HomeMy WebLinkAboutDSD-2023-358 - Notice of Intention to Designate 90-92 Queen St S
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
Jessica Vieira, Heritage Planner, 519-741-2200 ext. 7041
WARD(S) INVOLVED: Ward 9
DATE OF REPORT: August 8, 2023
REPORT NO.: DSD-2023-358
SUBJECT: Notice of Intention to Designate 90-92 Queen Street South under
Part IV of the Ontario Heritage Act
RECOMMENDATION:
That pursuant to Section 29 of the Ontario Heritage Act, the Clerk be directed to publish a
Notice of Intention to Designate the front façade of the property municipally addressed as 90-
92 Queen Street South as being of cultural heritage value or interest.
REPORT HIGHLIGHTS:
The purpose of this report is to request that Council publish a Notice of Intention to Designate
the front façade of 90-92 Queen Street South under Part IV of the Ontario Heritage Act.
The key finding of this report is that 90-92 Street South meets 5 out of 9 criteria for designation
under Ontario Regulation 9/06 (amended by Regulation 569/22) and has been confirmed to be
significant cultural heritage resource.
The are no financial implications.
Community engagement included informing resident by posting this report with the agenda in
advance of the Heritage Kitchener Committee meeting, consulting and collaborating with the
owner regarding designation of this property, and consultation with Heritage Kitchener. In
addition, should Council choose to give notice of its intention to designate, such notice will be
served to the owner and the Ontario Heritage Trust, and published in the local newspaper.
This report supports the delivery of core services.
BACKGROUND:
The property municipally addressed as 90-92 Queen Street South is located on the north side of
Queen Street South near the intersection of Queen Street South and Charles Street East (Fig. 1).
The property consists of a two-storey unique Art-Deco building. The building is currently listed as a
non-
Register.
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
Figure 1. Location Map of 90-92 Queen Street South.
90-92 Queen Street South is subject to an active site plan application, which includes 84-88 Queen
Street South/1-3 Charles Street East, and 94-108 Queen Street South. Out of these properties, only
90-92 Queen Street South has heritage status. Heritage Planning staff had provided comments that
included retaining at least all the facades of 90-108 Queen Street South, as when viewed in its
entirety, all these facades reflected an eclectic mix of structural facades, which contributed greatly
to the Queen Street South streetscape. As such, the proposed development includes the following:
- Demolition of 84-88 Queen Street South/1-3 Charles Street East;
- Retention of the front façade of 90-92 Queen Street South;
- Selective Deconstruction and Reconstruction of 94-108 Queen Street South.
- Integration of the retained facades into the podium of a new 44-storey residential
condominium tower.
The draft Heritage Impact Assessment (HIA) was circulated to the Heritage Kitchener Committee at
its June 7, 2022, meeting. The site plan application has received conditional approval, subject to
several heritage conditions, including but not limited to submitting various studies outlining how the
façade will be retained and protected in-situ during construction, approval of the HIA and
Conservation Plan (CP), and the designation of the front façade of the building under Part IV of the
Ontario Heritage Act (OHA).
REPORT:
Identifying and protecting cultural heritage resources within the City of Kitchener is an important part
of planning for the future, and helping to guide change while conserving the buildings, structures,
and landscapes that give the City of Kitchener its unique identity. The City plays a critical role in the
conservation of cultural heritage resources. The designation of property under the Ontario Heritage
Act is the main tool to provide long-term protection of cultural heritage resources for future
generations. Designation recognizes the importance of a property to the local community; protects
promotes knowledge and understanding about the property. Designation not only publicly recognizes
and promotes awareness, but it also provides a process for ensuring that changes to a property are
interest.
The property municipally addressed as 90-92 Queen Street South is recognized for its design,
associative, and contextual values. The building is a two-storey unique example of Art-Deco
architectural style (Fig. 2). This building is the only one of its kind to exist in the area.
Figure 2. Front Façade of 90-92 Queen Street South.
According to the conclusion of the draft HIA, the building meets 5 out of 9 criteria for designation
under Part IV of the Ontario Heritage Act (Fig, 3):
1. The property has design value or physical value because it is a rare, unique, representative,
or early example of a style, type, expression, material or construction method.
2. The property has design value or physical value because it displays a high degree of
craftsmanship or artistic merit.
3. The property has historical or associative value because it has direct associations with a
theme, event, belief, person, activity, organization or institution that is significant to a
community.
4. The property has contextual value because it is important in defining, maintaining or
supporting the character of an area.
5. The property has contextual value because it is physically, functionally, visually, or historically
linked to its surroundings.
Figure 3. Table of Cultural Heritage Evaluation taken from the HIA
Design/Physical Value
The design and physical value relates to the Art Deco architectural style that is in good condition
with many intact original elements. The building features: first floor cast concrete construction
(ashlar) topped with an egg and dart moulding and acanthus leaf mouldings, which are carried up
and across to frame the second storey; first storey has yellow brick trim. Second storey is of yellow
brick construction arranged in horizontal and vertical rows with wide shallow gable parapet wall with
beaded cornice and three cast stone mouldings. Segmentally arched storefront windows, two
rectangular basement windows, temporarily correct lamps flank each side of store front windows.
The second storey also has central cast concrete mouldings.
90-92 Queen Street South is a unique example of the Art Deco architectural style and is the only
example of Art Deco architecture in the area. The available evidence indicates that the current
configuration of the structure was achieved between 1930 and 1945. Given that the popularity of
the style has decreased by 1940 and due to World War II, it seems likely that construction of the
current Art Deco facade occurred circa 1938, whereas the building could have been constructed
earlier when a small parcel of land was purchased by David Knipfel from the City of Kitchener
Historical/Associative Value
The historic and associative values relate to the early use of the building for the local business known
Pearl Laundry Cleaners and Dryers was founded by David
Knipfel in 1897. Pearl Laundry Dryers and Cleaners started operating out of 90-92 Queen Street
South in 1928. In 1946, David Knipfel sold the business to Berlin Dye Works, owned by Abraham
S.Uttley. David Knipfel only sold the company, not the structure, and entered into a long-term lease
agreement with Abraham Uttley whereas Uttley continues to operate the Pearl Laundry out of 90
Queen Street South and rents the premises from David Knipfel. This arrangement continued until
the death of David Knipfel in 1961, after which Uttley purchased the premises. In 1966, Uttley sold
the business and premises to Newtex Ltd., another Kitchener based dry cleaning company. Thus,
the building has a long history of being associated with a dry-cleaning company.
Contextual Value
The building has contextual value because it is important in maintaining the commercial/industrial
character of the Queen Street South streetscape. This building represents the industrial
th
development that was taking place in Kitchener in the early 20 century. It is also visually and
historically linke
Heritage Attributes
The heritage attributes of this building were only identified on the front façade. According to the HIA,
while the entire structure at 90-92 Queen Street South was subject to documentation through the
HIA, the structure is divided between the Art Deco Queen Street South façade, and the balance of
the building, which has undergone many alterations. Other than the façade, the building is not
attributed to a particular time period, and no other heritage attributes were observed. Furthermore,
the building is abutting other properties on both sides, because of which there are no notable heritage
attributes on those facades. The interior of the building has also been severely altered. As such, only
the façade of the building has cultural heritage value.
The heritage attributes of this building include:
All elements related to the Art Deco architectural style of the façade, including:
o Cast concrete mouldings and finishes
o Ashlar finish first storey with yellow brick trim
o Yellow brick second storey
o Shallow gable parapet wall
o Segmentally arched storefront windows
o Rectangular basement windows
o Temporally correct exterior lights
o Round headed structural openings on either sides of storefront window
o Pairing and symmetry of rectangular second storey windows
o Cast stone crest second storey
o Rectangular Plan
o Flat roof.
All elements of the front façade related to the contextual value of the building, including:
o Its location on the Queen Street South streetscape.
Forthcoming Heritage Permit Applications
Should Council choose to publish a Notice of Intention to Designate, staff will be returning to Heritage
Kitchener and Committee with two heritage permit applications; one for the partial demolition of the
building, and one for the new construction for the 44-sotrey condominium towers, as well as a
heritage easement agreement. Since the rectangular plan and flat roof have been identified as
heritage attributes, a heritage permit will be required to demolish the remaining structure.
Furthermore, according to the HIA, the rectangular plan and flat roof are not considered
characteristics of the Art Deco architectural style, and will not negatively impact the design/physical
value of the front façade that has been recognized.
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
Heritage Kitchener committee meeting.
CONSULT and COLLABORATE Heritage Planning staff have consulted and collaborated with the
applicant and owner regarding implementation of the recommendations of the HIA, including
designation under the Ontario Heritage Act. The owner has confirmed their support for designation
subject to consideration by Heritage Kitchener and Council.
Section 29(2) of the Ontario Heritage Act requires Council to consult with the Municipal Heritage
Committee (Heritage Kitchener) before giving notice of its intention to designate a property. Heritage
Kitchener will be consulted via circulation and consideration of this report (see INFORM above).
Members of the community will be informed via circulation of this report to Heritage Kitchener and
via formal consideration by Council. In addition, should Council choose to give notice of its intention
to designate, such notice will be served on the property owner and the Ontario Heritage Trust, and
published in the local newspaper (The Record). Once notice has been served, the owner has the
right of appeal to the Ontario Land Tribunal. It should be noted that should Council decide not to
proceed with a Notice
Heritage Register until January 1, 2025, after which it will be removed according to the changes
enacted by Bill 23. Once removed, it cannot re-listed on the Register again for five (5) years, i.e.
January 1, 2030.
PREVIOUS REPORTS/AUTHORITIES:
DSD-2022-271 Draft Heritage Impact Assessment 88-108 Queen Street South
Ontario Heritage Act, 2022
APPROVED BY: Justin Readman, General Manager, Development Services
ATTACHMENTS:
Attachment A Proposed Statement of Significance for 90-92 Queen Street South
STATEMENT OF SIGNIFICANCE
90-92 QUEEN STREET SOUTH
Summary of Significance
Social Value
Design/Physical Value
Economic Value
Historical/Associative Value
Environmental Value
Contextual Value
Municipal Address: 90-92 Queen Street North
Legal Description: Plan 391 Part Lot 1 Plan 393 Part Lot 5 & 27 RP 58R-858 Parts 1-3
& 5
Year Built: c. 1920
Architectural Style: Art-Deco Architectural Style
Original Owner: Pearl Laundry Cleaners and Dryers
Original Use: Commercial
Condition: Good
Description of Cultural Heritage Resource
th
The municipal address 90-92 Queen Street South includes a 20 century storefront
façade built in the Art Deco architectural style. The building is situated on a 0.46 acre
parcel of land located on the west side of Queen Street South between Church Street
and Charles Street in the City Commercial Core Planning Community of the City of
Kitchener within the Region of Waterloo. The principal resource that contributes to the
heritage value is the c. 1920 Art Deco façade
Heritage Value
90-92 Queen Street South is known for its significant design/physical,
historical/associative, and contextual values.
Design/Physical Value
The design and physical values relate to the Art- Deco architectural style that is in
excellent condition with many intact original elements. The building features: first floor
cast concrete construction (ashlar) topped with an egg and dart moulding and acanthus
leaf mouldings, which are carried up and across to frame the second storey; first storey
has yellow brick trim. Second storey is of yellow brick construction arranged in horizontal
and vertical rows with wide shallow gable parapet wall with beaded cornice and three cast
stone mouldings. Segmentally arched storefront windows, two rectangular basement
windows, temporarily correct lamps flank each side of store front windows. The second
storey also has central cast concrete mouldings.
90-92 Queen Street South is a unique example of the Art Deco architectural style and is
the only example of Art Deco architecture in the area. The available evidence indicates
that the current configuration of the structure was achieved between 1930 and 1945.
Given that the popularity of the style has decreased by 1940 and due to World War II, it
seems likely that construction of the current Art Deco facade occurred circa 1938,
whereas the building could have been constructed earlier when a small parcel of land
was purchased by David Knipfel from the City of Kitchener
Historical/Associative Value
The historic and associative values relate to the early use of the building for the local
Pearl Laundry Cleaners and
Dryers was founded by David Knipfel in 1897. Between 1897 and 1899, the city
directories list it as operating at 52 King Street West. In 1901, the business is listed at 9
Queen Street. In 1910, the Pearl Laundry is located at 54 Queen Street South (which
was the original address of 90-92 Queen Street South). In 1919, the business is listed
as operating from 52 Queen Street (original address of 90-92 Queen Street South). In
1928, the address is listed as 90 Queen Street. In 1946, David Knipfel sold the business
to Berlin Dye Works, owned by Abraham S.Uttley. David Knipfel only sells the company,
not the structure, and enters into a long-term lease agreement with Abraham Uttley
whereas Uttley continues to operate the Pearl Laundry out of 90 Queen Street South
and rents the premises from David Knipfel. This arrangement continued until the death
of David Knipfel in 1961, after which Uttley purchased the premises. In 1966, Uttley
sells the business and premises to Newtex Ltd., another Kitchener based dry cleaning
company. Thus, the building has a long history of being associated with a dry-cleaning
company.
Contextual Value
The building has contextual value because it is important in maintaining the
commercial/industrial character of the Queen Street South streetscape. This building
th
represents the industrial development that was taking place in Kitchener in the early 20
century. It is also visually and historically linked to the area by way of the o
Economic Value
The existing building has economic value as being representative of a building with a
history that contributes to the economic development that was taking initially in Berlin,
thth
and then in Kitchener in the late 19 and early 20 century.
Heritage Attributes
The heritage attributes of this building include:
All elements related to the Art Deco architectural style of the façade, including:
o Cast concrete mouldings and finishes;
o Ashlar finish first storey with yellow brick trim;
o Yellow brick second storey;
o Shallow gable parapet wall;
o Segmentally arched storefront windows;
o Rectangular basement windows;
o Temporally correct exterior lights;
o Round headed structural openings on either sides of storefront window;
o Pairing and symmetry of rectangular second storey windows;
o Cast stone crest second storey;
o Rectangular Plan; and
o Flat roof.
All elements of the front façade related to the contextual value of the building,
including:
o Its location on the Queen Street South streetscape.
Photos
Front Facade
Cast Cross located at center of front parapet
Detail of crest located between second floor windows
Detail of the Acanthus leaf used In accents
Pearl Laundry Cleaners and Dryers Signage
Egg and Dart pattern used on cast detail