Loading...
HomeMy WebLinkAboutDSD-2023-359 - Scoped Heritage Impact Assessment - 417 King St W - Proposed 55-storey TowerStaff Report Development Services Department www.kitchener.ca REPORT TO: Heritage Kitchener DATE OF MEETING: September 5, 2023 SUBMITTED BY: Garett Stevenson, Interim Director of Planning, 519-741-2200 ext. 7070 PREPARED BY: Deeksha Choudhry, Heritage Planner, 519-741-2200 ext. 7291 WARD(S) INVOLVED: Ward 9 DATE OF REPORT: August 1, 2023 REPORT NO.: DSD -2023-359 SUBJECT: Scoped Heritage Impact Assessment — 417 King Street West Proposed 55 -storey Tower RECOMMENDATION: For information. REPORT: The Planning Division is in receipt of a draft Scoped Heritage Impact Assessment (HIA) dated March 23, 2023, prepared my MHBC Planning Ltd., regarding a proposal to construct a 55 -storey tower on the subject property municipally addressed as 417 King Street West. 417 King Street West does not have any heritage status. However, it is located adjacent to 404-410 King Street West, also known as the `Kaufman Footwear' Building, which is designated under Part IV of the Ontario Heritage Act. Furthermore, the subject property is also located within the Warehouse District Cultural Heritage Landscape. The submission of a scoped HIA was made a requirement of the Official Plan Amendment and Zoning By-law Amendment Applications. The applicant is proposing to demolish the existing building on the subject property, and construct a 55 -storey tower with a total of 622 units (Fig. 1). The scoped HIA concludes that there will be no negative impacts to the `Kaufman Footwear' Building. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. Page 229 of 407 ARO! Figure 1. Proposed Rendering of the Proposed Development. Heritage Planning staff are currently in the process of reviewing the HIA and will be providing detailed comments to the application to address any areas that require further assessment and discussion. At this time, Heritage Planning staff are seeking the committee's input on the draft HIA and these comments will be taken into consideration as staff continues to review the HIA and the associated planning application. A motion or recommendation to Council will not be required at the September meeting. STRATEGIC PLAN ALIGNMENT: This report supports the delivery of core services. FINANCIAL IMPLICATIONS: Capital Budget — The recommendation has no impact on the Capital Budget. Operating Budget — The recommendation has no impact on the Operating Budget. COMMUNITY ENGAGEMENT: INFORM — This report has been posted to the City's website with the agenda in advance of the Heritage Kitchener committee meeting. Page 230 of 407 PREVIOUS REPORTS/AUTHORITIES: • Ontario Heritage Act, 2022 APPROVED BY: Justin Readman, General Manager, Development Services ATTACHMENTS: Attachment A — Draft Scoped Heritage Impact Assessment (HIA) — 417 King Street West Page 231 of 407 HERITAGE IMPACT ASSESSMENT V 69 4 0 0 F: 519 576 0121 11 Project No. 152021 1 MHBC PLANNING URBAN DESIGN & LANDSCAPE ARCH± 1 TECTUR E 417 King Street West, Kitchener "T° r Date: March 2023�i� Prepared for: VanMar Developments Prepared by: MacNaughton Hermsen Britton Clarkson k Planning Limited (MHBC) 200-540 Bingemans Centre Drive . _ ' .. Kitchener, ON N2B 3X9 T 519 576 3650 F: 519 576 0121 11 Project No. 152021 1 MHBC PLANNING URBAN DESIGN & LANDSCAPE ARCH± 1 TECTUR E Table of Contents 1.0 Introduction............................................................................................................................................................................................4 1.1 Scope of Heritage Impact Assessment...................................................................................................................4 2.0 Overview...........................................................................................................................................................................................5 2.1 Description of Subject Property..................................................................................................................................5 2.2 Surrounding Area..................................................................................................................................................................6 2.3 Heritage Status........................................................................................................................................................................7 3.0 Policy Context...............................................................................................................................................................................9 3.1 The Ontario Planning Act........................................................................................................................................................9 3.2 Provincial Policy Statement (2020)....................................................................................................................................9 3.3 Ontario Heritage Act................................................................................................................................................................10 3.4 Waterloo Region Official Plan............................................................................................................................................10 3.5 City of Kitchener Official Plan.............................................................................................................................................11 4.0 Heritage Resources.........................................................................................................................................................................12 4.1 Kaufman Footwear Building...............................................................................................................................................12 4.2 Lang Tanning Building...........................................................................................................................................................14 4.3 Warehouse District CHL.........................................................................................................................................................15 5.0 Proposed Development..............................................................................................................................................................16 6.0 Impact Assessment.........................................................................................................................................................................18 6.1 Impact Assessment: Kaufman Footwear Building...............................................................................................19 6.2 Impact Assessment: Lang Tanning Building............................................................................................................20 6.3 Impact Assessment: Warehouse District Cultural Heritage Landscape.................................................20 7.0 Recommendations and Conclusions.................................................................................................................................25 Appendix A —Concept Plan and Renderings Appendix B — Property Map 1 Page 233 of 407 PROJECT PERSONNEL Dan Currie, MA, MCIP, RPP, Managing Director of Cultural Heritage Senior Review CAHP Gillian Smith, MSc Planner Author & Research Page 234 of 407 EXECUTIVE SUMMARY The subject property located at 417 King Street W, Kitchener, is proposed to be redeveloped to accommodate a new multiple residential tower. The subject property has not been identified by the City as having cultural heritage value or interest (CHVI). However, the property is adjacent to the Part IV designated Kaufman Building, municipally listed Lang Tanning Building and within the Warehouse District Cultural Heritage Landscape. As such, a Heritage Impact Assessment is required to determine if the proposed redevelopment will adversely impact the surrounding heritage attributes. This report concludes that the proposed redevelopment will not adversely impact the surrounding heritage attributes. 3 Page 235 of 407 .0 Introduction MHBC has been retained by Van Mar Developments Inc to undertake a Heritage Impact Assessment CHIA') for the property municipally addressed as 417 King Street W, Kitchener (subject property). This report is related to a redevelopment proposal for the property, which includes the demolition of the existing structure and the construction of a new multiple residential tower. The subject property is located in the Downtown (City Commercial Core) of Kitchener, and is designated'Innovation District'on Map 4 of the Official Plan. Within the Downtown neighbourhood there is a concentration of properties that are either listed or designated on the Municipal Heritage Register.The'Innovation District' more specifically is characterized by many large, historic industrial buildings that are now office and residential uses. The planning policies for the'innovation District' encourage the densification of the area with a variety of land uses. The subject property is located within a Cultural Heritage Landscape, being the Warehouse District. Similar to the 'Innovation District', the Warehouse CHL is characterized by industrial buildings and ancillary uses, such as residences. The purpose of this report is to assess the impact of the proposed redevelopment of 417 King Street West on the surrounding heritage resources. As required, this report will provide recommendations that ensure the conservation of any identified heritage attributes, the compatibility of the proposal with the surrounding area, and that overall design standards are met. 1.1 Scope of Heritage Impact Assessment The City of Kitchener has requested a Scoped Heritage Impact Assessment. This report has been prepared in accordance with the scoped requirements provided in the pre -consultation document, as well as the Ontario Heritage Act infosheet #5. Specifically, this HIA includes the following: • Assessment of proposed development on the adjacent heritage resources; • Mitigation measures as required to ensure conservation of heritage attributes; • Evaluation of the local context, impacts of proposal on the CHL and recommendations to avoid or mitigate impacts; • Assess impacts of shadowing and provide mitigation strategies. 4 Page 236 of 407 2.00verview 2.1 Description of Subject Property The subject property is addressed as 417 King Street W, City of Kitchener. The subject property is approximately 2,747m2 in area and legally described as Plan 375 Pt Lots 16 & 17, RP 58R12320 Pt 1. The property is located on the south frontage of King Street W, immediately west of Frances Street S, north of Halls Lane, and east of Victoria Street N. The subject property is occupied by a single storey brick building known as'Ziggy's Cycle' and is adjacent to Francis Green parkette. Figure1: Location of subject property at 417 King St W (Google Earth) 5 Page 237 of 407 Figurel View of subject property from King Street and Francis Street (MHBC) Figurel view of subject property from King Street (MHBC) 2.2 Surrounding Area The surrounding area consists of multiple residential buildings and office buildings with ground floor commercial uses, institutional uses, parks, as well as surface parking lots. The immediate surrounding context is described in detail below: North: Directly across from the property is the Kaufman building which consists of residential lofts as well as surface parking. Further north are various commercial buildings as well as the rail line and the VIA and GO transit stations. 6 Page 238 of 407 South: The rear of the property abuts Halls Lane and a future 44 -storey mixed-use tower at 30 Francis Street S. Beyond 30 Francis Street is Charles Street and the Lang Tannery Building complex, which has been converted from warehouse use to commercial (restaurants) and offices. Further south is the Victoria Park neighbourhood consisting of single detached dwellings and Victoria Park. East: Abutting the property is Francis Green Parkette and Francis Street. On the east frontage of Francis Street are a range of commercial buildings and restaurants, which extend down King Street W through Kitchener's downtown area. West: West of the property is a parking lot and a condominium building. Past Victoria Street is the University of Waterloo Health Sciences Campus. Beyond the University Campus is the rail line. 2.3 Heritage Status In Ontario, there are several ways of recognizing heritage resources. Part IV, Section 27 of the Ontario Heritage Act requires that each municipality keep a public register of properties that are of cultural heritage value or interest. Municipalities can also designate entire neighbourhoods as Conservation Districts, or recognize certain areas as Cultural Heritage Landscapes. The subject property is not a listed or designated property on the Heritage Property Register for Kitchener. However, the property is adjacent to 404-410 King Street W, which is designated under Part IV of the Ontario Heritage Act and is also known as the Kaufman Footwear Building. Additionally, the property is located within the Warehouse District Cultural Heritage Landscape. There are other listed properties located near the subject property, including the Lang Tanning Co. Building, addressed as 113-151 Charles Street W, 170-188 Joseph Street, and 3-44 Francis Street South. 7 Page 239 of 407 Ibr � �� a��y,',�" ?h'�• '� � � `,' ASL /., �. ,. � � " � i L� a 4k,� . r. u�� + a -0A lk`Jsr Sfy�y .� Ju6LEE OR f2 h © C �� �, �•�^� ,\ + ewers v� � �•L~� Kaufman Footwear Building 404-410 King Street W is designated under Part IV of the OHA Lang Tanning Co. Building 113-151 Charles Street W, 170-188 Joseph Street, and 3- 44 Francis Street is listed on the Kitchener Heritage Property Register Warehouse District Cultural Heritage Landscape Subject property noted in red Page 240 of 407 3.0 Policy Context 3.1 The Ontario Planning Act The Planning Act makes a number of provisions respecting cultural heritage, either directly in Section 2 of the Act or Section 3 respecting policy statements and provincial plans. In Section 2, the Planning Act outlines 18 spheres of provincial interest that must be considered by appropriate authorities in the planning process. Regarding cultural heritage, Subsection 2(d) of the Act provides that: The Minister, the council of a municipality, a local board, a planning board and the Municipal Board, in carrying out their responsibilities under this Act, shall have regard to, among other matters, matters ofprovinciol interest such as, (d) the conservation of features of significant architectural, cultural, historical, archaeological or scientific interest; The Planning Act therefore provides for the overall broad consideration of cultural heritage resources through the land use planning process. 3.2 Provincial Policy Statement (2020) In support of the provincial interest identified in Subsection 2 (d) of the Planning Act, and as provided for in Section 3, the Province has refined policy guidance for land use planning and development matters in the Provincial Policy Statement, 2020 (PPS). The PPS is "intended to be read in its entirety and the relevant policy areas are to be applied in each situation". This provides a weighting and balancing of issues within the planning process. When addressing cultural heritage planning, the PPS provides for the following: 2.6.1 Significant built heritage resources and significant cultural heritage landscapes shall be conserved. The PPS also states in Sub -section 2.6.3 that, Planning authorities shall not permit development and site alteration on adjacent lands to a protected heritage property except where the proposed development and site alteration has 9 Page 241 of 407 been evaluated and it has been demonstrated that the heritage attributes of the protected heritage property will be conserved. The following definitions are provided in Section 6.0: Heritage attributes: means the principal features or elements that contribute to a protected heritage property's cultural heritage value or interest, and may include the property's built, constructed, or manufactured elements, as well as natural londforms, vegetation, water features, and its visual setting (e.g. significant views or vistas to or from a protected heritage property). Protected Heritage Property: means property designated under Parts IV, V or VI of the Ontario Heritage Act; property subject to a heritage conservation easement under Parts II or IV of the Ontario Heritage Act; property identified by the Province and prescribed public bodies as provincial heritage property under the Standards and Guidelines for Conservation of Provincial Heritage Properties; property protected under federal legislation, and UNESCO World Heritage Sites. Significant: e) in regard to cultural heritage and archaeology, resources that have been determined to have cultural heritage value or interest. Processes and criteria for determining cultural heritage value or interest are established by the Province under the authority of the Ontario Heritage Act. 3.3 Ontario Heritage Act The Ontario Heritage Act, R.S.O, 1990, c.0.18 remains the guiding legislation for the conservation of significant cultural heritage resources in Ontario. This HIA has been guided by the criteria provided with Regulation 9/06 of the Ontario Heritage Act that outlines the mechanism for determining cultural heritage value or interest. The regulation sets forth categories of criteria and several sub - criteria. 3.4 Waterloo Region Official Plan Chapter 3 of the Regional Official Plan provides policies on Cultural Heritage. The Region in tandem with the Area Municipalities will conserve and identify cultural heritage resources. Relevant policies applicable to this proposal include: • The Region and Area Municipalities will ensure that cultural heritage resources are conserved. • Area Municipalities will identify cultural heritage resources by establishing and maintaining a register of properties that are of cultural heritage value or interest. Area Municipalities will include on their register properties designated under Part IV, V orVI of the Heritage Act, and 10 Page 242 of 407 will consider including, but not be limited to, the following additional cultural heritage resources of cultural heritage value or interest: a) properties that have heritage conservation easements or covenants registered against title; b) cultural heritage resources of Regional interest; and c) cultural heritage resources identified bythe Grand River Conservation Authority and the Federal or Provincial governments. • Area Municipalities will designate Cultural Heritage Landscapes in their official plans and establish associated policies to conserve these areas. The purpose of this designation is to conserve groupings of cultural heritage resources that together have greater heritage significance than their constituent elements or parts. • Area Municipalities will establish policies in their official plans to require the submission of a Cultural Heritage Impact Assessment in support of a proposed development that includes or is adjacent to a designated property, or includes a non -designated resource of cultural heritage value or interest listed on the Municipal Heritage Register. • Cultural Heritage Impact Assessments may be scoped or waived by the Region or the Area Municipality as applicable. 3.5 City of Kitchener Official Plan Part C, Section 12 provides policies on Cultural Heritage Resources. It is the objective of the City to conserve cultural heritage resources and their heritage values, attributes and integrity, to ensure that all development is sensitive to and respects cultural heritage resources, and to increase public awareness and appreciation for cultural heritage resources. The Official Plan sets out a number of policies surrounding the identification and conservation of heritage resources and the function of the Municipal Heritage Committee. Of relevance to this Report is policy 12.C.1.23 which speaks to Heritage Impact Assessments. The City will require the submission of a Heritage Impact Assessment and/or Heritage Conservation Plan for development, redevelopment and site alteration that has the potential to impact a cultural heritage resource and is proposed: a) on or adjacent to a protected heritage property b) on or adjacent to a heritage corridor c) on properties listed as non -designated of cultural heritage value or interest on the Municipal Heritage Register d) on or adjacent to an identified cultural heritage landscape. 11 Page 243 of 407 4.0 Heritage Resources 4.1 Kaufman Footwear Building The Kaufman Footwear Building is located at 404-410 King Street W and is designated under Part IV of the Ontario Heritage Act under designation by-law 96-34. The Kaufman Building is located across the street from the subject property and occupies the western block along King Street W between Victoria Street and Francis Street. The foyer, or main entrance, is located at the Francis Street and King Street intersection. The building is now residential units, however, was home to the Kaufman Rubber Company Ltd.The building was constructed in 1908 and designed by Albert Kahn, representative of the 'Kahn System' of building for industrial buildings. Khan's facades were designed in a "grid pattern, as successive floor slabs were interfaced with the structure's exterior columns. The use of red brick on the facade, at the spandrels, served to accentuate the grid structure, as did the inclusion of large steel sash windows" (Patti Shea, August 1989). The Kaufman Rubber Company was the workplace of many of the residents and contributed to the local economy. Its location within the downtown and at a prominent intersection serves as a gateway to, and a landmark within the downtown. The heritage attributes of the building include: • exposed concrete frame, window openings, cornice and lentil mouldings and porticos of the 1908 and 1911 building phases • primary leading roofline to the height of the 1908 and 1911 building frame • exposed concrete frame, brick and concrete block infill panels (spandrels) of the 1920 building phase • concrete lintels and sills of the 1920 building phase • glass and metal enclosed entranceway with closed transom of the 1920 building phase • limestone Doric columns of the 1920 building phase • window openings cornice and lentil mouldings, roof and roofline of the 1920 building phase • reception counter line of the northwest wall from the floor to the underside of the height of the existing wall opening of the 1920 building phase • exposed concrete frame and brick and concrete block infill panels (spandrels) of the 1925 building phase 12 Page 244 of 407 • window openings, cornice and dentil mouldings, roof and roofline of the 1925 building phase • elements of the entrance foyer of the 1920 building phase • frieze with the inscription reading "Kaufman Rubber Co. Ltd." of the 1920 building phase • siting at the gateway to the downtown from Waterloo SUPERIOR QUALITY RUBBER FOOTWEAR Figure 4: historic drawing of t Kaufman Building (D.Y. Heritage Info) Figure 5: current view of Kaufman Builing at the King Street and Francis Street intersection (MHBC) 13 Page 245 of 407 4.2 Lang Tanning Building The Lang Tanning Building is a listed property on the municipal heritage register. It is a former industrial complex occupying an entire block bounded by Victoria Street S, Charles Street W, Francis Street S and Joseph Street. Currently, the building is used for a variety of commercial, office, and restaurant uses. Lang Tanning Company was started by a German immigrant, Reinhold Lang and was at one point the largest sole leather producer in Canada. It was also a prominent employer for City residents. It ranges in height from one to five storeys and consists of several interconnected buildings constructed from 1896 to 1956. The brick building is a vernacular industrial design forming part of the Warehouse District CHL. THE LANG TANNING CO.LIMITED KITCHENER. CANADA � Figure 6: drawing of Lang Tanning Complex (University of Waterloo Library) Figure 7: current view of Lang Tanning Complex (MHBC) 14 Page 246 of 407 4.3 Warehouse District CHL The Provincial Policy Statement (2020) defines a CHL as an area that is identified as having cultural heritage value or interest by a community and may involve structures, spaces, archaeological sites or natural elements that are valued together for their interrelationship, meaning or association. The City of Kitchener completed a Cultural Heritage Landscape Study in 2014 which identified 30 CHL's. The subject property is within the Warehouse District, identified as 'L -COM -1' characterized as an industrial/commercial landscape. Many of the original warehouse and factory buildings remain, including the Kaufman and the Tanning buildings. There are limited trees along corridors which make the area highly visible. The area buildings are consistent in design with tall floors and large windows and show the evolution from brick construction to concrete and steel. Character defining elements include: "Industrial landmarks historically important to the City and in many ways Kitchener's reason for developing as an urban industrial centre" (City of Kitchener, 2014). The Warehouse District retains: • historical identity as it has been consistently used forthe same purpose since the railway arrived and retains several buildings; • Cultural Value as it informs the development history of Kitchener and is contextually important to surrounding neighbourhoods; • Community value as it is a source of employment for residents. 15 Page 247 of 407 5.0 Proposed Development The owner of the subject property is proposing to demolish the existing building and redevelop the site with a mixed-use tower. The new tower is proposed to be 55 storeys in height and provide a total of 622 units with balconies. The proposed development includes a six storey podium with amenity space on the podium roof. The ground floor will consist of parking oriented to Halls Lane, as well as the lobby, retail, and main entrance oriented to King Street and Francis Street. Floors 2 to 6 will consist of above ground parking, and floor 7 will serve as amenity space with a walkout rooftop amenity area on the podium roof. The remainder of the building will consist of residential units. One underground level is proposed for bicycle and vehicle parking. Vehicular access will be provided from Halls Lane, with one driveway entrance to the underground parking and one entrance to the podium parking.The primary pedestrian entrance will be provided from King Street W. The ground floor will consist of retail. KING ST W PF.II.0 =__ RE`_:IIENT: -L µangyial aropsrt�une — — RERA TAEL @ GDE — — E1111I_E 2.8d d -B— F 6 I I I I AMENITY 5 TERRACE (a Li I 1 1 1saem rLINE -L' -7 rr69------- PROPOSED RESIDENTIAL TOWER 55 STOREYS L L L PODIUM UG PARKING LOADING PARKING ENTRANCE ENTRANCE ENTRANCE M FRANCIS GREEN PARK HALLS LN W Gl) H Le) [f7 U z Q LL Figure 8: Proposed Site plan. Full site plan and renderings are included as Appendix B (Kirkor Architects) 16 Page 248 of 407 MPH S47m 18ASm 5. Bm E s E g u35 m L L L PODIUM UG PARKING LOADING PARKING ENTRANCE ENTRANCE ENTRANCE M FRANCIS GREEN PARK HALLS LN W Gl) H Le) [f7 U z Q LL Figure 8: Proposed Site plan. Full site plan and renderings are included as Appendix B (Kirkor Architects) 16 Page 248 of 407 The building will be contemporary in design, intended to serve as a landmark at the intersection of King Street W and Francis Street S. The exterior design and use of materials will create a distinction between the podium and tower components. The podium will be constructed of concrete (pre- cast), metal, and glass. The tower component will consist of glass, including glass railings for the balconies. The concept plan, floor plan, and a full set of renderings has been included as Appendix B. Figure 9: Rendering of podium (Kirkor Architects) Figure 10: Rendering of proposed building, as seen from King St 17 Page 249 of 407 6.O Impact Assessment The impacts of a proposed development or change to a cultural heritage resource may be direct or indirect. They may occur over a short term 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. The following sub -sections of this report provide an analysis of the impacts which may occur as a result of the proposed development in accordance with the Ontario Heritage Toolkit. - Destruction: of any, or part of any significant heritage attributes or features; - Alteration: that is not sympathetic, or is incompatible, with the historic fabric and appearance: - Shadows: created that alter the appearance of a heritage attribute or change the viability of a natural feature or plantings, such as a garden; - Isolation: of a heritage attribute from its surrounding environment, context or a significant relationship; - Direct or Indirect Obstruction: of significant views or vistas within, from, or of built and natural features; - A change in land use: such as rezoning a battlefield from open space to residential use, allowing new development or site alteration to fill in the formerly open spaces; - Land disturbances: such as a change in grade that alters soils, and drainage patterns that adversely affect a cultural heritage resource. 18 Page 250 of 407 6.1 Impact Assessment: Kaufman Footwear Building Destruction or alteration of heritage attributes Shadows Isolation Direct or Indirect Obstruction of Views A Change in Land Use Land Disturbance Assessment Comment The proposed redevelopment does not include the Kaufman Building. There will be no destruction or alteration to heritage attributes of the building as a result of the proposed development. A shadow study has been completed for the proposed development (included as Appendix Q. The shadow study does show some shadowing on the Kaufman Building in the spring and fall during the afternoon, as well as minor shadowing in the evening of the summer. The tower will be slender and shadows produced will be narrow. The shadows cast will not be widespread and will only be present for limited periods of time in the late afternoon or evening. The shadows are not expected to impact the heritage value of the building or significant landscape features. The proposed redevelopment will not result in the isolation of the heritage property. The surrounding area is comprised of a range of land uses and densities, as well as other heritage resources which contribute to the character of the area. The proposed land use will be consistent with other residential development found within the surrounding area. No adverse impacts associated with isolation are anticipated. Significant views of the Kaufman Building are from the King Street right of way, Francis Street right of way, as well as Francis Green park. There are currently existing views from Charles Street. However, there is a 44 storey tower being built at 30 Francis Street S, which will block this view. The proposed development of the subject property will not impact viewing opportunities of the Kaufman building and all existing significant views will be maintained. There will be no change in land use for the heritage property. The subject property is approximately 23m from the Kaufman Building. It is possible that land disturbances may occur during construction of the proposed building. However, the Kaufman Building was originally designed for industrial. The construction and building materials used, including thick concrete floors, walls and steel reinforcement, ensure that the building was built to withstand vibrations or other intensive activities. Therefore, impacts due to vibration during construction are not likely. 19 Page 251 of 407 6.2 Impact Assessment: Lang Tanning Building Impact Assessment Comment Destruction or The proposed redevelopment does not include the Lang Tanning Building. alteration of heritage There will be no destruction or alteration to heritage attributes of the building attributes as a result of the proposed development. Shadows A shadow study has been completed for the proposed development (included as Appendix Q. The shadow study does not anticipate significant shadowing on the Lang Tanning Building and therefore will not impact the heritage value of the building or significant landscape features. Isolation The proposed redevelopment will not result in the isolation of the heritage property. The surrounding area is comprised of a range of land uses and densities, as well as other heritage resources which contribute to the character of the area. The proposed land use will be consistent with other residential development found within the surrounding area. No adverse impacts associated with isolation are anticipated. Direct or Indirect Significant views of the Lang Tanning Building are from the Victoria Street and Obstruction of Views Charles Street W intersection. The proposed new building is not located within this intersection and will not impact viewing opportunities of the Lang Tanning Building. All existing significant views will be maintained. A Change in Land Use There will be no change in land use for the heritage property. Land Disturbance The subject property is approximately 70m from the Lang Tanning Building. The proposed development is far enough away that no impacts related to vibration during construction are anticipated. 6.3 Impact Assessment: Warehouse District Cultural Heritage Landscape At present, the Warehouse District consists of a range of buildings and uses at varying scales and designs. Adjacent to the subject property at 30 Francis Street is a 44 storey tower, and fronting on Victoria Street is a multiple residential tower, demonstrating that such uses and scales can be accommodated within the Warehouse District. The existing building at 417 King Street W does not form part of the built form fabric of the cultural heritage landscape. The building is not a reflection of early industrial development, is not recognized as a cultural heritage resource and is not 20 Page 252 of 407 contextually important to the CHL. Therefore, its removal would not alter or otherwise impact the character of the Warehouse District. The Warehouse District places emphasis on the original commercial and industrial buildings as defining the character of the area. The existing building at 417 King Street W is not original and does not support the industrial landscape. Its removal would not change the character of the area, and the construction of a new tower would have a negligible impact as there are existing towers within this area. Figures 11 to 16 demonstrate how multiple residential towers have been integrated into the Warehouse District CHL. The proposed development will be of a similar scale to existing towers and will utilize building materials that reflect the evolution of construction in this area, drawing on metal, concrete and glass. The base/podium of the proposed tower will create a prominent and recognizable building with significant architectural detailing (refer to Appendix A for the renderings). I MW W Figure 11: 44 storey tower being constructed at 30 Francis Street, adjacent to subject property (srm Architects) Figure 12: podium of 44 storey tower at 30 Francis Street (srm Architects) 21 Page 253 of 407 Figure 13: Looking east towards 1 Victoria Condominium at the intersection of King St W and Victoria St S in the Warehouse CHL (MHBC) Figure 14: Looking south towards 100 Victoria Street S Condominium in the Warehouse CHL (MHBC) 22 Page 254 of 407 Figure 15: Looking north towards the 104 Garment and 100 Victoria St and 1 Victoria Condominiums in the Warehouse CHL (MHBC) Figure 16: Looking north towards within the Garment and Victoria Condominiums in the Warehouse CHL. Similar design elements will be included within the proposed development (MHBC) A shadow assessment has been prepared which models shadowing patterns cast from the proposed tower. The shadow study indicates that the proposed building will cast shadows most prominently in the early mornings and evenings of the spring, fall and summer. The shadows will not be present for long periods and are consistent with existing shadows cast from surrounding buildings. 23 Page 255 of 407 The building has been designed as tall and narrow, resulting in slender shadows. The resulting shadows cast will be minimal in size (skinny) and will not be widespread across the Warehouse District. Additionally, the Warehouse District is recognized for having minimal vegetation and therefore no significant landscape or vegetation will be impacted by the shadowing. 24 Page 256 of 407 7.0 Recommendations and Conclusions The owner of the subject property is proposing to demolish the existing building and construct a new mixed-use tower. The subject property is adjacent to a designated heritage property (Kaufman Building), nearby to a listed heritage property (Lang Tanning Building) as well as within the Warehouse District CHL. A Heritage Impact Assessment is required to determine the impact the proposed redevelopment may have on the surrounding heritage attributes. This report concludes that the proposed redevelopment will not result in adverse impacts to the Kaufman Building, Lang Tanning Building or the surrounding CHL. The proposed development does involve excavation, which could result in vibrations during construction. We note that the Kaufman Building was originally designed for industrial use, which housed large and heavy machinery. The construction and building materials used, including thick concrete floors, walls and steel reinforcement, ensure that the building was built to withstand vibrations or other intensive activities. Therefore, impacts due to vibration during construction are unlikely. 25 Page 257 of 407 Appendix A Concept Plan &Renderings 26 Page 258 of 407 a a UI U o r 5 N s45€a 'o S lli� z a IM z A -oN a` caN Q N, z r Mc, Kly $ iI 5 66 p E 3� f� ..rte .r .__. 2ZL� UI U o r 5 N s45€a 'o S lli� IM z A Mc, Kly $ iI 5 66 p E 3� f� ..rte .r .__. UI U o r 5 N s45€a 'o S z A Mc, Kly $ iI 5 66 p E 3� "Oaf ..rte .r .__. la x � a r 5 0 gg 44 n e n � r e�_ 3 R y". l _ 1� r f € UI U o r 5 N s45€a 'o S IL _ a ,W— e z z Y Z} �I 0 LU OJ so Z m 0 --MEW� N X \ W S 1S SIONVU=l ice= w Z LU � J U CO y J U a J - Z a LL I 2 E _ o 9LLg ---- wM9 Imo E I I' I p seg 8-1 @7 =1001dl ' KQ a � Q i7 Z � W ws " az zl I / I E yFaW 0 Wo ZOO - F- I �OyFy W aoOF CO E I I I CL LU z O a� I m' Y a z w oe a owxaxd__ w of � _ o$q, - —�1 UE 8-1 @7 =1001dl ' KQ a � Q i7 Z � W FI rcl I I E I gQ I I` -I ~ W zi u E W TUU O a� I m' a z w oe a owxaxd__ WWO _ o$q, - �W F 0 7 � 1J� N 2ZL� _ a LL U w -8 UI Z U ri N Ze Q e e d m'a 01 18 CL J .ag g ao maW as „ N „O �a M LO ---------------------------r ----- mE � ouXd — ___ oudd w o- a Q y iT 'i it �IlE 0 o ti' �ti' ',i' 'r0 i ;, An s' b4 I �� a I I i I e I i I ow m o3 i w3 MEN r --r-- r r- r-- -i J r-- --r-- �9, '9 IL LL` JI I' i � i �LL— r ---- -- do U w -y UI Y a Y 3sn3 'y v _ U c QW` a� J .ag g ao maW as „ N „O �a M „O „O „O o d 3.0 k e33 a d 3.33 E 0 E w 0'0 I I r T- 'D r ®t i -Al r -j©r z r rE,-- +, r 5 - I, y� m jjJJIIFF - 9 I rx---"� ,r 7 r 7 ,0� - I �f i ,� r r r r 7 -------- ---- - ------ --- -- --------- ------------- - ------ --- - �� I - -_---- ----------------- -------------------------------- ----------------1----- r --r � `.'9; 'rte I I 4 a LL a w N,. IL 2� do U w -y UI Y a Y 3sn3 'y v _ U c QW` a� J .ag g ao maW as „ N „O �a M „O „O „O o d 3.0 k e33 a d 3.33 E 0 E w 0'0 I I r T- 'D r ®t i -Al r -j©r z r rE,-- +, r 5 - I, y� m jjJJIIFF - 9 I rx---"� ,r 7 r 7 ,0� - I �f i ,� r r r r 7 -------- ---- - ------ --- -- --------- ------------- - ------ --- - �� I - -_---- ----------------- -------------------------------- ----------------1----- r --r � `.'9; 'rte I I 4 a LL a do w - Z � asna, „Ouv�D O M o d 3.0 k 833 a d 3.33 E w g 0'0 I x C I' ■ QoN F T -T -,j i f f °off IL 2ZL� do w - Z � asna, „Ouv�D O M o d 3.0 k 833 a d 3.33 E w g 0'0 I x C I' ■ F T -T -,j i f f °off Iml u r, J A IL 02 0. m� io J a 04 LL Z E �1----�------ate Z- ry :I 4� paMI� Im 'nnnm� ■ 'nnnm, mm�n J l T I a oo U. w000 I N wwo E ------��-���--- A IL �i 1 M y I =- e�w I J I I I� w O a I I Y "L AJa Ma N � I A v e J j aR I r _I �I E ------��-���--- A IL �i 1 M y I =- e�w I J I I I� a I I I C �■ �iir■ii 1IIIIIIIII 111111111■ � A a I I I C LL I A v e J j aR I r _I �I =�x a a c a °off LL N Iwo A6AAAAAAAAAAA ................................................................ oil Vallmom ii ME �eii=l i� =olCi ii ==== 'elle ::::: Is Is e ® ® e ®e 11110MEW 1 1 1/111111111/111111111/11111/111111111/1111111111111 1 .................................:.............................. 211�eY�eYalde4e4eY�Yd�" " eY _ loin, l min i mm Im OR iffic ■ ■ �■ ��_, oo N1 Oz Lyda 3a rW Q z m ae„.etl 0 w w x LL o s d d w d E w d d m m X O O O O O O O O O O O O it it it it it it it it it it it it it it it it it it it it it it it it it it it it it it it it it it it it it it it it it it it it it it it it it it it it it it i it i�n - c o Lu L S O .. N JI JI N JI JI JI JI $ PI 'PI PI PI PI PI PI PI PI JI JI 'JI JI JI JI JI JI JIJIJIJI InJIJIJIJIJIJI , , $ $ JIJI , ,11,JIJI'JIJI J J J J JI a= A � �rc c O d W L o e Mnnnnnnnnnnnnnaddaddnnnnnnnnnnnnnnnnnnnnnnnnnnnnn0 �y� a2gy H - ¢ Mnnnnnnnnnnnnnaddaddnnnnnnnnnnnnnnnnnnnnnnnnnnnnn0 ®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®® ®®®®111111111111111111111®1111111111111111111111 ®®®®11111111111111111111111111111111111111111111 ®®®®111111111111111111111®®111111111111111111111 ®' p V I I I IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII�I 9 V N ®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®® ®®®®111111111111111111111®1111111111111111111111 ®®®®11111111111111111111111111111111111111111111 ®®®®111111111111111111111®®111111111111111111111 ®' VMM 7 m q- VMM p N 0 E 0 U) 0 O 0 d M p N 0 E d c N V42000,04, r. w 04 •�•'' ' •''.' •^ � �� � • % ♦ p'r'o N 1 // C j _ _ '/ r_ 9 " o� c p N 0 E 0 U) 0 O 0 d M p N 0 E d c N V42000,04, r. .► 4 •�•'' ' •''.' •^ � �� � • % ♦ p'r'o N 1 // C j _ _ '/ p 0 E a ao d 00 N 0 E io d c p N 0 E 0 p N 1 // C j r_ 9 " Appendix B Location Map 27 Page 274 of 407 417 King Street W Kaufman Footwear Building Lang Tanning Building Complex 28 Page 275 of 407