 1. (-Ml; t: ENlrff 14- R s i5 IR 11 q i � 1N � �t6Pµ9�tE 4+1Q�FT4i+F d P R -7T 31 1. I I �F 149 R-5 127U lin 1 f P -I Ili. I:d,hh, I'] Y 11 K0.h nrrGalm Wa 21 / 3 /_ Dueml hlar{1 a1e1 �f�� CITY COMMERCIAL i 4`'�Plice R-9 `� Q 2- IV N F� R 11 1 10 Figure 3: Zoning map of the subject lands; red arrow identifies subject lands (Source: Kitchener Interactive Map, 2022) November 7, 2022 revised June ZZ, 2023 MHBC / 13 Page 131 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario 3.2 Heritage status The subject lands are not listed' (non -designated) or designated under Part IV of the Ontario Heritage Act, however, they are designated under Part V of the Ontario Heritage Act within the Civic Centre Neighbourhood Heritage Conservation District (2006) (see Figure 4). The property does not include any potential built heritage resources as it is vacant. There are special policies within the HCD Plan (2006) that address the subject lands and future redevelopment of the lands. Figure 4: Map of subject lands and surrounding areas; subject lands are identified by the red line; green line indicates the CCNHCD boundaries (Source: MHBC, 2019). November 7, 2022 revised June 22, 2023 MHBC / 14 Page 132 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario 3.3 Existing Conditions The current site is vacant and does not include any buildings or structures (see Figures 5-6). There are some mature trees along the rear property line and a portion of the former foundation walls of one of the former dwellings also remains. There is a vehicular parking spot via Margaret Avenue on the west side of the subject lands. Figures 5 & 6: (above) Street view of subject lands looking north-west along Margaret Avenue; (below) Street view of subject lands looking north-east along Margaret Avenue (Source: Google Earth Pro, 2021). November 7, 2022 revised June ZZ, 2023 MHBC / 15 Page 133 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario 4.O Description of Surrounding Area 4.1 Description of General Surrounding Area The subject lands are located in the Civic Centre Neighbourhood, adjacent to the downtown core of the City of Kitchener. To the north of the subject lands are two storeys, residential dwellings along Ellen Street West and to the east is the Church of the Good Shepherd. Further to the east is the contemporary building of the Centre in the Square. To the west of the property is the heritage home at 54 Margaret Avenue, which is the last remaining house, aside from 70 Margaret Avenue, from the original row of houses on the north side of Margaret Avenue in the early 20th century (see Figure 7). Figure 7: View of the surrounding area (Source: Google Earth Pro and MHBC, 2019) The properties to the south of the subject land in include both heritage homes as well as residential apartment buildings. There is a four storey apartment building located at 43 Margaret November 7, 2022 revised June ZZ, 2023 MHBC 116 Page 134 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario Avenue and an 18 storey apartment building at 11 Margaret Avenue/ 100 Queen Street North, "The Queen Margaret Apartments." 4.2 Description of Adjacent Cultural Heritage Resources Adjacent lands are defined by the PPS (2020) meaning "those lands contiguous to a protected heritage property or as otherwise defined in the municipal official plan." The following Table 1.0 identifies adjacent designated properties and a description based on the CCNHCD Plan. Description 54 Margaret Street "A flamboyant large house with decorative half-timber Tudor details and grand circular turret and conical roof exposed currently on three sides. Built in c. 1904 for Herbert J. Bowman, County Clerk, later occupied by Charles J. Baetz, President of Baetz Brothers, Speciality Manufacturers, makers of floors and table lamps." 64 Margaret Street (Formerly 66 Margaret Avenue) Presently a vacant lot with the exception of a one storey accessory 116 Queen Street/ 12 Margaret Street 15 Ellen Street West 17 Ellen Street West 21 Ellen Street West 25 Ellen Street West 29 Ellen Street West building. William H. Breithaupt who constructed a house at 64 Margaret Street (now Margaret Avenue). The house was demolished in 2003. Status Listed; Designated under Part V(Group A); Identified as "Unique Building" in Section 3.4.3 of the CCNHCD Study (2006) Designated under Part V (Group B) Three-storey Gothic Church of the Designated under Part IV and I Good Shepherd Swedenborgian church Part V (Group A) (see below for with clock tower, fence and adjoining more information regarding coach house (12 Queen Street) designation). originated with the William Roos Estate, c.1885; Roos was a wholesale grocer. Two-storey brick house built in c 1920. Listed; Designated under Part V( 1 _ Group C) Two-storey vernacular brick house Listed; Designated under Part V built in c.1910. (Group C) Two-storey stucco house built in Listed; Designated under Part V c. 1905 (Group B) Two-storey vernacular brick house Listed; Designated under Part V built in c. 1905. (Group C) Two-storey brick house built in c. 1910 Designated under Part V (Group November 7, 2022 revised June 22, 2023 MHBC / 17 Page 135 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario 31 Ellen Street West 33 Ellen Street West 35 Ellen Street West 37 Ellen Street West 39 Ellen Street West 41 Ellen Street Two storey, brick, Vernacular house West , built in c. 1900 43 Ellen Street West 45 Ellen Street West Two and half storey, brick, Queen Anne house built in c. 1910 with _ shingled gable. Two storey, brick and stucco, Tudor _house built in c. 1925. Two storey, brick, Tudor house built in c. 1925. Two and half storey, brick, Vernacular house built in c. 1910 Two and half storey, brick, Vernacular house built in c. 1910 Two and half storey, brick, Vernacular house built in c. 1900 Two and half storey, brick, Vernacular house built in c. 1910 Designated under Part V (Group C) Designated under Part V (Group C) Designated under Part V (Group C) Designated under Part V (Group C) Designated under Part V (Group C) Listed; Designated under Part V Listed; Designated under Part V (Group C) _ Listed; Designated under Part V (Group C) On July 15, 1985, By-law 85-129 was passed pursuant to Section 29 of the OHA to designate under Part IV of the OHA the property located at 12 Margaret Avenue/ 116 Queen Street, "The Church of the Good Shepherd" (see Appendix F'); this by-law outlines the designating features as follows: [This property) is designated as being of historical and architectural value that part of the aforesaid real property known as 116 Queen Street North being comprised of the portions of the wrought iron fence stretching from the drive beside the Church along Margaret Avenue to Queen Street and the section along Queen Street stretching to the Church property. This designation is acknowledged in the CCNHCD Plan as being a key attribute of the property. The cast iron fence that encircles the grounds at the Church of the Good Shepherd is an excellent example of period fencing. Originally, the fence enclosed the grounds of the home of William Roos, a prominent industrialist in the city. The Church now maintains the fence as an important link to its past, and serves as an excellent example of stewardship. (CCNHCD Plan, 2007, 4.18). November 7, 2022 revised June 22, 2023 MHBC / 18 Page 136 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario Figure 8: View of the cast iron fence of the Church of the Good Shepherd located at 12 Margaret Avenue/ 116 Queen Street, Kitchener (Source: Google Earth Pro, 2022) November 7, 2022 revised June ZZ, 2023 MHBC / 19 Page 137 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario 5. 0 Description of Proposed Development 5.1 Description of New Construction The proposed development includes eight (8) blocks of townhouses with a total of 48 dwelling units and 53 parking spaces (see Figure 9 and Appendix "B' and T'. Vehicular access is proposed via Margaret Avenue and continues into a private road through the development. Landscaped areas are proposed at the rear side of the development and a proposed park is proposed on the east side of the subject lands of approximately t0.1 hectares. The new construction includes a range of materials such as: natural wood siding, natural cedar soffits, wood door, standing seam metal siding, brick veneer, aluminum framing system and architectural concrete. S7AEF_7 I MARGARETAVENUE Figure 9: Greyscale site plan for proposed development (MHBC, 2023) November 7, 2022 revised June ZZ, 2023 MHBC / 20 Page 138 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario - - - - - - - - - - - - - h (-al azncxawecr �vA�ou F11 --------- ------------ ------------ a= o a ----o4 a --------------- - ------- 0 ----- 6 9LL3CkA EA4T fl£fATtON 101 M �.. �� • e . ���� ®� QEpla-0-M .�7.®� 1..®tf1 1 .� Figures 10 & 11: (above) Elevations of Block A (which are replicated for other blocks); (below) Coloured rendering of proposed development looking from the interior of the site (Source: Martin Simmons Sweers Architects Inc., 2022) November 7, 2022 revised June ZZ, 2023 MHBC / 21 Page 139 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario 5.2 Landscape Alterations The development will remove some trees located on the subject lands. A Tree Management Plan identified there were 92 trees identified on site in 2019, however, an update plan identifies that there are currently 20 trees on-site, 18 of which will be retained (see Appendix 'E'). The species of trees to be retained include: • Basswood • Tree of Heaven • Norway and Sugar Maple • Black Walnut • Norway Spruce • White Cedar • White Mu/berry • White Ash The trees that are proposed to be removed include an Ash Spruce (identified as Tree #20 in Figure 12) and a Norway Spruce (identified as Tree #21 in Figure 12). The Ash Spruce is identified as a dead' tree and the other is in fair condition; the trees are located along the rear property line. The proposed development includes a reinstated treed boulevard, private walkways, and a parkette abutting the adjacent Church of the Good Shepherd which includes a combination of trees and terraces. Trees are proposed along the frontage of the property with a combination of hydrangeas, boxwood and pavers to liven the streetscape. November 7, 2022 revised June ZZ, 2023 MHBC / ZZ Page 140 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario i�BV PIATAFJIHDE�3 FA& CNA 3.'FA LPCXgR ACIIi P V iAkat= F.AY44._CA F.pRtFCCW o..R2N 3rir-_ C�66Wl1FrvR TSE iA 3aan.FM0. 4.9.1 BPpEJO, 11RF= 2� �titaxa k u �iE 9 'REE 15 ME 1& X15 UtH 111361 - at A V7 -J- r - __- ati } # A. 'A -A': - I MARGARET AVENui Figures 12 & 13: (above) Excerpt of Tree Management Plan identifying the trees proposed to be removed (below) Conceptual landscape design for the subject lands (Source: MHBC, 2023). November 7, 2022 revised June ZZ, 2023 MHBC / 23 Page 141 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario L OY Figure 14: Basic rendering of proposed landscape design for parkland adjacent to the Church of the Good Shepherd (Source: MHBC, 2022). it November 7, 2022 revised June ZZ, 2023 MHBC / 24 Page 142 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario 6. O Civic Centre Neighbourhood Heritage Conservation Policy Analysis 6.1 Civic Centre Neighbourhood Heritage Conservation District Plan (2007) The CCNHCD Plan contains specific policies and design guidelines for the subject lands. This area is identified as one of four (4) site/ area specific policies in the Plan including: Margaret Avenue, Ellen Street, Weber Street and Victoria Street. All new development should confirm to these policies and guidelines. An analysis of the proposed development and the conformity with each policy is provided below. See Appendix "Wand T' for site plan, floor plans and architectural renderings. 6.2 Site Specific Guidelines: Margaret Avenue 3.3.5.3 Margaret A venue A large parcel of land on the east side of Margaret A venue is currently vacant, except for a number of mature trees This property was home to a number of significant mansions which were allowed by their property owners to go into serious disrepair and eventually were demolished in the 1980s and 1990s It represents by far the single largest vacant property in the District where development is almost certain to happen in the future. Site plan applications were submitted in the past, but to date, nothing has been constructed. Because it is such a large site and is located on one of the more highly traveled streets in the District, it has pronounced visibility with the potential to signifIcantly enhance or detract from the overall character of the neighbourhood depending on the ultimate appearance of development on the site. The site is designated as Medium Density Multiple Residential and zoned R8, allowing for a full range of residential uses up to 24 metres (approximately 8 storeys). The Municipal Plan contains several other policies which are included below along with additional policies that are to apply to this site to ensure that new development maintains the heritage character of the District November 7, 2022 revised June 22, 2023 MHBC / 25 Page 143 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario Policies: New development on the east side of Margaret Avenue shall maintain the overall residential character of the neighbourhood (Section 13.1.2.4 of Municipal Plan). Response 1: The proposed development is located centrally on Margaret Avenue between Victoria Street North and Queen Street North. A portion of the overall building is adjacent to the parking lot of the Church of the Good Shepherd which is on the east side' of Margaret Avenue. Architectural details such as multiple entryways corresponding to multiple, separate residential units, stepbacks and landscape features (i.e. private walkways) have been intentionally designed to maintain the overall residential character of the neighbourhood. The new construction presents itself as separate units similar to the surrounding single family dwellings (including 54 Margaret Avenue) and is separated into several blocks to avoid a single mass. Underground parking is encouraged for all forms of redevelopment and is required for apartment developments, with the exception of surface visitorparking (Section 13.1.2.4 of Municipal Plan). Response 2: Individual parking garages for the units are accessed via the internal laneway of the development, therefore, the parking is not visible from the public realm. There is a total of 52 parking spaces proposed. Redevelopment should be of height, siting and design which will prevent it from encroaching on lower density dwellings located on Ellen and Ahrens Streets (Section 13.1.2.4 of Municipal Plan). Response 3: The proposed building height is approximately 3 storeys in height which is similar to the adjacent place of worship and 2-2 1/2 storey residential buildings in the area, particularly along Ellen Street to the north. The proposed development is approximately three (3) metres from the front yard property line which situates it close to the streetscape. The design includes a variety of heights, setbacks, forms and textures to reduce the perception of massing. Development proposals shall establish a strong, pedestrian oriented street edge that is consistent with the residential character of the District, through the use of appropriate setbacks, height, architectural features and building articulation. Response 4: The orientation and location of the proposed development promotes a strong, pedestrian oriented street edge due to its close proximity/ shallow setback to the street and separate walkways. The separation of the building into several units provides a more inviting streetscape in lieu of one building mass and interacts with the streetscape as singular residential units which promotes the residential character of the District. The stepbacks and variation in material along the front fagade of the units reduces massing November 7, 2022 revised June 22, 2023 MHBC / 26 Page 144 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario towards to the street and consistent with the residential massing and scale of surrounding historic dwellings. Any buildingsproposed over 5 storeys in heightmaybe required to undertake shadow studies to demonstrate that they will not unreasonably impact access to sunlight in rear yard amenity areas on Ellen Street. Response 5: The proposed development is less than 5 storeys and therefore, is not req u i red. The retention and incorporation of existing trees is strongly encouraged as part of any development proposal. Response 6: A Tree Preservation Plan was prepared by MHBC Planning by a licensed landscape architect and certified arborist (see Appendix 'E'). Of the 20 trees on-site, 18 of the trees will be retained. New trees are proposed to be placed in other parts of the site to mitigate the removal of healthy trees and the existing mature, healthy trees will be incorporated into the overall design of the site. Traffic studies may be required to demonstrate that new development will not have a negative impact on the existing heritage character of the area with respect to any potential road width / turning lane requirements or access locations Response 7: A Traffic Impact Study was not requested by the municipality as part of the site plan application submission. 6.3 Land Use Designations and Zoning Guidelines for Margaret Avenue "The large vacant lot on Margaret A venue is also currently designated Medium Density Multiple Residential, which is intended to permit some integrated medium density development while maintaining the overall character of the neighbourhood. Zoning for the large vacant parcel is R8, which permits a floor space ratio oft and a maximum height of 24 metres (approximately 8 storeys) for multiple dwellings The majority of buildings beside, across from and backing onto the large vacant site on Margaret are still the original detached dwellings, primarily 2 to 2-1/2 storeys in height One high rise apartment is situated across from the east end of the site. While the zoning would allow for construction of an 8 storey building, it would be more difficult for a building of this height to 'maintain the overall character of the neighbourhood' Actual architectural and design elements, along with siting of buildings would likely play an equally important role in whether new development was compatible with the character of the neighbourhood. November 7, 2022 revised June 22, 2023 MHBC / 27 Page 145 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario With the permitted floor space ratio oft, it would be very possible to achieve the maximum floor area. within a bui/ding envelope of 5 storeys or less as shown below. As a result, consideration should be given to reducing the maximum permitted height in this area to approximately 16.5 metres to reduce potential height impacts on the street and adjacent neighbours Height impacts could also be addressed through the addition of angular planes and/or step back requirements in the zoning by-law or guidelines to minimize building heights nearest the street In addition, a maximum front yard setback of 10 metres is recommended to establish a street edge similar to the opposite side of Margaret Avenue. It is also recognized that there are quite a number of mature trees that are located on the property. Opportunities to retain and/or design around these trees should be encouraged. Response 7: The proposed building heights are 13.3 metres which is to maintain the overall character of the neighbourhood. The angular plane analysis shown in Figure 15 below demonstrates that the proposed development meets the angular plane. The buildings are close to the street with individual entrances facing the street which is more consistent with the single detached dwellings in the immediate area. The proposed setback of approximately 3 metres established a similar street edge to the opposite side of Margaret Avenue. ANGULAR PLANE ANALYSIS (MARTIN SIMMONS SWEERS ARCHITECTS) I , I A A B C Figure 15: Angular plane analysis for the proposed development (Source: Martin Simmons Sweers Architects, 2022). November 7, 2022 revised June 22, 2023 MHBC / 28 Page 146 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario 6A Site/ Area Specific Design Guidelines: Margaret Avenue There are several sites, as previously identified in the policies and implementation sections of this report, that have a distinct character and/or some development expectation or potential over the long term. To ensure that future development, should it occur, is compatible with the District, the following guidelines should be considered during the building and site design in these areas 6.9.1 Margaret Avenue New development on the vacant lot on Margaret Avenue should establish a strong relationship to the street similar to that which exists on the south side of the street, by having a maximum front yard setback of 10 metres Response 8: The front yard setback is approximately 3 metres and therefore, is within the maximum setback and similar to the rest of the street. Landscaping of a tree boulevard for the proposed development will also address the relationship between the trees on the south side of the street and those in front of the new building. The development will be oriented to the street and entryways, including private walkways, are proposed to encourage the visual appeal of the neighbourhood. The subject lands front Margaret Avenue and have designed the front elevation along the streetscape to have architectural interest and details that promote a fluid streetscape. A minimum rearyard setbackof10 to 15metresis encouraged to minimize the impact of new development on existing residents on Ellen Street (Nest, given that the topography slopes onwards from Margaret Avenue to Ellen Street. This rear yard setback is also more consistent with that of existing development on Ellen Street. Response 9: The rear yard setback ranges from approximately 4 to 16 metres so the compatibility varies depending on the location on the site. The rear yard is intended to be landscaped which allows for a buffer between the development on the existing residents along Ellen Street West to minimize impacts as a result of the new dwelling units in areas where the minimum rear yard setback is not met. November 7, 2022 revised June ZZ, 2023 MHBC / 29 Page 147 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario Figure 16: Coloured rendering of rear yard (Source: Martin Simmons Sweers Architects Inc., 2022). Building step backs are encouraged for any development greater than 3-4 storeys in height to minimize the impact of new development on the pedestrian environment of the street. Step backs shou/d be a minimum oft metres to pro vide for useable outdoor terraces on the upper levels. Response 10: The proposed new construction is not greater than 3-4 storeys in height, however even so, it does include building step backs to minimize the impact of new development on the pedestrian environment of the street. There are terraces proposed to the rear of the units above the parking garages. Street leve/ architecture of any new development on Margaret Avenue should incorporate a high degree of building articulation and architectural detail to provide interest and compatibility with existing buildings across the street. Details could include cornices, pilasters, varied roof lines, pitched roofs, gables and dormers, decorative doorand window details, turrets, porches, bays and othersimilar features. Response 11: Please note that Appendix "W of this report provides a visual comparative analysis that supports this response. The new construction includes flat, platform rooflines which reflect that of the adjacent place of worship (as it relates to the battlement inspired bell tower) and the parapet of the tower is mimicked by the roof terraces (see Figures 17-18). The design of the blocks was intended to reflect the consistent residential streetscape in the surrounding area, particularly that of Ellen Street. Details include: transoms and sidelights at doors, portico -like entry ways and the use of a variety of materials that would be reflected in the District (i.e. brick, wood). November 7, 2022 revised June ZZ, 2023 MHBC / 30 Page 148 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario LA r Yii-1 -s4 Figures 17 & 18: (above) Coloured rendering of front elevation of Block'H' (Source: Martin Simmons Sweers Architects Inc., 2022); (below) View of the Church of the Good Shepherd (Source: Google Earth Pro, 2022). November 7, 2022 revised June ZZ, 2023 MHBC / 31 Page 149 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario The floor -to -floor and roof heights of the proposed development were designed to be consistent with the established residential neighbourhood in the immediate surrounding as well as design elements. A comparative analysis has been completed using the property located at 31 Margaret Avenue which is adjacent (non-contiguous) to the subject lands (see Figure 19 and Appendix `D' of this report). Window and door details, including transom lights and sidelights are reflected in a contemporary manner in the proposed development by means of an added glazed transom above entrances, broken up glazing on front elevation fronting Margaret Avenue while incorporating large picture windows. Columns have been incorporated on the interior facades facing the internal laneway which allude to columns used in traditional architecture (see Figures 20 & 21). The proposed townhouses have a variety of smaller forms using differing heights of outdoor spaces; the outdoor space on the third storey of the proposed development is aligned with the roof level of the existing houses in the area. The new construction includes a range of materials such as: natural wood siding, natural cedar soffits, wood door, standing seam metal siding, brick veneer, aluminum framing system and architectural concrete. Some of the materials represent the texture of the District while others are contemporary. The colour palette is proposed to be neutral which is supported by the use of some natural materials. Colours proposed include: Light cream, weathered copper, dark grey/ black, charcoal, blonde (aluminium) and natural wood colours (for the use of Cedar and other woods for architectural elements). November 7, 2022 revised June ZZ, 2023 MHBC / 32 Page 150 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario AW III�11l�illl����1�1lII.I�IIII 1 ��IIN__�i���� IIII !I!I!p •�- •rrlIIFllll11 11110 II111 0 ) O � 1. CHIMNEY VOLUME (SES RACK) 2. CENTER VOLUME {FORWARD} 3. ENTRY VOLUW SET -BACK} 31 MARGARET AVE - NORTH ELEVATION PROPOSAL MLOCK E} SOUTH ELEVATION Figure 2 -,diagram afmassft strategy OUTDOOR SPACE Mill= Figure 19: Visual comparative analysis between design elements of the residence at 31 Margaret Avenue which is directly adjacent (non-contiguous) to the subject lands (Source: Martin Simmons Sweers Architects, 2023). November 7, 2022 revised June ZZ, 2023 MHBC / 33 Page 151 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario kiphlieh¢ 4 Revisiorrs EXTERIOR FINIS9 iES AC T I VA -R—n Gl—gon smuts elevation facing Margaret Ave�- {Large picture win — h ave been resdved —dud. wigiy uw mewnrsungie+ re panes and mullw.ns with less-pa,swe gJ-1 - Glazed Ga'— here bee., g ided above all front entry doors .,�. -Columns are ..luded and nave been bapbled ®tee ""�' _—_—_—_ _---_—_—_— _—_ _—_— - —_—_ _—_ _—_ —_—_8 V_ ____ ______—___ _ _ -zP Now —' --_MARTIN '-t SIMWN5 SWUR5 e-- --------- - --------------I - — - — ___—----- _I BLACK E ELEVA�ICNC t SP3D5 -- --------------- ------------------ Use --------------Use of columns Use of sidelights and transoms Figures 20 & 21- (above) Broad view of elevations where columns have been incorporated into the design; (below) Detailed view of areas which include columns that reflect the historic use of this architectural feature in the HCD (Source: Martin Simmons Sweers Architects, 2023). November 7, 2022 revised June 22, 2023 MHBC / 34 Page 152 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario Create transitions in building width and massing by dividing the building visually into smaller units or sections that are more representative of the predominantly single family nature of the neighbourhood. Response 12: This architectural design of the building uses repetitive fagade elements, such as the mirrored rhythm of building sections. The transition of building with stepbacks also breaks up and creates a rhythm along the fagade of the three buildings along Margaret Avenue (see Appendix'C' for architectural elevations and renderings). The articulation of the front fagades reflects width and spacing of the single detached dwellings on the south of Margaret Avenue. There are seventeen entrances to the property from the street accessed from Margaret Avenue which has the effect of creating individual front yards similar in character to the single detached dwellings on the south side of Margaret Avenue. The use ofbrick and/ or stone is strongly encouraged for the front facade of any new development, to establish consistency with other heritage buildings in proximity to the parcel of land; Response 13: The CCNHCD Study (2006) identified that brick was used in 87.02% of the properties in the district. The proposed developed will use a light cream/ buff brick veneer on the front fagades. It also proposes to use wood materials which are also present in the District. Parking for new development will not be permitted in the front yard. Underground parking is strongly encouraged, or appropriately landscaped and screened surface parking at the rear or side of the development. Response 14: As per Response 2, parking is located in individual parking garages which are accessed via the laneway within the centre of the development. Therefore, the parking is not visible from the public realm. There is a total of 52 parking spaces proposed. Retention and incorporation of healthy trees currently located on the vacant land parcel is strongly encouraged to provide the new development with an 'instant® amenityand to help itblend into the heritage landscape that existsin the Civic Centre Neighbourhood Design new buildings around the existing trees to the extent possible. Where trees must be removed, they should be replaced with new ones at appropriate locations in the landscape. Response 15: See Response 6. November 7, 2022 revised June 22, 2023 MHBC / 35 Page 153 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario 6.5 Guidelines for Part IV Designations within CCNHCD 3.3.7 Part IV Designations A number ofproperties in the Civic Centre Neighbourhood are currently designated under Part IV of the Ontario Heritage Act When such properties are included in a Heritage Conservation District, the requirements of Part V of the Act take precedence over Part IV. As a result, the specific heritage attributes that are protected under Part IV are to be Identified and included in the Heritage District Conservation Plan to ensure their continued protection. To address this situation, the following policies are established for properties previously designated under Part IV. Policies: The policies and guidelines of this Conservation Plan are to apply to all properties previously designated under Part IV of the Ontario Heritage Act. In addition to the policies and guidelines of this Plan, all interior and exterior features previously designated under Part IV of the Ontario Heritage Act, that are or may be above and beyond those features to be protected as a result ofdesignation under Part V for the following properties are to continue to be protected in the same manner as prior to their designation under Part V. This includes: • 116 Oueen Street North (fence) — Wrouaht iron fence Response 16: The proposed development will not negatively impact the wrought iron fence along the property of the Church of the Good Shepherd. This is analyzed in Sub- section 7.0 of this report. 6.6 Other Applicable Guidelines for the Public Realm within CCNHCD There are other applicable guidelines within the CCNHCD Plan (2007) which are reviewed in this sub -section which relate to the overall public realm and the effect on the district by the proposed development. Mature trees are to be protected and preserved to the extent possible. (CCNHCD Plan (2007), Public Realm, 3,3,6 (a))) Response 17: Response 16 addresses the concern of tree preservation for the overall site. Landscaping that complements the existing landscapes of the district, screens parking areas and contributes to the overall pedestrian quality is encouraged for all new development. Specific landscape elements will be governed by Site Plan Approval, (CCNHCD Plan (2007), Public Realm, 3.3.6 (c)) November 7, 2022 revised June ZZ, 2023 MHBC / 36 Page 154 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario Response 18: Landscaped areas will screen the surface parking to the rear of the property. Landscaping at the front of the building includes trees, hydrangeas, boxwood and pavers. Where construction and/ or construction activities on private property may impact publicly owned trees, submissions for site pian approvals/ permits shall be accompanied by a tree preservation plan clearly indicating measures to preserve the municipally owned tree and approved by Urban Forestry. The tree preservation plan shall be prepared by a landscape architect, certified arborist or registered professional forester (CCNHCD Plan (2007), Public Realm, Street Trees, Sub section 7,3,1). Response 19: A Tree Management/ Preservation Plan is included in Appendix E' of this report. Ail boulevards should be maintained as green space, serving as an important buffer between vehicular and pedestrian space within the streetscape (Public Realm, Boulevards, Sub -section 7,3.2), Response 20: The existing boulevard will be maintained as green space to serve as a buffer between vehicular and pedestrian space within the streetscape. Residents of the Civic Centre Neighbourhood are encouraged to consider the use of plant materials that were typically employed in Ontario residential landscapes during the post -Confederation and post -Victorian periods" (CCNHCD Plan (2007), Public Realm, Front Gardens, Subsection 7,4,2), Response 21: Landscaping includes alternating gardens in sequence with the sections of the building; these gardens are composed of typical plant material selection for residential landscaping indicated in Table 5.1 of the CCNHCD Plan (2007). New Fences should be consistent in design, materials, and scale with heritage fencing. Wood, andiron fencing are recommended over vinyl, plastic, aluminium orothermore modern materials In the event that a more decorative or ornate style of fencing can be identified as historically installed on the property, it is desirable that the fencing should be replicated (CCNHCD Plan (2007), Public Realm, Front Gardens, Sub section 7,4,2). Response 22: There are retaining walls proposed along portions of the front elevations as part of the physical separation between unit entries. The walls are proposed to be architectural concrete, lightly sandblasted with clear matte sealer, however, these are intended as physical architectural elements and not as fences'. Terraces include wrought iron picket guard which is similar to the designated iron wrought fence of the Church of the Good Shepherd. November 7, 2022 revised June 22, 2023 MHBC / 37 Page 155 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario Where fences are proposed where they did not historically exist, uncomplicated heritage designs are recommended over more modern styles Unfinished pressure treated lumber fencing and chain link fencing are discouraged in the study area, especially in the front and side yard areas where fencing material can affect the streetscape character most (CCNHCD Plan (2007), Public Realm, Front Gardens, Sub- section 7,4,2), Response 23: There are no fences proposed, however, as mentioned in Response 32, the terraces include wrought iron guards to be consistent with the character of the area. Size and scale of the fencing should be considered closely, and take into account distance to viewing points, viewing heights and sight lines over fencing (CCNHCD Plan (2007), Public Realm, Front Gardens, Sub -section 7,4,2), Response 24: There is no proposed fence line along the front elevation of the proposed development. The retaining walls that are proposed will not block any viewing points or sight lines. Ornamental furniture should be coordinated, and if possible sourced from the same supplier in order to achieve the same economy of scale. A bench such as the MLB 310M bench available from Maglin Site Furniture Inc., finished in black pilaster powder coat, made from solid cast aluminium, The MLWR 200-32 trash receptacle and MBR200 bike rack are also available in the black powder coat finish, and coordinate with the bench (CCNHCD Plan (2007), Public Realm, Street Furniture, Sub- section 7,3.6). Response 25: There is no ornamental furniture proposed. November 7, 2022 revised June 22, 2023 MHBC / 38 Page 156 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario 6.7 Compatibility with the Civic Centre Neighbourhood Heritage Conservation District Plan (2007) Preferred Examples of Infill The Ontario Heritage Too/ Kit (OHTK) outlines acceptable infill designs within a cultural heritage landscape (see Figure 18). According to the OHTK, infills in designated cultural heritage landscapes are to fit in the immediate context, be of the same scale and similar setback, maintain proportions of windows and entrances similar to other cultural heritage resources and be of similar colour and material. Section 4.0 of this report completed an overall analysis of the policies in the CCNHCD Plan (2007). This analysis concluded that the proposed development is compatible with the overall character of the CCNHCD. new infill should tit its ]Q9 OZ ll10q©t i u➢� mmediate �QQ m m gQtl I QpQ [][]fl ° -- contest I q r'r� 1 new intlll shpuId �—g og-w.s.�I M1saeheht1 pQonoR-- Man 1100M T and widtas DOC11 i i Wal 11,313 M m neighbours r , { , newint" should have setbacks _ _ ; ;r ; `, similar ' - - f ���,•� neighbours' This is a good maimain d�q U00 [j[��] Do 11,3 —pL-ofthe proponbns of windows and nn fn-� 0�� O�Q Qfl4� �u� y ':'L: 1111 '4"e use ofrimple entrances 4l� grnphic m deruonnrate arreptable and use similar or -- A n' unacc table lilting a= no infddesign. materiels and il'� �; 'l� (Graphic colours it t Ministry of �+ e - Culture) Figure 22: Diagram showing good and bad examples of infill (OHTK, November 7, 2022 revised June ZZ, 2023 MHBC / 39 Page 157 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario Elevation on Margaret Avenue looking north to proposed low-rise redevelopment- Height ofbuiidings to be simliar to existing banding heights of three storeys near the street, up to five storeys mid -block. Figures 23 & 24: (above) Preferred example showing axonometric view of a proposed development from Sub -section 6.9.1 of the CCNHCD Plan for Margaret Avenue; (below0 Example of front elevation of preferred example along Margaret Avenue (Source: CCNHCD Plan, 6.29- 6.30). The proposed development relays similar architectural articulations as the preferred example provided in the CCNHC Plan above in Figures 19 and 20. Although, the development is taller than the historic residential buildings in the immediate surrounding area, it generally complies with the neighbourhood. In addition to complying with the architectural design guideline policies in the CCNHCD Plan (2007), the overall design of the proposed development also considered the preferred examples from case studies outlined in 6.33 of the CCNHCD Plan (2007). The excerpt below explains how these preferred examples are compatible for Margaret Avenue. 'More Preterred'Examp/es The photos below illustrate examp/es ofdevelopment that would be considered reasonably compatible in the Civic Centre neighbourhood, in areas such as Margaret Avenue, Ellen Street, Weber Street and Victoria Street These developments generally display good relationship to the street, sensitivity to scale, massing and built form, appropriate November 7, 2022 revised June ZZ, 2023 MHBC / 40 Page 158 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario interpretation ofroof /fines, and window placement For the most part, they also break up the buildings visually into smaller units through articulation of the front fa;ade and variation in building materials (CCNHCD Plan (2007), Section 6.33). Figures 25 to 28 provide a comparative analysis of the preferred examples presented in the Plan and the proposed new construction. Some similarities include separate unit entries and the use of setbacks and various projecting bays and contrast of brick and other materials. November 7, 2022 revised June 22, 2023 MHBC / 41 Page 159 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario L L L CL Proposed Development �I Figures 25- 28: (above left to bottom left) Preferred examples from Sub -section 9.6.5 of the CCNHCD Plan for Margaret Avenue; (right) Coloured rendering of the proposed development (Source: Martin Simmons Sweers Architects Inc., 2022) November 7, 2022 revised June ZZ, 2023 MHBC / 42 Page 160 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario 7.0 Impacts of Proposed Development 7.1 Classifications of Impacts The impacts of a proposed development or change to a cultural heritage resource may occur over a short or long-term duration, and may occur during a pre -construction phase, construction phase or post -construction phase. Impacts to a cultural heritage resource may also be site specific or widespread, and may have low, moderate or high levels of physical impact. According to the Ontario Heritage Tool Kit, the following constitutes negative impacts which may result from a proposed development: • Demolition of any, or part of any, heritage attributes or features; • Alteration that is not sympathetic, or is incompatible, with the historic fabric and appearance of a building; • Shadows created that obscure heritage attributes or change the viability of the associated cultural heritage landscape; • Isolation of a heritage resource or part thereof from its surrounding environment, context or a significant relationship; • Obstruction of significant identified views or vistas of, within, or from individual cultural heritage resources; • A change in land use where the change affects the property's cultural heritage value; and • Land disturbances such as a change in grade that alters soils, and drainage patterns that adversely affect a cultural heritage resource. In addition, this Heritage Impact Assessment assesses the impact of the proposed development on the overall Civic Centre Heritage Conservation District and assesses the compliance with the applicable policies of the CCNHCD Plan (2007). 7.2 Assessment of Beneficial Impacts The subject lands, which historically were used for residential dwellings, are now vacant. The vacancy has created a void along the Margaret Avenue streetscape which is within one of the City's oldest neighbourhoods. Infill in this case is recommended as a form of conservation for the general rhythm of the neighbourhood and in particular the streetscape of Margaret Avenue. A building of good quality and architectural design can be beneficial for both the neighbourhood in terms of spatial organization and overall historical land use patterns, as well as visually provide a scenic infill in what is currently an unbalanced streetscape. November 7, 2022 revised June ZZ, 2023 MHBC / 43 Page 161 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario 7.3 Assessment of Adverse Impacts of the Proposed Development to the Civic Centre Neighbourhood Heritage Conservation District The following Table 2.0 analyzes the impact of proposed development to the Civic Centre Neighbourhood Heritage Conservation District (including its potential impact on 12 Margaret Avenue/ 116 Queen Street (Church of the Good Shepherd) which is also designated individually under Part IV of the Ontario Heritage Act. Table 2.0 Impacts to CCNHCD Impact Level of Impact (None, Negligible, Minor, Moderate or Major) Destruction or Alteration Negligible. of Heritage Attributes Analysis The proposed development will remove two (2) trees from the existing 20 trees on site, one of which is in poor condition/ dead. Shadows No. The proposed development will not result in shadows that negatively impact the CCNHCD including landscape features (i.e. mature trees) due to the limited height of the building in addition to its proposed setbacks. There are also no significant landscape features identified adjacent to the subject lands that would require review for potential adverse impacts due to shadowing. Isolation No. The proposed development will not isolate adjacent heritage buildings or features but rather create a fluid streetscape. Direct or Indirect Obstruction of View No. November 7, 2022 revised June 22, 2023 The proposed development will not negatively alter the view of the western elevation of the Church of the Good Shepherd eastwardly along Margaret Avenue. It will also not affect the scenic view of the designated wrought iron fence along Margaret Avenue and Queen Street. The coach house was specifically constructed to the rear and not intended as a building of significant MHBC / 44 Page 162 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario views. The proposed development does not obstruct the view of the eastern facade of 54 Margaret Avenue as this was not intended to be the significant view and is currently obstructed from view by vegetation. The proposed development will not obstruct the view of rear elevations of adjacent properties to the rear of the subject lands as they were not intended to be viewed (see Sub -section 7.3.1). The land use on the subject lands will remain for residential purposes. The proposed development is approximately 29.8 metres from the adjacent coach house, 17.8-28 metres from properties to the rear along Ellen Street. The new construction will be approximately 9.8 metres from the dwelling at 54 Margaret Avenue which is sufficient distance to not anticipate impacts of vibrations as a result of construction (see sub -section 7.3.2). Drainage and grading should be appropriate based on an approval of an adequate drainage and grading plan. 7.3.1 Impact of Direct or Indirect Obstruction of Significant Views The Standards and Guidelines of Historic Places (Second Edition) defines in Section 4.1.5 'Visual Relationships" which is included as part of a character -defining element of a historic place and relates to an observer and their relationship with a landscape or landscape feature (viewscape) or between the relative dimensions of landscape features (scale). This policy adopts the following definition for viewscape: Viewscape can include scenes, panoramas, vistas, visual axes and sight lines. In designed landscapes, a viewscape may have been established following the rules of pictorial composition: elements are located in the foreground, middle ground and background. A Viewscape may also be the chief organizing feature when a succession of focal points is introduced to draw the pedestrian onward through a landscape. The Ontario Heritage Toolkit ("OHTK") acknowledges that views of a heritage attributes can be components of its significant cultural heritage value. This can include relationships between November 7, 2022 revised June ZZ, 2023 MHBC / 45 Page 163 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario settings, landforms, vegetation patterns, buildings, landscapes, sidewalks, streets, and gardens, for example. The OHTK has adopted the following definitions of a view and vista, respectively: View means a visual setting experienced from a single vantage point, and includes the components of the setting at various points in the depth of field. Vista means a distant visual setting that may be experienced from more than one vantage point, and includes the components of the setting at various points in the depth of field. Views can be either static or kinetic. Static views are those which have a fixed vantage point and view termination. Kinetic views are those related to a route (such as a road or walking trail) which includes a series of views of an object or vista. The vantage point of a view is the place in which a person is standing. The termination of the view includes the landscape or buildings which is the purpose of the view. The space between the vantage point and the termination (or object(s) being viewed) includes a foreground, middle -ground, and background. Views can also be'framed' by buildings or features. The CCNHCD Plan (2007) mentions the importance of views and overall effect of visibility of the proposed development on the District, Because it is such a large site and is located on one of the more highly tra veled streets in the District, it has pronounced visibility with the potential to significantly enhance or detract from the overall character of the neighbourhood depending on the ultimate appearance of development on the site. (Sub -section 3.3.5.3 Margaret Avenue, CCNHCD Plan, 2007). Thus, it is important that the affect the proposed development has on significant views and viewscapes in the district. The following diagram identifies views, both kinetic and stationary, as well as viewscapes that may be affected by the proposed development. The CCNHCD Study (2006) reviewed views and viewscapes within the boundary of the district. The study states that, "-where street are consistent as along Ellen Street, Ahrens Street or Gordon Avenue, the views are closed but long" (Section 4.3). Consistency as part of a view and viewscapes of the district will be evaluated in this sub -section. See the following Table 3.0 for an analysis of potential impacted views and viewscapes. November 7, 2022 revised June 22, 2023 MHBC / 46 Page 164 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario r` J, ft Table 3.0- Analysis of Views and Viewsca es View/ Viewscape Description of View View No.1 Kinetic view along Margaret Avenue View No. 2 Kinetic view along Ellen Street West View No .3 Kinetic view along Queen Street North View No. 4 1 Stationary view of western elevation of the Church of the Good Shepherd Viewscape No. 5 Viewscape (scene) of the Church of the Good Shepherd at the intersection of Queen Street North and Margaret Avenue Analysis of Views and Viewscapes and Potential Impacts View No.1- The CCNHCD Study of 2006, specifically identifies in Sub -section 4.4 that scale and character does shift across Margaret Avenue. Margaret Avenue is currently composed of low, medium and high-rise buildings. The scale and character of the Avenue is a mosaic of types of architecture. The kinetic view along Margaret Avenue will change so as to fill in a space that historically was filled with residential dwellings. The impact is neutral to this view and will not adversely affect the streetscape but rather it will complete the streetscape while maintaining the overall view of the street. View No.2- The kinetic view along Ellen Street West will not be negatively impacted. The proposed development may be visible to the rear of the residential homes. However, existing November 7, 2022 revised June 22, 2023 MHBC / 47 Page 165 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario trees in the rear yards of these homes and the existing and proposed trees on subject lands will screen the building masses. View No.3- Queen Street North is characterized by a variety of types of architecture; there are medium/ high rise buildings existing along this street. The proposed development will not impact the kinetic view of Queen Street North. Figure 29: Rendering of proposed development along Margaret Avenue (Source: Martin Simmons Sweers Architect). View No. 4-. The view of the western fagade of the Church of the Good Shepherd will not be negatively impacted due to the development. Due to the parking lot on the church property and the proposed park, the view of the north fagade will still be visible. Viewscape No. 5- The CCNHCD Plan (2007) defines churches as "distinctive landmarks within and at the edges of the District" as one of the key attributes of the district .The viewscape in the form of a scene of the Church of the Good Shepherd at the intersection of Queen Street North and Margaret Avenue is a distinctive part of the district. The Gothic inspired church with by its wrought iron fence at the corner of this intersection marks its presence on both streets. This scene is presented by the wrought iron fence in the foreground, church structure in the middle ground with its three storey clock tower leading the viewer to the heavens as a background. The view of the wrought iron fence will be limited to the change in the background from the proposed development. The foreground including the fence and the middle ground of the landscaping and church will, however, remain the same. November 7, 2022 revised June ZZ, 2023 MHBC / 48 Page 166 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario Figure 30 : Aerial view of the Church of the Good Shepherd; Black dotted line outlines the approximate perimeter of the designate wrought iron fence line (Google Earth Pro, 2019) 7.3.2 Impact of Land Disturbances The proposed development is approximately 29.8 metres from the adjacent coach house, 17.8- 28 metres from properties to the rear along Ellen Street. The new construction will be approximately 9.8 metres from the dwelling at 54 Margaret Avenue to the west which is sufficient distance to not anticipate impacts of vibrations as a result of construction. Figure 31: Overlay of site plan on aerial showing the distances between new construction and existing buildings and structures in the immediate surrounding area (Source: MHBC, 2022). November 7, 2022 revised June ZZ, 2023 MHBC / 49 Page 167 of 407 a i 1 ME YN-rr '"iiiii■��C�" ,v�p��� 'q�CEI ARGARET AVE # $ Figure 31: Overlay of site plan on aerial showing the distances between new construction and existing buildings and structures in the immediate surrounding area (Source: MHBC, 2022). November 7, 2022 revised June ZZ, 2023 MHBC / 49 Page 167 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario 7.4 Assessment of Adverse Impacts Specific to Adjacent 54 Margaret Avenue Table 4.0 Impacts to the Natural Heritage Impact Level of Impact (None, Negligible, Minor, Moderate or Maj r) _ Destruction and Alteration No. Shadows No. On-site and Surrounding CCNHCD Analysis The proposed development will not destroy or alter heritage attributes. The proposed development will not cause shadows that will negatively impact the heritage attributes of the adjacent property. The proposed development is limited in height and there are no significant landscape features associated with the property that would be adversely impacted by shadows. Isolation No. There is proposed development on either side of 54 Margaret Avenue. A landscaped separation has been created between the development and the existing building to reduce any impact on the building. The landscaped buffer also purposes as a transition in scale and mass. Direct or Indirect No. The proposed development does not Obstruction of View obstruct the view of the front facade of 54 Margaret Avenue. This is the significant view of the property from the street. A Change in Land UseI No The land use on the subject lands will remain for residential purposes. Land Disturbances No. The proposed development will be approximately 9.8 metres from the dwelling at 54 Margaret Avenue. This is sufficient distance such that impacts on the foundations, due to vibrations, are not expected. November 7, 2022 revised June ZZ, 2023 MHBC / 50 Page 168 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario 8mOConsideration of Development Alternatives, Mitigation and Conservation Measures 8.1 Alternative Development Approaches The following have been identified as a range of development alternatives that may be considered as part of the heritage planning process. 8.1.1 Do nothing This option would result in no development on the site. This is not recommended as historically the subject lands facilitated residential dwellings as part of the development of the City of Kitchener. The limited impacts of the proposed development are not cause to deny development opportunities. 8.1.2 Develop the site with an alternate design Alternative layouts and building orientation have been considered in the past with other proposed developments. The current design reflects the more preferred examples' outlined in the CCNHCD Plan (2007) in Section 6.9.5, architectural design guidelines; it also was developed based on previous proposals to ensure that it meets the requirements of the municipality, therefore, an alternate design is not warranted. 8.2 Mitigation Measures The following adverse impacts have been identified as impacts related to the proposed development are: • Negligible impact of the removal of two (2) trees from the subject lands Mitigation measures include tree replacement with trees that are indigenous to the area and of a type that would provide maximum screening potential to clearly define and legitimize the boundary of the development and its separation from the adjacent cultural heritage landscape. November 7, 2022 revised June 22, 2023 MHBC / 51 Page 169 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario 8.3 Conservation Measures There are no proposed repairs, alterations and demolitions as a result of the proposed development, however, as a precautionary measure, in order to ensure protection of both 54 and 12 Margaret Avenue (Coach House) prior and post construction, it is recommended that construction fencing be erected to deter dust and debris and any accidental damage that could occur. It would also be encouraged that points of entry to the site during construction avoid both of these properties, if possible, and that the storage of material and equipment be located away from the immediate area of both buildings. 8.4 Other Considerations It is encouraged that the park be named after a previous land owner (i.e. William and Margaret Young, D. S. Bowlby, Dr. Cornell, Albert Augustine, Kaufman family) in order to honour the subject lands former historical associations. Remaining foundation stones on the property could be used creatively within the park design to support this objective. There has been consideration for the naming of the park and the laneway in honour of former land owners on the subject lands. November 7, 2022 revised June ZZ, 2023 MHBC / 52 Page 170 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario 9. 0 Conclusions and Recommendations The City of Kitchener requested a scoped Heritage Impact Assessment for the proposed development on the subject lands located at 30-40 Margaret Avenue. This report assessed the impact that the proposed development may have on the Civic Centre Neighbourhood Heritage Conservation District (CCNHCD) including any potential impact to the individually designated property located at 12 Margaret Avenue/ 116 Queen Street (the Church of the Good Shepherd). In conclusion, the proposed development conforms to the majority of the policies and guidelines within the CCNHCD Plan (2007) and the adverse impacts are limited to a negligible impact of the removal of two (2) trees from the subject lands. Mitigation measures include tree replacement and that replanting be considered for the landscaped area between the buildings and edge of the property that abuts adjacent properties. Any new trees should be indigenous to the area and of a type that would provide maximum screening potential to clearly define and legitimize the boundary of the development and its separation from the adjacent cultural heritage landscape. There are no proposed repairs, alterations and demolitions to cultural heritage resources as a result of the proposed development. However, as a precautionary measure, in order to ensure protection of both 54 and 12 Margaret Avenue (Coach House) prior and post construction, it is recommended that construction fencing be erected to deter dust and debris and any accidental damage that could occur. It would also be encouraged that points of entry to the site during construction and storage of material and equipment be located away from the immediate area of both buildings. It addition to the above, it is encouraged that the park be named after a previous land owner (i.e. William and Margaret Young, D. S. Bowlby, Dr. Cornell, Albert Augustine, Kaufman family) in order to honour the subject lands former historical associations. Remaining foundation stones on the property could be used creatively within the park design to support this objective. November 7, 2022 revised June ZZ, 2023 MHBC / 53 Page 171 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario 10 . o Bibliography Blumenson, John. "Ontario Architecture: A Guide to Styles and Building Terms 1784 to the present". Fitzhenry and Whiteside, 1990. BI u menso n, John. Ontario Architecture: A Guide to Sty/es and Bui/ding Terms 1874 to the Present Fitzhenry and Whiteside, 1990. City of Kitchener. Civic Centre Neighbourhood Heritage Conservation District Study, 2006. City of Kitchener. Civic Centre Neighbourhood Heritage Conservation District Plan, 2007. City of Kitchener Official Plan: A Complete and Healthy Kitchener (2014). City of Kitchener , By-law No. 85-129. To designate the property at 116 Queen Street (The Church of the Good Shepherd) as being of cultural heritage value or interest (15 July, 1985). Eby, Ezra. A Biographical History of Early Settlers and their Descendants in Waterloo Township. Kitchener, ON: Eldon D. Weber, 1971. English, John and Kennedth McLaughlin. Kitchener.- An Illustrated History. Robin Brass Studio, 1996. Glaeser, Adolph, Mayor George Gruestzner, John Klein, Ezra Kraft, Ludovika Isabella Lang, Jacob Mohr, Joseph Mueller, Revered Andrew Spetz, Albert Tuerk. Berlin Today 1806-1906 Official Souvenir. Courtesy of the Kitchener Public Library, 51420. Google Maps & Google Earth Pro, 2022. Government of Canada. Parks Canada. Standards and Guidelines for the Conservation of Historic Places in Canada. 2010. Hayes, Geoffrey. Waterloo County., An Illustrated History. Waterloo Historical Society, 1997. Heritage Resources Centre. Ontario Architectural Style Guide. University of Waterloo, 2009. Intaglio Gravure Limited, Toronto & Montreal. Church of the Good Shepherd. Photograph. C. 1935. Martin Simmons Architects. Site Plan & Rendering, 2022. November 7, 2022 revised June 22, 2023 MHBC / 54 Page 172 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario MHBC Planning, Urban Design & Landscape Architecture. Tree Preservation Plan, October, 2022. MHBC Planning, Urban Design & Landscape Architecture. Site Plan, March, 2022. MHBC Planning, Urban Design & Landscape Architecture. Landscape renderings, March, 2022. mills, rych. Kitchener(Berlin)1880-1960. Arcadia Publishing, 2002. Ministry of Tourism, Culture and Sport. Ontario Heritage Too/Kit- Heritage Resources in the Land Use Planning Process, InfoSheet #2, Cu/tura/ Heritage Landscapes . Queens Printer for Ontario, 2006. Ministry of Tourism, Culture and Sport. Ontario Heritage Too/Kit- Heritage Resources in the Land Use Planning Process, InfoSheet #5 Heritage Impact Assessments and Conservation Plans . Queens Printer for Ontario, 2006. Moyer, Bill. Kitchener.- Yesterday Revisited, An Illustrated History. Windsor Publications (Canada) Ltd., 1979. n/a. BusyBer/in, Jubilee Souvenir. 1897. Ontario Ministry of Tourism Culture and Sport. Ontario Heritage Act Ontario Heritage Act 2005, R.S.O. 1990, c. 0.18 . Retrieved from the Government of Ontario website: htti)s://www.ontario.ca/laws/statute/9Ool8. Ontario Ministry of Affairs and Housing. Ontario Provincial Policy Statement 2014. S.3 the Ontario Planning Act R.S.0 1996. Retrieved from the Government of Ontario website: http://www.mah.gov.on.ca/Page2l5.aspx Pender, Terry. "Vacant Margaret Avenue property to house condo: ACTIVA Group plans two, six -storey buildings on land made vacant 25 years ago." Waterloo Region Record. October 12, 2013. Pender, Terry. "Local developer purchases long -empty Margaret Avenue land." Waterloo Region Record. August 9, 2012. Region of Waterloo GIS Locator, 2018. Region of Waterloo. "Infill: New Construction in Heritage Neighbourhoods". Practical Conservation Guide for Heritage Properties (PDF) Accessed February 17, 2019. Swedenborgian Church of the Good Shepherd. Church of the Good Shepherd. Photograph. C.1955. November 7, 2022 revised June 22, 2023 MHBC / 55 Page 173 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario Swedenborgian Church of the Good Shepherd. 'Our Historical Journey through the Ages". htti)://www.shei)herdsway.ca/our-history. Accessed February 21, 2019 Unknown. Church of the Good Shepherd. Photograph. C. 1965-1970. Courtesy of the Kitchener Public Library. Uttley, W.V. (Ben), A History of Kitchener, Ontario. The Chronicle Press: Kitchener, 1937. Waterloo Generations. "Family Surname Search." http://generations.reciionofwaterloo.ca/searchform.php . Accessed February 14, 2019. W. V. Uttley and Gerald Noonan. A History of Kitchener., Wilfrid Laurier University Press, 1975. MAPS Aerial photograph of subject lands of 1930, 1945, 1955 and 1963. KMZ Files. Courtesy of the University of Waterloo Geospatial Centre. C.M. Hopkins. 'Map of the Town of Berlin, Waterloo County." 1879. Scale unknown. KMZ File. Courtesy of the University of Waterloo Geospatial Centre. City of Kitchener. Map 9 of the Secondary Plan. City of Kitchener's Official Plan: A Complete and Healthy Kitchener (2014). City of Kitchener. Aerial and zoning map for the subject lands. City of Kitchener Interactive E - map, 2022. Goad, Chas. E. Kitchener (including the Village of Bridgeport" . February 1908, revised March 1925 50 sheets on 4 microfiche. G3464.K7G4751917.G63x UWPorter. Rare Book Room .1st floor. Goad, Chas. E. 'Kitchener (including the Village of Bridgeport" . February 1908, revised and reprinted January 1947. Underwriters' Survey Bureau. G3464.K7G475s06.U5xGeopspatia/ Centre.54 sheets, 1 index on 28 pages, both sides. G3464.K7G475s06.U5xGeospatial Centre54 sheets. H0122 UW Porter. Rare Book Room .1st floor, Courtesy of the University of Waterloo Geospatial Centre. Government of Canada. 'Waterloo County: Historical Canadian County Atlas." 1881. Scale not given. McGill University Rare Books and Special Collections Division, McGill University (Digital). htti)://digital.library.mcgill.ca/CountyAtias/searchmai)frames.i)hi) November 7, 2022 revised June 22, 2023 MHBC / 56 Page 174 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario M.C. Schofield. "Map of Part of the Town of Berlin, Capital of the County of Waterloo". 1853- 1854. Scale Eight Chains to the Inch. KMZ File. Courtesy of the University of Waterloo Geospatial Centre. Voght, G.H. "Berlin, Province of Ontario." 1875. Lithograph. Published in in 1989 by the City of Kitchener L.A.C.A.C. with the Kitchener Public Library. KMZ File. Courtesy of the University of Waterloo Geospatial Centre. November 7, 2022 revised June ZZ, 2023 MHBC / 57 Page 175 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario November 7, 2022 revised June 22, 2023 Appendix A Map Figures MHBC / 58 Page 176 of 407 Tk- _ � v nye �Tk GNB ,s ,p TA s p 2 O L 2 Gtio ,o. Fi4 G�`P .►� �G WL � - y, 4 :� x `p �ffF , �� ,off �P,GCO N , •;,.r V t'r t o2 ��A �vG .F . ,�. Mq y w Q ZO + �� 00 �Qi� A� f2FQ N� G 44/ CO co Tk As, c 0 A, �� co Q- co �0 ..� fid; � . O 2 �� tv •: �uRTNp ` AVEC c Jam'" " �2 �� y��Q G��' /' V' �O tv 4 P L A N N I N G URBAN DESIGN MHBC ARCHITDECTURE 200-540 BING MANS CENTRE C, ICTCHEP:ER, O, ;:2B 3X9 P:519.576.36:U F:.9;,76-0121 1 `VWN-f AHL(,,'I AN -COM 1pP L A N N I N G URBAN DESIGN SCAPE MHBC ARC ID CTURE 200-540 BINGEN,IIS CFITAG D!:. Ki;C.r:ENEP Ot` '+.'B sX9 P: 519.576.3650 F:51^..57..121 WWYJ.N11,6CPLA?'.COM J # Itl i,• f R _ MARGARET AVE tw , Ar ! JAL ARM A . L IIi`o.rt f. P L A N N I N G URBAN DESIGN MHBC ARCHITDECTURE 900-540R1NGFVA1S�'F1'TP1D,. kliGrFNFR C,.'J:RJX9 P: 519.5763650 F:51^.57,..0;21 1 V1M1,q,MACPLAJ!.COM Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario November 7, 2022 revised June 22, 2023 Appendix B Site Plan MHBC / 59 Page 180 of 407 yaw= aP S13 a, — 99 107 ,E v�E o J„ � F �,dw m v piplo Oa+l a < a s 3 F a n S-71Vb'7 puo S13 — 99 107 o J„ � F �,dw Y � Oa+l a < a s 3 F — / � nn 91z 9 a ------- — U z �� y OJ . ____=U o o ED O _ ED 2 z P L ED 4 h __ - 2 � eer 656 aPS Noe_atd✓e�______�. �_ 6L5h2'as NPZd_[td✓d_ Civezoo s�rzs � s 3 r eas m��� s �bre� F � _ 3 � � I s ` o .a LL ----------------- b 0� YF �avezoo m £c£LL N. ,� O m --� m e _ ED a 00Z Nd F o[c 1 ___ w �aN s -----— C m F — ici j m r Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario Appendix C Building Elevations & Renderings November 7, 2022 revised June 22, 2023 MHBC / 60 Page 182 of 407 C4 zo CC0 Q 1z C4 co LL LO T - w Z F- 10 z 06 '"03 z. . .. ... . w , M Lij W191 w co 0 < zaw maiH M 2 Z N 1 < 0 Ln q CL 2P Fa L -i T7 _77 mEL) .......... .......... m EL 0 .......... 0 0 0 .15 om m A TF F z - I - z Ey o —EL) EF) T1 ol. 0 O 0 0 0 zo M Q Iz C4 LO 8 0 0 . . .. z 2P ------------- LIJ LLJ -2 :, M I-- , - I -H ... . v LIL w 0 w w 2E 0 Ln U 2P mz o m IL . . . o .1d lo F E ME .1d ---------- .......... 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Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario Appendix G Angular Plane November 7, 2022 revised June 22, 2023 MHBC / 64 Page 210 of 407 I o T- Q CO z . . .. .... w Ww 0 o Cl) 0 o N X06 e6 �dy CD t Lu 2P U) Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario November 7, 2022 revised June 22, 2023 Appendix H Terms of Reference MHBC / 65 Page 212 of 407 City of Kitchener PRE -SUBMISSION CONSULTATION COMMENT FORM Project Address: 30-40 Margaret Avenue Date of Meeting: May 26, 2022 Application Type: Site Plan Comments Of: Heritage Planning Commenter's Name: Jessica Vieira Email: Jessica.Vieira@kitchener.ca Phone: 519-741-2200 ext. 7839 Date of Comments: May 12, 2022 ❑X I plan to attend the meeting (questions/concerns/comments for discussion) ❑ I do NOT plan to attend the meeting (no concerns) 1. Site Specific Comments & Issues: The following comments provided by Heritage Planning staff are based on the pre -submission application packaged received April 1, 2022. The package concerns a proposal for 30-40 Margaret Avenue by Activa Holdings Inc which involves the development of 48 3 -storey cluster townhomes. Heritage Status The subject property municipally addressed as 30 Margaret Avenue is designated under Part V of the Ontario Heritage Act and is located within the Civic Centre Neighbourhood Heritage Conservation District (HCD). The property is also located within the Civic Centre Neighbourhood Cultural Heritage Landscape (CHL). There are no buildings present on the property. 54 Margaret Avenue adjacent to the west side yard and 12 Margaret Avenue / 116 Queen Street North adjacent to the east side yard are classified under the 'A' Building Group, which means that they are structures with a high significance to the district. Section 3 of the Planning Act requires that decision of Council be consistent with the Provincial Policy Statement (PPS). Policy 2.6.1 of the PPS states that significant built heritage resources and significant cultural heritage landscapes shall be conserved. The PPS defines significant as resources that have been A City for Everyone Working Together — Growing Thoughtfully — Building Community Page 213 of 407 determined to have cultural heritage value or interest for the important contribution they make to our understanding of the history of a place, an event or a people, and notes that while some significant resources may already be identified and inventoried by official sources, the significance of others can only be determined after evaluation. The City's Official Plan also contains policies which require development to have regard for cultural heritage resources. As part of this, is establishes requirements for the submission of studies as part of complete planning applications, such as Heritage Impact Assessments (HIAs). It should also be noted that the Civic Centre Neighbourhood HCD Plan contains site specific policies for Margaret Avenue (Section 3.3.5.3). These policies require new development to maintain the overall residential character of the neighbourhood and be appropriate in height and siting to reduce impacts to adjacent dwellings. Policy 3.3.5.3 (h) also requires that the guidelines provided in Section 6.9.1 of this Plan be used to review and evaluate the proposal. Heritage Impact Assessment A scoped Heritage Impact Assessment (HIA) is required. Within the scoped HIA, the heritage guidelines, principles, and standards that will be used to guide the development of the site are to be identified. The scoped HIA will also evaluate any impacts of the proposed development on cultural heritage resources, including built heritage resources and cultural heritage landscapes. Associated mitigative measures are which avoid or reduce impacts to a satisfactory level are to be recommended and reflected in the design of the proposed development. As per Info Sheet No. 5 of the Ministry of Heritage, Sport, Tourism and Culture Industries' Heritage Toolkit publication Heritage Resources in the Land Use Planning Process, potential negative impacts to cultural heritage resources include, but are not limited to: • Destruction of any, or part of any, significant heritage attributes or features; • Alteration that is not sympathetic or is incompatible with the historic fabric, appearance and context; • Shadows created that alter the appearance of a heritage attribute; • Isolation of a heritage attribute from its surrounding environment, context, or a significant relationship; and • Direct or indirect obstruction of significant views or vistas within, from, or to cultural heritage resources. Similarly, measures to mitigate potential impacts as referenced in Info Sheet No. 5 of the Ministry's Heritage Toolkit include: • Alternative development approaches; • Design that harmonizes mass, setback, setting, and materials; • Limiting height and density; and A City for Everyone Working Together — Growing Thoughtfully — Building Community Page 214 of 407 • Allowing only compatible infill. In keeping with the Ministry and City guidelines on the preparation of HIAs, the following key components will need to be addressed: • Historic research, site analysis and evaluation • Description of the planning application and proposed development. • Assessment of the impact of the heigh, built form, setbacks, massing, and other design details on the Margaret Avenue streetscape and on the integrity of the character of the CCHCD in general. • Assessment on how the details of the proposed design (architecture, materials, colours, specifications, lighting, etc) address the CCNHCD Plan policies and guidelines • Concluding value and summary statements. As the subject property is a vacant lot, the identification of the significance of cultural heritage resources on the subject properties (design/physical value, historic/associative value, contextual value), including a listing of heritage attributes and if applicable the identification of significant views and vistas, and recommendations for conservation of identified attributes is not required. The following is also expected to be included within the HIA: • Anticipated impacts to 54 Margaret Avenue identified and appropriate mitigation measures proposed; • Anticipated impacts to 12 Margaret Avenue / 116 Queen Street North identified and appropriate mitigation measures proposed; and • Anticipated impacts to the properties located at the rear of the subject land which are also designated under Part V of the OHA, and appropriate mitigation measures proposed. A scoped terms of reference has been provided. Cultural Heritage Protection Plan A Cultural Heritage Protection Plan (CHPP) will be required. The CHPP should detail the measures to be undertaken prior to and during grading, construction, servicing or other development activity to eliminate or mitigate impacts to the adjacent heritage properties (54 Margarete Avenue and 12 Margaret Avenue / 116 Queen St N). The following components should also be addressed, in accordance with the City's standard terms of reference for CHPP's: • Analysis of the cultural heritage resource(s), including documentation, identification of cultural heritage attributes, assessment of resource conditions and deficiencies; • Short-, medium- and long-term conservation measures, interventions and implementation strategies including appropriate conservation principles and practices, methods and materials, and the qualifications of the contractors and trades involved in undertaking such work; and A City for Everyone Working Together — Growing Thoughtfully — Building Community Page 215 of 407 • Security and monitoring requirements, including measures to protect the resource/attributes during phases of construction or development. A scoped terms of reference for the CHPP can be provided upon request. Heritage Permit Application Projects that are likely to affect the heritage attributes of a heritage conservation district require a Heritage Permit Application (HPA), in accordance with the Ontario Heritage Act. This includes the construction of new buildings. Section 4.5.1 of the CCNHCD Plan also notes that approval is required for new buildings constructed on vacant properties. As such, a Heritage Permit Application will be required. Design Comments As mentioned previously, under Policy 3.3.5.3 (h) of the CCNHCD Plan, the guidelines of Section 6.9.1 are to be used in proposals for new buildings, to ensure that new development is compatible with the adjacent context. Highlighted policies include: • New development is to establish a strong relationship to the street similar to what exists on the south side of the street • Developments are to establish a strong, pedestrian oriented street edge • Minimum rear yard setbacks of 10 to 15 metres are desired to minimize the impact of new development on existing residents on Ellen Street West. In considering the above, it is recommended that all building massing be concentrated to the front of the subject lands. Appropriate landscaping and stepbacks at the front of the site should be incorporated as well. 2. Plans. Studies and Reports to submit as part of a complete Planning Act Application: • Elevation Drawings and 3d Massing Model • Heritage Impact Assessment • Cultural Heritage Protection Plan • Heritage planning staff would also like to request to be circulated a copy of the Planning Justification Report and/or Urban Design Brief 3. Anticipated Requirements of full Site Plan Approval: • Approved Heritage Permit Application A City for Everyone Working Together — Growing Thoughtfully — Building Community Page 216 of 407 • Approved Heritage Impact Assessment • Approved Cultural Heritage Protection Plan • Special condition of site plan approval o Review and approve elevations in conjunction with urban designer o Implementation of the recommendations of the HIA and CHPP 4. Anticipated Fees: Not applicable A City for Everyone Working Together — Growing Thoughtfully — Building Community Page 217 of 407 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, City of Kitchener, Ontario November 7, 2022 revised June 22, 2023 Appendix Curricula Vitae MHBC / 66 Page 218 of 407 CONTACT 54o Bingemans Centre Drive, Suite 200 Kitchener, ON N2B3X9 T 519 576 3650 X 744 F 519 576 0121 dcurrie@mhbcplan.com www.mhbcplan.com CURRICULUMVITAE Dan Currie, MA, MCIP, RPP, CAHP Cultural Heritage Evaluations Morningstar Mill, St Catherines MacDonald Mowatt House, University of Toronto City of Kitchener Heritage Property Inventory Update Niagara Parks Commission Queen Victoria Park Cultural Heritage Evaluation Designation of Main Street Presbyterian Church, Town of Erin Designation of St Johns Anglican Church, Norwich Cultural Heritage Landscape evaluation, former Burlingham Farmstead, Prince Edward County Heritage Impact Assessments Heritage Impact Assessment for Pier 8, Hamilton Homer Watson House Heritage Impact Assessment, Kitchener Expansion of Schneider Haus National Historic Site, Kitchener Redevelopment of former industrial facility, 57 Lakeport Road, Port Dalhousie Redevelopment of former amusement park, Boblo Island Redevelopment of historic Waterloo Post Office Redevelopment of former Brick Brewery, Waterloo Redevelopment of former American Standard factory, Cambridge Redevelopment of former Goldie and McCullough factory, Cambridge Mount Pleasant Islamic Centre, Brampton Demolition of former farmhouse at 1.0536 McCowan Road, Markham Heritage Assessments for Infrastructure Projects and Environmental Assessments Heritage Assessment of 1.o Bridges within Rockcliffe Special Policy Area, Toronto Blenheim Road Realignment Collector Road EA, Cambridge Badley Bridge EA, Elora Black Bridge Road EA, Cambridge Heritage and Cultural Heritage Landscape Assessment of Twenty Mile Creek Arch Bridge, Town of Lincoln Heritage Evaluation of Deer River, Burnt Dam and Macintosh Bridges, Peterborough County Conservation Plans Black Bridge Strategic Conservation Plan, Cambridge Conservation Plan for Log house, Beurgetz Ave, Kitchener Conservation and Construction Protection Plan - 54 Margaret Avenue, Kitchener Page 219 of 407 CONTACT 54o Bingemans Centre Drive, Suite 200 Kitchener, ON N2B3X9 T 519 576 3650 X 744 F 519 576 0121 dcurrie@mhbcplan.com www.mhbcplan.com CURRICULUMVITAE Dan Currie, MA, MCIP, RPP, CAHP Tribunal Hearings: Redevelopment of 21.7 King Street, Waterloo (OLT) Redevelopment of 1.2 Pearl Street, Burlington (OLT) Designation of 30 Ontario Street, St Catharines (CRB) Designation of 27 Prideaux Street, Niagara on the Lake (CRB) Redevelopment of Langmaids Island, Lake of Bays (LPAT) Port Credit Heritage Conservation District (LPAT) Demolition 1.74 St Paul Street (Collingwood Heritage District) (LPAT) Brooklyn and College Hill HCD Plan (OMB) Rondeau HCD Plan (LPAT) Designation of io8 Moore Street, Bradford (CRB) Redevelopment of property at 64 Grand Ave, Cambridge (LPAT) Youngblood subdivision, Elora (LPAT) Downtown Meaford HCD Plan (OMB) Designation of St Johns Church, Norwich (CRB - underway) LAND USE PLANNING Provide consulting services for municipal and private sector clients for: • Secondary Plans • Draft plans of subdivision • Consent • Official Plan Amendment • Zoning By-law Amendment • Minor Variance • Site Plan Page 220 of 407 EDUCATION 2011 Higher Education Diploma Cultural Development/ Gaelic Studies Sabhal M6r Ostaig, University of the Highlands and Islands 2012 Bachelor of Arts Joint Advanced Major in Celtic Studies and Anthropology Saint Francis Xavier University 2014 Master of Arts World Heritage and Cultural Projects for Development The International Training Centre of the ILO in partnership with the University of Turin, Politecnico di Torino, University of Paris 1 Pantheon - Sorbonne, UNESCO, ICCROM, Macquarie University www.linkedin.com/in/rachelredshaw CONTACT 540 Bingemans Centre Drive, Suite 200 Kitchener, ON N2B 3X9 T 519 576 3650 x751 F 519 576 0121 rredshaw@nihbeplan.com www.mhbcplan.com CURRICULUMVITAE Rachel Redshaw, MA, H.E. Dipl., CAHP Rachel Redshaw, a Senior Heritage Planner with MHBC, joined the firm in 2018. Ms. Redshaw has a Bachelor of Arts in Anthropology and Celtic Studies and a Master of Arts in World Heritage and Cultural Projects for Development. Ms. Redshaw completed her Master's in Turin, Italy; the Master's program was established by UNESCO in conjunction with the University of Turin and the International Training Centre of the ILO. Rachel is professional member of the Canadian Association of Heritage Professionals (CAHP). Ms. Redshaw provides a variety of heritage planning services for public and private sector clients. Ms. Redshaw has worked for years completing cultural heritage planning in a municipal setting. She has worked in municipal building and planning departments and for the private sector to gain a diverse knowledge of building and planning in respect to how they apply to cultural heritage. Rachel enjoys being involved in the local community and has been involved in the collection of oral history, in English and Gaelic, and local records for their protection and conservation and occasionally lecturers on related topics. Her passion for history and experience in archives, museums, municipal building and planning departments supports her ability to provide exceptional cultural heritage services. PROFESSIONAL ASSOCIATIONS Professional Member, Canadian Association of Heritage Professionals (CAHP) PROFESSIONAL HISTORY 2022 - Present Senior Heritage Planner, MacNaughton Hermsen Britton Clarkson Planning Limited 2018-2022 Heritage Planner, MacNaughton Hermsen Britton Clarkson Planning Limited 2018 Building Permit Coordinator, (Contract) Township of Wellesley 2018 Building Permit Coordinator (Contract) 1 Page 221 of 407 CURRICULUMVITAE Rachel Redshaw, MA, H.E. Dipl., CAHP RSM Building Consultants 2017 Deputy Clerk, Township of North Dumfries 2015-2016 Building/ Planning Clerk Township of North Dumfries 2009-2014 Historical Researcher & Planner Township of North Dumfries 2012 Translator, Archives of Ontario 2012 Cultural Heritage Events Facilitator (Reminiscence Journey) and Executive Assistant, Waterloo Region Plowing Match and Rural Expo 2011 Curatorial Research Assistant Highland Village Museum/ Baile nan Gaidheal Page 222 of 407 PROFESSIONAL/COMMUNITY ASSOCIATIONS 2022 -Present Professional Member, Canadian Association of Heritage Professionals 2017-2020 Member, AMCTO 2018-2019 Member of Publications Committee, Waterloo Historical Society 2018 Member, Architectural Conservancy of Ontario- Cambridge 2018 -2019 Secretary, Toronto Gaelic Society 2012 -2017 Member (Former Co -Chair & Co -Founder), North Dumfries Historical Preservation Society 2011 -2014 Member, North Dumfries Municipal Heritage Committee 2013 Greenfield Heritage Conservation District, Sub -committee, Doors Open Waterloo Region CONTACT 2012 Volunteer Historical Interpreter, Doon Heritage Village, Ken 540BingemansCentre Drive, Seiling Waterloo Region Museum Suite 200 2008-2012 Member, Celtic Collections, Angus L. Macdonald Library Kitchener, 650x7511N N2B T 519 576 3650 x7 2012-2013 Member Public Relations), Mill Race Folk Society ( F 519 576 0121 rredshaw@nihbeplan.com www.mhbcplan.com 2 Page 222 of 407 CONTACT 540 Bingemans Centre Drive, Suite 200 Kitchener, ON N2B 3X9 T 519 576 3650 x751 F 519 576 0121 rredshaw@nihbeplan.com www.mhbcplan.com CURRICULUMVITAE Rachel Redshaw, MA, H.E. Dipl., CAHP 2011 Member, University of Waterloo Sub -steering Committee for HCD Study, Village of Ayr, North Dumfries 2010-2011 Member (volunteer archivist), Antigonish Heritage Museum AWARDS / PUBLICATIONS / RECOGNITION 2019 Waterloo Historical Society Publication, Old Shaw: The Story of a Kindly Waterloo County Roamer 2014 Master's Dissertation, The Rise of the City: Social Business Incubation in the City of Hamilton 2014 Lecture, A Scot's Nirvana, Homer Watson House and Gallery 2013 Lecture, The Virtual Voice of the Pasta The Use of Online Oral Accounts for a Holistic Understanding of History, University of Guelph Spring Colloquium 2012-2013 Gaelic Events Facilitator, University of Guelph 2012-2015 Intermediate Gaelic Facilitator, St. Michael's College, University of Toronto 2012 Nach eil ann tuilleadh: An Nos Cr aig nan Gaidheal (BA Thesis) Thesis written in Scottish Gaelic evaluating disappearing Gaelic rites of passage in Nova Scotia. 2012 Waterloo Historical Society Publication, Harvesting Bees and Feasting Tables: Fit for the Men, Women and Children of Dickie Settlement and Area, Township of North Dumfries 2007-2012 25 historical publications in the Ayr News (access to some articles http://ayrnews.ca/recent ) PROFESSIONAL DEVELOPMENT COURSES 2021 Certificate for Indigenous Relations Training Program with University of Calgary 2020 Condo Director Training Certificate (CAO) 2018 Building Officials and the Law (OBOA Course) 2017-2018 AMCTO Training (MAP 1) 2017 AODA Training 3 Page 223 of 407 CONTACT 540 Bingemans Centre Drive, Suite 200 Kitchener, ON N2B 3X9 T 519 576 3650 x751 F 519 576 0121 rredshaw@nihbeplan.com www.mhbcplan.com CURRICULUMVITAE Rachel Redshaw, MA, H.E. Dipl., CAHP 2010 Irish Archaeological Field School Certificate COMPUTER SKILLS Microsoft Word Office Bluebeam Revu 2017 ArcGIS Keystone (PRINSYS) Municipal Connect Adobe Photoshop Illustrator ABBYY Fine Reader 11 Book Drive SELECT PROJECT EXPERIENCE 2018-2022 CULTURAL HERITAGE IMPACT ASSESSMENTS Promenade at Clifton Hill, Niagara Falls (Niagara Parks Commission) 16-20 Queen Street North, Kitchener (Former Economical Insurance Building) Peterborough Lift Lock and Trent -Severn Waterway (TSW), National Historic Sites, Development for 380 Armour Road, City of Peterborough Middlesex County Court House, National Historic Site, for development at 50 King Street McDougall Cottage and National Historic Site, for development at 93 Grand Avenue South, City of Kitchener City of Waterloo Former Post Office, Development for 35-41 King Street North, City of Waterloo, Phase II Consumers' Gas Station B, Development for 450 Eastern Avenue, City of Toronto 82 Weber Street and 87 Scott Street, City of Kitchener 39 Wellington Street West, City of Brampton 4 Page 224 of 407 CONTACT 540 Bingemans Centre Drive, Suite 200 Kitchener, ON N2B 3X9 T 519 576 3650 x751 F 519 576 0121 rredshaw@nihbeplan.com www.mhbcplan.com CURRICULUMVITAE Rachel Redshaw, MA, H.E. Dipl., CAHP 543 Ridout Street North, City of London 34 Manley Street, Village of Ayr, Township of North Dumfries Quinte's Isle Campark, 558 Welbanks Road, Prince Edward County (OLT) 174 St. Paul Street, Town of Collingwood (OLT) 45 Duke Street, City of Kitchener 383-385 Pearl Street, City of Burlington St. Patrick's Catholic Elementary School, (SPCES), 20 East Avenue South, City of Hamilton 250 Allendale Road, City of Cambridge 249 Clarence Street, City of Vaughan Specific for Relocation of Heritage Buildings 1395 Main Street, City of Kitchener 10379 & 10411 Kennedy Road, City of Markham CULTURAL HERITAGE SCREENING REPORT Kelso Conservation Area, Halton County 5" Side Road, County Road 53, Simcoe County Waterdown Trunk Watermain Twinning Project, City of Hamilton CULTURAL HERITAGE EVALUATION REPORTS 52 King Street North, City of Kitchener Sarnia Collegiate Institute and Technical School (SCITS), 275 Wellington, City of Sarnia (Municipal contingency study) 10536 McCowan Road, City of Markham Former Burns Presbyterian Church, 155 Main Street, Town of Erin (Designation Report) Former St. Paul's Anglican Church, 23 Dover Street, Town of Otterville, Norwich Township (OLT) 6170 Fallsview Boulevard, City of Niagara Falls CONSERVATION PLANS City of Waterloo Former Post Office, 35-41 King Street North, City of Waterloo 82 Weber Street East, City of Kitchener 87 Scott Street, City of Kitchener 107 Young Street, City of Kitchener Page 225 of 407 CONTACT 540 Bingemans Centre Drive, Suite 200 Kitchener, ON N2B 3X9 T 519 576 3650 x751 F 519 576 0121 rredshaw@nihbeplan.com www.mhbcplan.com CURRICULUMVITAE Rachel Redshaw, MA, H.E. Dipl., CAHP 1395 Main Street, City of Kitchener 10379 & 10411 Kennedy Road, City of Markham Cultural Heritage Conservation Protection Plans (Temporary protection for heritage building during construction) 16-20 Queen Street North, Kitchener (included Stabilization, Demolition and Risk Management Plan) 12 & 54 Margaret Avenue, City of Kitchener 45 Duke Street, City of Kitchener 82 Weber Street West and 87 Scott Street, City of Kitchener 660 Sunningdale Road, London DOCUMENTATION AND SALVAGE REPORTS 16-20 Queen Street North, City of Kitchener 57 Lakeport Road City of St. Catharines Gaslight District, 64 Grand Avenue South, City of Cambridge 242-262 Queen Street South, City of Kitchener 721 Franklin Boulevard, City of Cambridge HERITAGE PERMIT APPLICATIONS 16-20 Queen Street North, Kitchener 50 King Street, London 35-41 King Street North, City of Waterloo (Old Post Office), Phase II (alteration to building with a municipal heritage easement, Section 37, OHA) 50-56 Weber Street West & 107 Young Street, City of Kitchener (demolition and new construction within HCD) 30-40 Margaret Avenue, City of Kitchener (new construction within HCD) 249 Clarence Street, City of Vaughan (alteration within HCD) 174 St. Paul Street, Town of Collingwood (demolition within HCD) HERITAGE CONSERVATION DISTRICTS/ MASTER PLANS/ HERITAGE CHARACTER STUDY Elgin, Central and Memorial Neighbourhoods, Municipality of Clarington Stouffville Heritage Conservation District Study (Project Lead 2021-2022) Town of Aurora Heritage Register Update Page 226 of 407 200-540 BINGEMANS CENTRE DRIVE KITCHENER / ONTARIO /N2B3X9 / T:519.576.3650 / F:519-576-0121 / WWW.MHBCPLAN.COM III MHBC PLANNING URBAN DESIGN & LANDSCAPE ARCHITECTURE r � W L2 rye ►� , r`. . � C W I_ a d 6 N C � O c O 0 lboN N N (6 a Z Z O cn H W W Q(n3: 2 Lo