HomeMy WebLinkAboutDSD-2023-467 - Notice of Intention to Designate the Front Facade of 144-150 King St W
Development Services Department www.kitchener.ca
REPORT TO: Heritage Kitchener
DATE OF MEETING: November 7, 2023
SUBMITTED BY: Garett Stevenson, Manager of Development Review, 519-741-2200
ext. 7070
PREPARED BY: Jessica Vieira, Heritage Planner, 519-741-2200 ext. 7291
WARD(S) INVOLVED: Ward 10
DATE OF REPORT: October 16, 2023
REPORT NO.: DSD-2023-467
SUBJECT: Notice of Intention to Designate the Front Façade of 144-150 King
Street West under Part IV of the Ontario Heritage Act
RECOMMENDATION:
That pursuant to Section 29 of the Ontario Heritage Act, the Clerk be directed to
publish a Notice of Intention to Designate the property municipally addressed as
144-150 King Street West as being of cultural heritage value or interest.
REPORT HIGHLIGHTS:
The purpose of this report is to request that Council direct the Clerk to publish a Notice
of Intention to Designate the property municipally addressed as 144-150 King Street
West under Part IV of the Ontario Heritage Act.
An updated
taken to the Heritage Kitchener Committee on June 6, 2023. On this meeting date, the
Committee recommended that pursuant to Section 29 of the Ontario Heritage Act, the
cultural heritage value or interest of 144-150 King Street West be recognized, and
designation pursued.
The key finding of this report is that the property municipally addressed as 2144-150
King Street West meets the criteria for designation under Ontario Regulation 9/06
(amended by Ontario Regulation 569/22) and has been confirmed to be a significant
cultural heritage resource. The property is recognized for its design/physical,
historical/associative, and contextual value.
There are no financial implications.
Community engagement included informing residents by posting this report with the
agenda in advance of the Heritage Kitchener committee meeting, providing written
correspondence to the property owner, and consulting 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.
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.
BACKGROUND:
The subject property is located on the north side ofKing Street West, between where
Young Street intersects to the west and Ontario Street North intersects to the east. The
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property possesses a four-storey late 19 century cast concrete commercial building built
in the Classical Revival architectural style. It is situated on a 0.15-acre parcel of land in the
City of Kitchener in the Region of Waterloo. The principal resource that contributes to the
heritage value is the front façade of the four-storey commercial building.
Figure 1: Location Map of Subject Property
A full assessment of 144-150 King Street West has been completed and included a field
evaluation and detailed archival research. The findings concluded that the subject
property meets the criteria for designation. An updated Statement of Significance on the
June
6, 2023. On this meeting date, the Committee recommended that pursuant to Section 29
of the Ontario Heritage Act, the cultural heritage value or interest of 144-150 King Street
West be recognized and designation pursued. This work was undertaken as part of the
City of Kitchener Municipal Heritage Register (MHR) Review, initiated in February of 2023.
s response to amendments to the Ontario Heritage Act
introduced in January of 2023 through Bill 23, the More Homes Built Faster Act. The City
contacted owners of listed properties through an initial letter dated May 23, 2023, to inform
them of this undertaking. Owners of properties recommended for designation were
Heritage Planner with any comments, questions, or concerns. Per standard procedure,
should Council support the Notice of Intention to Designate, Owners will be contacted a
third time through a Notice of Intention to Designate (NOID) Letter. An ad for the NOID will
also be published in a newspaper. Once the letter is served and the ad posted, there will
be a 30-day appeal period in which Owners may object to the designation.
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
value; encourages good stewardship and conservation; and 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
value and interest.
Figure 2: Front Facade of the Subject Property
Figure 3: The Mayfair Hotel and the Weber Chambers, c. 1927, by Ernest Denton
144-150 King Street West is recognized for its design/physical, historical/associative, and
contextual values. It satisfies seven of the nine criteria for designation under Ontario
Regulation 9/06 (amended by Ontario Regulation 569/22). A summary of the criteria that is
met or not met is provided in the table below.
Criteria Criteria Met (Yes/No)
1. The property has design value or physical value Yes
because it is a rare, unique, representative or early
example of a style, type, material, or construction
method.
2. The property has design value or physical value Yes
because it displays a high degree of craftsmanship or
artistic merit.
3. The property has design or physical value because it Yes
demonstrates a high degree of technical or scientific
achievement.
4. The property has historical value or associative value Yes
because it has direct associations with a theme, event,
belief, person, activity, organization or institution that is
significant to a community.
5. The property has historical or associative value because Yes
it yields, or has the potential to yield, information that
contributes to an understanding of a community or
culture.
6. The property has historical value or associative value No
because it demonstrates or reflects the work or ideas of
an architect, artist, builder, designer or theorist who is
significant to a community.
7. The property has contextual value because it is Yes
important in defining, maintaining or supporting the
character of an area.
8. The property has contextual value because it is Yes
physically, functionally, visually, or historically linked to
its surroundings.
9. The property has contextual value because it is a No
landmark.
Design / Physical Value
The design and physical value of the building resides in its architecture and physical
construction. The building is a representative example of the Classical Revival
architectural style in a commercial building. The structure is four-storeys in height.
st
Renovations to the front were completed in the early 21 century, which included covering
the original pre-cast concrete cladding with a different cladding. Though some original
detailing was lost, the work largely maintained the original appearance of the structure.
The building also demonstrates a high degree of technical and scientific achievement. The
King Street West façade is likely the first in the City to be built with a precast concrete
façade. The current façade is clad with an exterior insulation and finishing system (EIFS)
similar to stucco; however, the original precast concrete façade still exists behind the new
cladding. In addition, it is believed that this building was the first building within the City to
install an elevator.
Historical / Associative Value
The subject property has historical and associative value due to its connection to the
theme of economic development in the downtown area. In 1840 David Weber sold a one-
acre parcel of land north of King Street and east of Young Street, all within Lot 16 and part
of the 3-acre trade made by his father-in-law in 1833 to Frederick Gaukel. This parcel
became the site of the Mayfair Hotel and the Weber Chambers, which is the inscription
seen on the parapet of 144-150 King Street West. The Weber Chambers building originally
housed storefronts on the ground floor and office spaces above. Notable tenants of the
property have included: London Life Conservatory of Music (1912); Met Life Insurance Co.
(1912); Wm. Cairnes, Real Estate (1912); H.L. Staebler Co. Ltd., Insurance (1924 and
1933); Salts and Chemicals, Ltd. (1924); Bricker & Sons, Ltd., Wholesale Jeweler (1924);
R.W. Ripley, Dental Laboratory (1933); and, G.E. Schlee, Advertising (1933). The site was
the long-time home to the Palladium Restaurant, whose "Candy, Ice Cream, Palladium
recognizable by locals at the time, and which served
Palladium was William G. Sahli, a watchmaker-
68 years, concluding with his retirement in 1978 at the age of 83. He had serviced three
generations of the same family and other locals within the area, and, like the Palladium
Restaurant, became a staple of the Kitchener downtown. In 1985 the second to fourth
storey office spaces were converted to residential uses, but the ground floor retains its
commercial uses.
Contextual Value
The contextual value of the building relates to its importance in maintaining the
commercial character of the surrounding area, as well as its physical, functional, visual,
and historical link to its surroundings. The subject property is located within the Downtown
Cultural Heritage Landscape, which is within the City Centre District and is an area that
has historically been recognized as the heart of the downtown and a focal point of the
Region. The area is occupied by a mix of uses, with hotels, banks, and other commercial
enterprises being the original anchors of the commercial core. Though the upper storeys
are now residential units, the ground floor maintains its original commercial use and
continues to support the commercial character of the area. In addition, while this area has
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continued to evolve, many of the late-19 century and early-20 century commercial
structures like 144-150 Weber Street remain today and further contribute to the character
of the area.
Heritage Attributes
The heritage value of 144-150 King Street West resides in the following heritage attributes
identified below.
All elements related to the construction and Classical Revival architectural style of the
front façade, including:
o Rectangular massing;
o Roof and rooflines;
o Front façade window openings;
o Stone lintels and sills;
o Front façade door openings;
o EIFS (Stucco) façade;
o Tall three-storey piers;
o Storefronts with glass windows and doors;
o Corbel table above the storefront and below the roofline;
o Crenellated parapet; and
o
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 advance
of the Heritage Kitchener committee meeting.
CONSULT Heritage Planning staff have consulted with the Heritage Kitchener committee
regarding designation under the Ontario Heritage Act. Property owners were invited to
consult via two separate letters dated May 23, 2023 and August 25, 2023. Staff met with
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the property owner on September 27, 2023 to discuss the proposed designation and
address their questions and concerns. A compromise was reached that satisfies both
parties and the property owner indicated their support of the designation.
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
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:
Ontario Heritage Act, 2022
Bill 23 Municipal Heritage Register Review (DSD-2023-225)
REVIEWED BY: Rosa Bustamante, Director of Planning
APPROVED BY: Justin Readman, General Manager, Development Services Department
ATTACHMENTS:
Attachment A Statement of Significance for 144-150 King Street West
STATEMENT OF SIGNIFICANCE
144-150 KING STREET WEST
Summary of Significance
Design/Physical Value Social Value
Historical Value Economic Value
Contextual Value Environmental Value
Municipal Address: 144-150 King Street West
Legal Description: Plan 362 Lot 4 & 5 Pt Lot 3
Year Built: 1895
Architectural Style: Classical Revival
Original Owner: -
Original Use: Commercial and Office Building
Condition: Good
Description of Cultural Heritage Resource
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144-150 King Street West is a four-storey late 19 century cast concrete commercial building built in
the Classical Revival architectural style. The building is situated on 0.15 acre parcel of land located on
the north side of King Street West between Young Street and Ontario Street in the City Commercial
Core of the City of Kitchener in the Region of Waterloo. The principal resource that contributes to the
heritage value is the four-storey commercial building.
Heritage Value
144-150 King Street is recognized for its design/physical, historical/associative, and contextual
values.
Design/Physical Value
The design and physical value of the building resides in its architecture and physical construction. The
building is a representative example of the Classical Revival architectural style in a commercial
building. The structure is four-storeys in height. Renovations to the front were completed in the early
st
21 century, which included covering the original pre-cast concrete cladding with a different cladding.
Though some original detailing was lost, the work largely maintained the original appearance of the
structure.
Front (South) Façade
The building fronts onto King Street West. The front façade is divided vertically by five piers, three
storeys in height, creating four bays. Each bay contains a single-hung window on every storey except
the ground floor. The structure is divided horizontally by a corbel table above the first storey, with a
second corbel table sitting above the fourth storey and below the parapet. Crenels are cut into the
parapet, giving the roofline a unique and distinct shape. The parapet also contains an inscription that
West (Side) Façade
The west side façade directly abuts the adjacent building and is not visible.
East (Side) Façade
Due to the proximity of the adjacent building, only a portion of the east side façade is visible. The east
side façade is composed of buff brick. There are three windows with stone sills and lintels along each
storey except the first floor. A fourth window opening along each storey appears to have been closed
up. There are two exposed ducting systems that are visible on this façade.
Rear (North) Façade
The rear façade is comprised of buff brick. Each floor contains a symmetrical fenestration pattern and
can broadly be classified into two styles. Towards the left portion of the façade, each storey has two
windows with upper and lower sashes. The upper sashes are fixed, and the lower sashes can be
opened or have an air conditioning unit installed. Towards the right portion of the façade, each storey
has a window with a single upper sash and portions of the lower sash that can be opened. Next to the
windows is a recessed door entry with side transoms. These doors and windows have a fire escape
staircase.
All doors and windows have concrete lintels and sills. The second to fourth storeys contain three
casement or single-hung windows with stone sills and concrete headers, as well as a door and door
opening on the west side, with a flanking window. Each door opening also has a stone header, and
the openings lead to a fire escape. It appears that five different openings on the ground floor have
been closed, as the bricks are different colors, do not seem as weathered, and stone headers remain.
The building also demonstrates a high degree of technical and scientific achievement. The King
Street West façade is likely the first in the City to be built with a precast concrete façade. The current
façade is clad with an exterior insulation and finishing system (EIFS) similar to stucco; however, the
original precast concrete façade still exists behind the new cladding. In addition, it is believed that this
building was the first building within the City to install an elevator.
Historical/Associative Value
The subject property has historical and associative value due to its connection to the theme of
economic development in the downtown area.
In 1840 David Weber sold a one-acre parcel of land north of King Street and east of Young Street, all
within Lot 16 and part of the 3-acre trade made by his father-in-law in 1833 to Frederick Gaukel. This
parcel became the site of the Mayfair Hotel and the Weber Chambers, which is the inscription seen
on the parapet of 144-150 King Street West. The Weber Chambers building originally housed
storefronts on the ground floor and office spaces above. Notable tenants of the property have
included: London Life Conservatory of Music (1912); Met Life Insurance Co. (1912); Wm. Cairnes,
Real Estate (1912); H.L. Staebler Co. Ltd., Insurance (1924 and 1933); Salts and Chemicals, Ltd.
(1924); Bricker & Sons, Ltd., Wholesale Jeweler (1924); R.W. Ripley, Dental Laboratory (1933); and,
G.E. Schlee, Advertising (1933). The site was the long-time home to the Palladium Restaurant, whose
ly recognizable by locals at the time, and
Palladium was William G. Sahli, a watchmaker- career spanned 68 years,
concluding with his retirement in 1978 at the age of 83. He had serviced three generations of the
same family and other locals within the area, and, like the Palladium Restaurant, became a staple of
the Kitchener downtown. In 1985 the second to fourth storey office spaces were converted to
residential uses, but the ground floor retains its commercial uses.
Contextual Value
The contextual value of the building relates to its importance in maintaining the commercial character
of the surrounding area, as well as its physical, functional, visual, and historical link to its
surroundings. The subject property is located within the Downtown Cultural Heritage Landscape,
which is within the City Centre District and is an area that has historically been recognized as the
heart of the downtown and a focal point of the Region. The area is occupied by a mix of uses, with
hotels, banks, and other commercial enterprises being the original anchors of the commercial core.
Though the upper storeys are now residential units, the ground floor maintains its original commercial
use and continues to support the commercial character of the area. In addition, while this area has
thth
continued to evolve, many of the late-19 century and early-20 century commercial structures like
144-150 Weber Street remain today and further contribute to the character of the area.
Heritage Attributes
The heritage value of 144-150 King Street West resides in the following heritage attributes:
All elements related to the construction and Classical Revival architectural style, including:
o Rectangular plan;
o Yellow buff brick on the side and rear elevations;
o Roof and rooflines;
o Window openings;
o Stone lintels and sills;
o Door openings;
o EIFS (Stucco) façade;
o Tall three-storey piers;
o Storefronts with plate glass windows and doors;
o Corbel table above the storefront and below the roofline;
o Crenellated parapet; and
o
Photographs
144-150 King Street West - Front Elevation (South Façade)
144-150 King Street West - Rear Elevation (North Façade)
144-150 King Street West - Side Elevation (East Façade)
The Weber Chambers, photo c. 1958, photographer unknown
The Mayfair Hotel and the Weber Chambers, c. 1927, by Ernest Denton