HomeMy WebLinkAboutDSD-2024-012 - HPA-2023-IV-031 - 628 New Dundee RdStaff Report
Development Services Department www.kitchener.ca
REPORT TO: Heritage Kitchener
DATE OF MEETING: January 9, 2024
SUBMITTED BY: Garett Stevenson, Director, Housing and Development Approvals,
519-741-2200 ext. 7070
PREPARED BY: Jessica Vieira, Heritage Planner, 519-741-2200 ext. 7291
WARD(S) INVOLVED: Ward 4
DATE OF REPORT: December 12, 2023
REPORT NO.: DSD -2024-012
SUBJECT: Heritage Permit Application HPA-2023-IV-031
628 New Dundee Road
Partial Demolition and Relocation of Original Farmhouse
RECOMMENDATION:
That pursuant to Sections 30(2), 33, and 34 of the Ontario Heritage Act, Heritage
Permit Application HPA-2023-IV-031 be approved to permit:
1. The partial demolition of the dwelling involving the removal of the
contemporary additions on the south and west elevation; and
2. The relocation of the remaining dwelling, approximately 50 metres to the south-
west of the original location,
On the subject property municipally addressed as 628 New Dundee Road, in
accordance with the supporting documentation submitted and subject to the
following conditions:
a) That the final Heritage Impact Assessment and Conservation and Relocation
Plan be submitted and approved by the Director of Housing and Development
Approvals prior to the issuance of a Heritage Permit;
b) That a final Documentation and Salvage Plan be submitted to the satisfaction
of the City's Manager of Development Review and the City's Heritage Planner
prior to the issuance of a Heritage Permit;
c) That a final Commemoration and Interpretation Plan be submitted to the
satisfaction of the City's Manager of Development Review and the City's
Heritage Planner prior to the issuance of a Heritage Permit;
*** This information is available in accessible formats upon request. ***
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Page 3 of 415
d) That the final demolition permit be reviewed, and heritage clearance provided
by Heritage Planning Staff prior to the issuance of a demolition permit; and
e) That the final building permit 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 redevelopment of the subject
property municipally addressed as 628 New Dundee Road, which is currently listed as
a non -designated property of cultural heritage value or interest on the Municipal
Heritage Register. A Notice of Intention to Designate the property was passed by
Council on December 11, 2023. The applicant is proposing relocating the existing two-
storey farmhouse on site, approximately 50 metres to the southwest, in order to facilitate
the construction of eleven blocks of stacked townhomes in addition to on-site amenity
space and an internal private road system.
• The key finding of this report is that though partial demolition and relocation of the
building is proposed, the work maintains the identified heritage attributes and the
cultural heritage value or significance of the subject property.
• There are no financial implications.
• Community engagement included consultation with the Heritage Kitchener Committee.
• This report supports the delivery of core services.
EXECUTIVE SUMMARY:
Heritage Permit Application HPA-2023-IV-031 proposes the partial demolition and relocation
of a 19th century farmhouse on the property municipally addressed as 628 New Dundee
Road. The proposal is intended to facilitate the redevelopment of the subject property and
adjacent property, which includes the construction of a new townhome development. 628
New Dundee Road is currently listed as a non -designated property of cultural heritage value
or interest on the Kitchener Municipal Heritage Register. A Notice of Intention to Designate
the property under Part IV of the Ontario Heritage Act was passed by Council on December
11, 2023, though a designating by-law has not yet been passed.
A draft Heritage Impact Assessment (HIA) was completed as part of the site plan application
for the proposed work, and the original components of the farmhouse were identified as
being the primary heritage attributes of the site. As such, and in combination with the
recommendations made by the HIA, the protection and conservation of the heritage
attributes will be achieved as the new construction takes place. Additional key documents
were also requested as part of the site plan and have been prepared and submitted to City
Heritage Planning Staff as part of this Heritage Permit Application. The information within
these documents outlines how the work proposed will ensure the protection and
conservation of the identified heritage resource and have helped to inform Heritage Planning
Staffs recommendation for approval. These key documents are summarized in this report.
Page 4of415
BACKGROUND:
The Development Services Department is in receipt of Heritage Permit Application HPA-
2023-IV-031, which seeks permission for the partial demolition of the dwelling on the subject
property municipally addressed as 628 New Dundee Road. The contemporary additions to
the south and west are proposed to be removed, and the original 1848 portions retained.
The retained portion is then proposed to be lifted from the original foundation and relocated
on-site to a new foundation located approximately 50 metres to the southwest. This work is
part of an active site plan application (SP23/053/N/ES), which also encompasses the
property adjacent to the east identified as Block 111 on Plan 58M-528.
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Figure 1: Location Map of Subject Property
628 New Dundee Road is listed as a non -designated
interest on the Kitchener Municipal Heritage Register
the submission of a Heritage Impact Assessment (F
complete submission of the above -noted planning
prepared by MHBC Planning Ltd. on behalf of Fusion
Kitchener Committee on September 5t", 2023.
property of cultural heritage value or
Due to the subject property's status,
A) was made a requirement for the
application. The resulting HIA was
comes and presented to the Heritage
The Notice of Intention to Designate 628 New Dundee Road under Part IV of the Ontario
Heritage Act was presented to the Heritage Kitchener on November 7, 2023, and was
passed by Council on December 11, 2023. Council resolved:
"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 628 New Dundee
Road as being of cultural heritage value or interest as outlined in Development Services
Department report DSD -2023-482."
Page 5 of 415
The Notice of Intention to Designate is anticipated to be published on December 15th, 2023.
A designating by-law has not yet been passed by Council. The conditional approval of the
site plan includes a condition requiring the designating by-law to be passed under Part IV of
the Ontario Heritage Act prior to final Site Plan Approval. The designating by-law will be
passed within 120 days of the ad being published. Through the designating by-law, 628 New
Dundee Road will be recognized for its design/physical, historical/associative, and
contextual value. It is identified as meeting the following criteria:
Criteria
Criteria Met?
1.
The property has design value or physical value because it is a
Yes
rare, unique, representative or early example of a style, type,
material, or construction method.
2.
The property has design value or physical value because it
No
displays a high degree of craftsmanship or artistic merit.
3.
The property has design or physical value because it
No
demonstrates a high degree of technical or scientific
achievement.
4.
The property has historical value or associative value because it
Yes
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 it yields,
Yes
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 because it
No
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 important in
No
defining, maintaining or supporting the character of an area.
8.
The property has contextual value because it is physically,
Yes
functionally, visually, or historically linked to its surroundings.
9.
The property has contextual value because it is a landmark.
No
Page 6of415
The heritage attributes identified in the attributes list of the proposed Statement of
Significance to accompany the designating by-law are as follows:
• Elements related to the original 1848 farmhouse structure, including:
0 1.5 storey yellow brick construction in the Gothic Revival Cottage architectural
style, including the original portion of the building as well as the rear summer
kitchen addition;
o Side -gabled roofline with steeply pitched south (front) elevation gable;
o Bullnose stretcher bricks at the base of the dwelling, above the foundation at
the south, east, and west elevations;
o South (front) elevation fronting New Dundee Road, including the following:
■ Symmetrical 3 -bay fagade with central door opening and rectangular
window openings;
■ Arched window opening within the front elevation gable, including
decorative brickwork/drip mold;
■ All brick voussoirs above window openings and concrete sills;
o West (side) elevation of dwelling:
■ Yellow brick construction;
■ Original window openings
o East (side) elevation of dwelling:
■ Yellow brick construction; and
■ Two rectangular -shaped window openings at the second storey,
including brick voussoirs and concrete sills.
■ One rectangular -shaped window opening at the first storey, including
brick voussoirs and concrete sills;
■ Rear addition (summer kitchen): East elevation door opening at the first
storey, including brick voussoir;
■ Rectangular -shaped window opening located south of the door opening
at the first storey, including concrete sill.
o Visibility of the primary (front) elevation of the dwelling from New Dundee
Road.
REPORT:
The subject property municipally addressed as 628 New Dundee Road is located on the
north side of New Dundee Road, south of Blair Creek Drive and west of Robert Ferrie Drive.
The subject property currently contains three structures; a farmhouse constructed c.1848,
an original barn constructed c. 1848, and an outbuilding whose exact construction date is
unknown. The farmhouse and barn both have multiple contemporary additions that were
added in the twentieth century. The structures are situated on a parcel of land approximately
3.69 acres in size located within the Doon South Planning Community of the City of
Kitchener, Region of Waterloo.
Page 7 of 415
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Proposed Redevelopment
The proposed redevelopment encompasses both 628 New Dundee Road and the property
directly adjacent to the east, identified as Block 111 on Plan 58M-528. Of the two properties,
628 New Dundee Road is the only one to possess any heritage status.
The proposed redevelopment includes the retention and relocation on-site of the existing
farmhouse, to a new foundation approximately 50 metres to the southwest. The relocated
dwelling will continue to be used for residential purposes. The relocation will facilitate the
construction of eleven blocks of stacked townhomes for a total of 211 dwelling units, in
addition to on-site amenity space and an internal private road system. Concerning the
heritage resource, the work can be broken into three parts: the demolition of the
contemporary additions on the farmhouse, the relocation of the farmhouse on-site to a new
foundation approximately 50 metres to the southwest, and the alterations that will be
necessitated as a result of the first two phases. This heritage permit application relates to
the first two phases of work.
Figure 3: Site Plan of Proposed Redevelopment
Page 9 of 415
Demolition of Contemporary Additions
Several additions have been added to the 19th century farmhouse, including a rear addition
and garage to the north and a side addition to the west, constructed c. 1966, and a gable
and balcony to the east, constructed sometime in the 20th century. These contemporary
portions are comprised of concrete block foundations, vinyl siding, and contemporary vinyl
windows. Two of the chimneys on the house were also determined to be 20th century
additions, and not original to the structure. The HIA concluded that the original portion of the
dwelling held heritage value, while the additions did not hold any significance.
Per the HIA, the removal of the contemporary additions can be classified as a neutral impact
but will necessitate sympathetic alterations to the elevations exposed by their removal. A
submitted Conservation Plan provides appropriate guidance for these alterations, and an
additional Heritage Permit Application for these changes is anticipated to be submitted at a
later date. Photographic documentation and measured architectural drawings of the home
in its current state have been completed and included in a Documentation and Salvage Plan,
creating a permanent record of the property's history. The heritage attributes referenced in
the Notice of Intention to Designate, and the Draft Statement of Significance for the
Designating By-law are limited to features located on the original 1848 part of the farmhouse
only. There are no references to elements on or within any of the existing additions. Details
on the proposed methodology for the demolition of the additions and treatments after
demolition are provided in the section of this report titled "Draft Conservation and
Commemoration Plan" which summarizes the information provided within the submitted
Draft Conservation and Commemoration Plan.
Page 10 of 415
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Relocation
Once the contemporary additions have been removed, it is proposed that the original 19th
century farmhouse be removed from its foundation and relocated on-site to a new foundation
approximately 50 metres to the southwest. This will place is on a large corner lot in a
prominent location of the new redevelopment, being located at an entrance point. Per the
site plan, the home will then be accessed via a new driveway stemming from the new internal
road system and the land directly to the east of the new location for the dwelling will be
landscape. The orientation of the home remains the same and visibility of the heritage
resource from New Dundee Road will be maintained.
Further details on how this work is proposed to be undertaken is provided in the section of
this report titled "Draft Conservation and Commemoration Plan".
Additional Supporting Documentation
The following sections provide a summary of the studies and plans requested as part of
the development process. The intent of these key documents is to provide a detailed
review of the work proposed, an assessment of potential impacts, a description of the
methodology involved to carry out the work, and an explanation on how the protection and
conservation of the identified heritage resource will be ensured through the duration of
construction.
Draft Heritage Impact Assessment
The HIA completed by MHBC Planning Ltd. as part of the development review process
established that the subject property is a significant cultural heritage resource and met the
criteria for designation. The heritage attributes were confined to the original portions of the
19th century farmhouse dwelling. In addition to this assessment, the HIA provided an
analysis of anticipated impacts of the proposed redevelopment on the heritage resource,
using the framework provided in the Ministry of Heritage, Sport, Tourism, and Culture
Industries Info Sheet #5 Heritage Impact Assessments and Conservation Plans. It drew
the following conclusions:
• The retention of farmhouse would be a beneficial impact and allow for long-term
conservation.
• Relocation would be considered an adverse impact, as it removes the existing
dwelling from its original location and removes the fabric of the original foundation.
Measures are recommended to mitigate this impact.
• The removal of the contemporary additions would be considered a neutral impact,
but would necessitate sympathetic alterations to the elevations exposed by their
removal;
• The existing windows and doors are not original to the building and their
replacement would have a neutral impact;
• Repairs undertaken in an appropriate manner using like -materials and completed
by qualified experts would have a beneficial impact;
• There is no anticipated adverse impact from shadows;
• The removal of the barn is considered an adverse impact. Mitigation measures,
including documentation and commemoration, are recommended.
Page 13 of 415
The following recommendations are made within the HIA to mitigate identified impact:
• That the barn, outbuilding, and dwelling be documented;
• Should the barn not be re -used by the current tenants in a new location, that the
dismantled parts be made available to other interested parties so that it could be re-
used as opposed to being deposited as landfill;
• That select materials (i.e. beams) of the barn be retained as
commemoration/interpretive features on-site within the amenity area;
• That a Conservation Plan for the dwelling be completed;
• That an Interpretation Plan be completed; and
• That the HIA be accepted into the City's database to supplement the historic
record.
Draft Conservation Plan and Commemoration Strategy
Structural Assessment
A Structural Assessment was requested by Heritage Planning Staff as part of the conditional
approval for the submitted site plan. The intent of this requested study was to ensure that
the farmhouse was in good condition and an appropriate candidate for the proposed
relocation. The Structural Assessment of 628 New Dundee Road was completed by Tacoma
Engineers on October 30th, 2023, and is included as Appendix C in the Draft Conservation
and Commemoration Plan. The Structural Assessment Report notes that the assessment of
the building is based on a visual assessment from grade at a site visit conducted on June
30th, 2023.
The Structural Assessment determined that the exterior of the farmhouse is in fair condition,
with some signs of deterioration due to deferred and inadequate maintenance. This includes
settlement cracks over most window openings and some degraded masonry joints that have
been previously repaired with hard cement mortars or sealants. It concluded that the house
was a good candidate for relocation and recommended that the brick masonry be restored
after the home has been placed in its final location, as the move will likely induce some
additional cracking.
Preparation for Relocation
The removal of the contemporary additions is the first step to be undertaken in preparation
for relocation the structure. The Conservation Plan advises that this will be done using small
machinery and hand tools, to avoid damages to the portion of the building being retained.
Openings that are exposes as a result of the removal of these additions are proposed to be
boarded up shortly after exposure, using drywall and contemporary materials. Any original
brick or fabric that is exposed as a result of the removal of the additional is recommended
to be repaired where possible.
The concrete stairs at the front elevation, as well as the concrete stairs and patio on the east
elevation, will also be removed. Security fencing is to be installed around the perimeter of
the building prior to relocation in order to protect it from large machinery and equipment.
Finally, an inspection by a qualified heritage mason is to be undertaken, to ensure that any
issues related to masonry are remediated so that the building is stabilized during the move.
Page 14 of 415
Additional masonry work that does not affect the stabilization of the building is proposed to
be done after the building is place on its new foundation.
Moving the Structure
While a building moving company has yet to be retained and the exact method of relocation
confirmed, the Conservation Plan advises that the following general procedure is expected:
• The building is to be lifted and placed on steel structures with bracing underneath;
• This supporting framework is then to be placed atop a system which slowly and gently
moves the building to its proposed new location; and
• The haul route to the new location is to be graded to allow for a smooth movement
process.
The building is not proposed to be relocated until the new foundation is ready to receive the
structure at the new location. The openings created by the partial demolitions will remain
boarded -up during the relocation process. Heritage Planning Staff have identified that the
Conservation Plan should provide the qualifications and background of the person(s) or
company completing the moving of the heritage resource.
After Relocation
Following the placement of the original farmhouse onto the new foundation, repair and
stabilization work as well as rehabilitation will need to be undertaken. Repair and
stabilization are proposed to consist of the following:
• Repair any localized masonry issues as noted in the structural condition report.
Masonry repairs should be carried -out with those who have experience in historic
materials and refer to the Parks Canada Standards & Guidelines for masonry & use
of lime rich mortar materials.
• Replace any masonry elements which cannot be repaired using either salvaged
bricks from the building (where available), or new colour -matched bricks.
• Where required, clean bricks using non-abrasive methods (i.e., steam rather than
harsh/abrasive methods such as sand blasting).
Guidance is provided for the alterations necessitated by the relocation, to ensure they are
consistent with recognized best practices. These alterations will remediate the openings left
by the removal of the contemporary additions and ensure the farmhouse's continued use
and function as a residential dwelling. Anticipated alterations may include but are not limited
to window and door replacements, rehabilitation of elevations, and the construction of patios
and walkways. A second Heritage Permit Application will be submitted at a future date and
will detail the full extent of the proposed alterations.
Monitoring and Communication Strategy
The Conservation Plan proposes that the retained Heritage Specialists for the projects
provide letters to the City at key intervals of the project, including after the building has been
prepared prior to relocation, once the building has been successfully moved, and after
stabilization and repair work is complete.
Page 15 of 415
In terms of long-term monitoring, it is recommended that a comprehensive condition and
structural analysis occur every 15-20 years, to ensure that the building remains structurally
sound and there are no outstanding issues.
Commemoration and Interpretation Strategy
A commemoration and interpretation strategy has been proposed for the site. It consists of
two parts; the first is salvaging material for the construction of a new structure by the former
property owners as well as for incorporation into the design of the redevelopment, and the
second involves the installation of an interpretive panel or plaque within the proposed
amenity area.
Within the redevelopment of the subject property, salvaged material is proposed to be used
to construct a monument feature in the southeast corner. The concept design for the feature
proposes a composition of vertical hand-hewn timbers/beams of varying heights, placed in
an undulating curve with the name of the redevelopment on the front.
It is also proposed that a commemorative panel be created which outlines the history of the
property and its cultural heritage value, using images, text, and maps. The panel is proposed
to be placed in the amenity area in the centre of the site, so as to be easily visible by all
residents and visitors of the property. It is proposed that the panel also utilize salvaged
material, with the post and base structure being comprised of timber salvaged from the barn.
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Page 16 of 415
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Documentation and Salvage Plan
A Documentation and Salvage Plan was requested by Heritage Planning Staff as part of the
conditional approval for the submitted site plan. The purpose of this study is twofold- the first
intent is to record and document the known history, buildings, and structures identified as
having cultural heritage value or interest on the subject property. The second intent is to
identify historic materials that may be salvaged, reused, and/or interpreted in the proposed
new development.
Thorough documentation is provided within this Plan, in the form of measured architectural
drawings including elevations and cross-sections and a phot map and photographic
documentation. The photographic documentation includes both perspective and elevation
photos, as well as close-ups of detailed elements such as sills, masonry, and foundations.
A list of items proposed for salvage are also provided within the Plan. This list includes wood
timbers and beams obtained from the barn interior, loose field stones from the barn exterior,
and surplus bricks. Each of these items are identified as having modest heritage value,
meaning they are items representative of an identified architectural style or period, are in
fair condition, and which are suitable for re -use in the same or similar capacity as their former
use. All material is recommended to be stored in an area off site, on skids elevated above
the ground and covered with tarps and straps to provide protection from the elements.
Regular inspection of the salvaged material should be completed so their condition is
monitored.
It should be noted that much of the material from the existing barn is proposed to be
salvaged and utilized at an alterative location off-site by the former owners. The intent is to
have a qualified demolition expert disassemble the barn in a manner that leaves the barn
material in -tact, so that it may be transported to the previous owner's new property and used
in the construction of an accessory building.
Page 17 of 415
Heritage Planning Comments
In reviewing the merits of this application, Heritage Planning Staff note the following:
• The existing building is currently listed as a non -designated property of cultural
heritage value or interest on the City's Municipal Heritage Register;
• A Notice of Intention to Designate was passed by Council on December 11, 2023, to
designate the property under Part IV of the Ontario Heritage Act;
• Per the HIA, the identified heritage attributes of the site are located on the original
portions of the dwelling constructed c. 1848;
• The relocation of the original 19th century farmhouse and removal of all additions was
previously identified as the preferred conservation option in the approved Heritage
Impact Assessment;
• The new location is on a large corner lot of the redevelopment, in a place of prominence
that maintains the dwellings relationship and visibility to New Dundee Road;
• Recommended measures will be undertaken, including the implementation of a
monitoring system, to ensure the original farmhouse is made secure;
• All aspects relating to the removal of existing additions, the physical move to its new
permanent location within the planned redevelopment, the repair and reinforcement of
the original farmhouse once in its final location, and the alterations to be made as a result
of the partial demolition will be undertaken under the guidance of experienced heritage
professionals;
• A separate Heritage Permit Application will be submitted to address the alterations
necessary to rehabilitate the farmhouse after its relocation.
• The requested documents, including the Conservation and Commemoration Plan, detail
the specifics on how the identified heritage attributes will be adequate protected and
conserved during and after construction activities. The final approval of these key plans
is required prior to the issuance of this heritage permit.
• Photographic documentation and measured drawings have been provided in the
Documentation and Salvage Plan;
• Heritage Planning Staff are generally in agreement with the conclusions of the HIA dated
July 2023 in terms of impact analysis. Though partial demolition and relocation are
proposed, the retained portion of the building conserves the identified heritage attributes,
and the building remains on-site and maintains a relationship to New Dundee Road.
Heritage Planning Staff agree with the measures outlined in the HIA and are of the
opinion that the recommended measures, in addition to other identified conditions, will
be sufficient in appropriately protecting, conserving, and integrating the heritage
resource.
The proposed work has also been assessed against the best practices and guidelines from the
following provincial documents.
Guiding Principles in the Conservation of Historical Properties
The Guiding Principles in the Conservation of Historical Properties, prepared by the
Ministry of Citizenship and Multiculturalism and endorsed by the Ontario Heritage Trust,
provide a framework for decision making in architectural conservation, so that
interventions respect or minimize affects on character, features, and context. The
proposed work complies with the eight principles. In particular the following are met:
Page 18 of 415
Respect for documentary evidence — do not base restoration on conjecture.
Conservation work should be based on historical documentation, such as historical
photographs, drawings and physical evidence.
Respect for historical material — repair or conserve rather than replace building
materials and finishes, except where absolutely necessary. Minimal intervention
maintains the historical content of the resource.
Maintenance — with continuous care, future restoration will not be necessary. With
regular upkeep, major conservation projects and their high costs can be avoided.
Standards and Guidelines for the Conservation of Historic Places in Canada.
The proposed work is also in accordance with the Standards and Guidelines for the
Conservation of Historic Places in Canada, prepared by Parks Canada and adopted by
government bodies across the country. Like the Guiding Principals, it establishes a set of
principals that can be used when planning for, intervening on, and using historic places so
that conservation is achieved. In particular, the proposed work meets the following:
• Conserve the heritage value of an historic place. Do not remove, replace, or
substantially alter its intact or repairable character defining elements. Do not move
a part of an historic place if its current location is a character -defining element.
• Recognize each historic place as a physical record of its time, place, and use. Do
not create a false sense of historical development by adding elements from other
historic places or other properties, or by combining features of the same property
that never coexisted.
• Find a use for an historic place that requires minimal or no change to its character -
defining elements.
• Evaluate the existing condition of character -defining elements to determine the
appropriate intervention needed. Use the gentlest means possible for any
intervention. Respect heritage value when undertaking an intervention.
• Maintain character -defining elements on an ongoing basis. Repair character -
defining elements by reinforcing their materials using recognized conservation
methods. Replace in kind any extensively deteriorated or missing parts of
character -defining elements, where there are surviving prototypes.
• Make any intervention needed to preserve character -defining elements physically
and visually compatible with the historic place and identifiable on close inspection.
Document any intervention for future reference.
• Repair rather than replace character -defining elements. Where character -defining
elements are too severely deteriorated to repair, and where sufficient physical
evidence exists, replace them with new elements that match the forms, materials
and detailing of sound versions of the same elements. Where there is insufficient
physical evidence, make the form, material and detailing of the new elements
compatible with the character of the historic place.
It should be noted that 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 19 of 415
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 has been consulted.
PREVIOUS REPORTS/AUTHORITIES:
• Ontario Heritage Act, 1990
• Draft Heritage Impact Assessment (HIA) — 628 New Dundee Road (DSD -2023-356)
• Notice of Intention to Designate 628 New Dundee Road (DSD -2023-482)
REVIEWED BY: Rosa Bustamante, Director, Planning and Housing Policy / City Planner
Natalie Goss, Manager, Policy and Research
APPROVED BY: Justin Readman, General Manager, Development Services
ATTACHMENTS:
Attachment A — Heritage Permit Application HPA-2023-IV-031
Attachment B — Conservation and Commemoration Plan
Attachment C — Documentation and Salvage Plan
Page 20 of 415
2023
HERITAGE PERMIT APPLICATION &
SUBMISSION REQUIREMENTS
Planning Division — 200 King Street West, 6t" Floor
KiTMENER P.O. Box 1118, Kitchener ON N2G 4G7
519-741-2426; planning@kitchener.ca
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Page 7 of 10
Date Received:
Accepted By:
Application Number:
H PA -
PART B: HERITAGE PERMIT APPLICATION FORM
1. NATURE OF APPLICATION
0 Exterior ❑ Interior ❑ Signage
ER Demolition 12 New Construction n Alteration Ek Relocation
2. SUBJECT PROPERTY
Municipal Address: 628 New Dundee Road
Legal Description (if know):
Building/Structure Type: 13 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:
Address:
City/Province/Postal Code:
Phone:
Email:
4. AGENT (if applicable)
Name: Vanessa Hicks / Dan Currie
Company:
MHBC Planning Inc.
Address: 540 Bingemans Centre Drive, Suite 200
City/Province/Postal Code: N213 3X9
Phone: 519 576 3650
Email:
vhicks@mhbcplan.com / dcurrie@mhbcplan.com
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2023
5. WRITTEN DESCRIPTION
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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.
Removal of all features with the exception of the existing dwelling, which will be re -located approximately 50
metres south-west and placed on a new concrete foundation. The contemporary additions to the building
Details regarding all alterations subject to this Heritage Permit are indicated in the Conservation Plan and
related documents.
6. REVIEW OF CITY OF KITCHENER HERITAGE PERMIT APPLICATION SUBMISSION GUIDELINES
Describe why it is necessary to undertake the proposed work:
The subject property allows for residential intensification as per the existing OP and Zoning By-law. The
proposed work is necessary in order to develop the site while conserving heritage attributes of the
Describe how the proposal is consistent with the Part IV individual designating by-law or the Part V Heritage
Conservation District Plan:
The development includes conserving the dwelling in a new location and will retain and conserve all
heritage attributes listed in the Bylaw. Further details regarding the conservation of heritage
attributes is provided in the Conservation Plan prepared by MHBC.
Describe how the proposal is consistent with Parks Canada's Standards and Guidelines for the
Conservation of Historic Places in Canada (www.historicplaces.ca/en/pages/standards-normes.aspx):
The chosen conservation strategy includes a combination of preservation and rehabilitation. The
Conservation Plan prepared by MHBC provides details related to treatment of masonry and
7. PROPOSED WORKS
a) Expected start date: Winter/Spring 2024 Expected completion date: 2025/2026
b) Have you discussed this work with Heritage Planning Staff? ET Yes ❑ No
- If yes, who did you speak to?
Jessica Viera
c) Have you discussed this work with Building Division Staff? ❑ Yes ff 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 Site Plan Application
SP23/053/N/ES
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8. ACKNOWLEDGEMENT
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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 OwnerfAgent: Date: November 27, 2023
Signature of,QwnerAgent: MEIN[__Date: November 27, 2023
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, 1000215769 Ontario Inc. c/o Fusion Homes , owner of the land that is subject of this application,
hereby authorize Dan Bolliger to act on my / our behalf in this regard.
Signature of Owne gen Date: November 27, 2023
Signature of Owner Agent:, Date: November 27, 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).
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2023
Application Number:
Application Received:
Application Complete:
Notice of Receipt:
Notice of Decision:
90 -Day Expiry Date:
PROCESS:
❑ Heritage Planning Staff:
❑ Heritage Kitchener:
❑ Council:
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A',
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:°:�
Cultural Heritage
4411 Conservation Plan &
Commemoration
Strategy
628 New Dundee Road,
Kitchener ON
Date:
November 2023
Prepared for:
Fusion Homes
Prepared by:
MacNaughton Her: sen Britton
Clarkson Planning Limited (MHBC)
200-540 Bingemans Centre Drive
�Kitchener, ON N2B 3X9
T 519 576 3650
F: 519 576 0121
File no: "1405 H"
Our File:1 727713'
, me
1-11.1JR
MHM.
PLANNING
URBAN DESIGN
& LANDSCAPE
ARCH7ECTURE
1-11.1JR
Conservation Plan & Commemoration Strategy
628 New Dundee Road, Kitchener ON
Table of Contents
ProjectPersonnel......................................................................................................3
Glossary of Abbreviations..........................................................................................3
ExecutiveSummary...................................................................................................4
1.0 Introduction...................................................................................................6
1.1 Methodology................................................................................................7
1.2 Description of Subject Lands.........................................................................8
1.3 Project Description........................................................................................9
2.0 Detailed Description of Cultural Heritage Resources.............................................12
2.1 Description of Dwelling...............................................................................12
2.2 Summary of Cultural Heritage Value or Interest............................................17
2.3 Condition Summary........................................................................................17
3.0 Conservation Strategy & Detailed Description of Proposed Alterations ..................21
3.1 Description of Conservation Strategy............................................................21
3.2 Description of Proposed Phase I Alterations and Conservation
Recommendations...............................................................................................23
3.2.1 Short -Term: Preparing for Re-location....................................................23
3.2.2 Medium -Term: Construction Phase........................................................30
3.2.3 Monitoring Strategy..............................................................................31
4.0 Long Term Maintenance....................................................................................33
5.0 Guidance for Future Alterations..........................................................................34
5.1 Introduction................................................................................................... 34
5. 1.1 Windows & Window Openings...................................................................35
5.1.2 Doors & Door Openings............................................................................ 37
5.1.3 Porch/Portico...........................................................................................39
5.1.4 Gothic Revival Cottage Details...................................................................41
5.1.5 Additions.................................................................................................42
5.1.6 Technical/Utility, Accessibility and Landscaping..........................................43
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5.2 Qualifications..............................................................................................44
5.3 Approvals Process.......................................................................................44
6.0 Review of Conservation Principles and Guidelines................................................46
5.1 Introduction...............................................................................................46
5.2 Conservation Principles...............................................................................46
5.2.1 The Eight Guiding Principles..................................................................46
5.2.2 The Standards and Guidelines (2010) ....................................................47
6.0 Commemoration/Interpretation Strategy.............................................................52
6.1 Salvaged materials and Commemoration on-site ...........................................
52
6.2 Interpretive/Commemorative Panel..............................................................55
7.0 Bibliography......................................................................................................57
Appendix A — Terms of Reference..........................................................................
58
Appendix B — Excerpts of the Parks Canada Standards and Guidelines for the
Conservation of Historic Places in Canada.................................................................59
Appendix C — Structural Condition Report (Tacoma)...............................................60
AppendixD — Site Plan.........................................................................................61
Appendix E — Maintenance Checklist......................................................................62
AppendixF — Staff Bios.........................................................................................63
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Project Personnel
Dan Currie, MA, MCIP,
RPP, CAHP
Vanessa Hicks, MA, CAHP
Managing Director of
Cultural Heritage
Associate
Glossary of Abbreviations
Senior Review
Research, Author
CAHP
Canadian Association of Heritage
Professionals
H IA
Heritage Impact Assessment
M H BC
MacNaughton Hermsen Britton Clarkson
Planning Limited
MHSTCI
Ministry of Heritage, Snort, Tourism and
Culture Industries
OHA
Ontario Heritage Act
OHTK
Ontario Heritage Toolkit
0 -REG 9/06
Ontario Regulation 9/06 for determining
cultural heritage significance
PPS 2020
Provincial Policy Statement (2020)
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Executive Summary
MHBC was retained by Fusion Homes to undertake a Heritage Impact Assessment (HIA)
and Conservation Plan, Commemoration Plan, and Documentation & Salvage Plan for the
proposed development located on the subject property at 628 New Dundee Road,
Kitchener ON. This Conservation Plan pertains to the proposed alterations to the existing
dwelling located on the subject property. The building is proposed to be re -located and
integrated into the development on-site approximately 50 metres south-west of its
original location. This Conservation Plan is guided by the applicable standards, guidelines,
and principles provided by Parks Canada, the Ontario Heritage Trust and the Ministry of
Heritage, Sport, Tourism and Culture Industries (MHSTCI). This report was informed by
the Heritage Impact Assessment (HIA) completed for the proposed development
prepared by MHBC (July 2023). This report provides details regarding the Heritage Permit
submitted to the City of Kitchener on November 24, 2023. This report also provides
guidelines for appropriate future alterations which mayoccur in the future and be subject
to a further Heritage Permit Application.
Summary of Proposed Alterations
The proposed development includes the removal of all buildings and features located on
the subject property with the exception of the existing dwelling, which is proposed to be
re -located on-site and used for continued residential purposes. The alterations to the
building in the medium-term which are proposed to occur in two phases (Phase I and
Phase II). Phase I includes the re -location of the building, placing it on a new foundation,
and remediation of any structural/masonry issues. Phase II will include all other
alterations related to continued residential use. This Heritage Permit is related to those
alterations occurring in Phase I. A second Heritage Permit Application would be required
in the future for alterations related to Phase II. Note that the information and guidance
provided in this Conservation Plan can also be considered as it relates to Phase II
alterations.
PHASE I:
The heritage permit submitted to the City on November 24, 2023 includes the following:
• Removal of contemporary additions, including Sections ""C", ""D", ""E", and ""F";
• Securing any openings which have been exposed after removal of the
contemporary additions;
• Removal of contemporary materials and drywall at the exposed exterior fagades
of the building following the removal of contemporary additions;
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• Removal of contemporary poured concrete walkways, stairs, and patios adjacent
to the building;
• Removal of chimneys which are not original to the structure;
• Repairs to masonry to ensure structural issues are remedied prior to removal;
• Lifting the building from the existing stone foundation;
• Re -location approximately 50 metres south-west;
• Placement of the dwelling on top a new poured concrete foundation; and
• Repair of masonry and remediation of any structural/masonry issues which may
have occurred during the move.
Summary of Recommendations; Conservation and Implementation
The majority of alterations to the dwelling are anticipated to occur over the short and
medium term (i.e. prior to, and during re -location). The medium term alterations are
broken into two phases (Phase I and Phase II).
This Conservation Plan provides recommendations for maintenance over the long term
are also provided (i.e. post -construction phase) to ensure long-term maintenance.
The following provides a brief summary of recommended conservation measures:
• A monitoring schedule is proposed as part of this report which would provide
regular updates to City staff by a heritage specialist who is a member of the
Canadian Association of Heritage Professionals.
A complete list of recommendations as it relates to work completed in the short-term,
and Phase I of the medium term is included in Section 3.0 of this report.
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1.0 Introduction
This Conservation Plan has been prepared by MHBC Planning, Urban Design and
Landscape Architecture ("MHBC') for the existing dwelling located at 628 New Dundee
Road, which is proposed to be incorporated into the development proposal. The
aforementioned building has been identified as being of cultural heritage value or interest
(CHVI) in the Heritage Impact Assessment (HIA) prepared by MHBC (dated July 2023).
The development proposal includes the properties located at 628 New Dundee Road as
well as the vacant lot located to the east, legally described as Block 111, Plan 58m528
Subject To An Easement In Gross Over Pts 2, 3 & 4 On 58r-17126 As In Wr659521 City
Of Kitchener. These two lots have been merged, and the subject property refers to both
of these lands, now known as 628 New Dundee Road.
This Conservation Plan describes how the identified heritage attributes will be altered and
conserved over the short, medium and long term as part of the proposed development.
Figure 1: Photograph of dwelling to be conserved at 628 New Dundee Road, south and east
elevations (Source: MHBC, 2023)
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1.1 Methodology
The conservation of cultural heritage resources is identified as a matter of provincial
interest in Section 2.6 of the Planning Act and in the Provincial Policy Statement (PPS
2020). The PPS defines conserved as:
The identification, ,protection, management and use of built heritage
resources, cultural heritage landscapes and archaeological resources in a
manner that ensures their cultural heritage value or interest is retained. This
may be achieved by the implementation of recommendations set out in a
conservation ,plan, archaeological assessment, and/or heritage impact
assessment that has been approved, accepted or adopted by the relevant
,planning authority and/or decision -maker. Mitigative measures and/or
alternative development approaches can be included in these ,plans and
assessments.
Recognizing this provincial interest, this Conservation Plan seeks to provide a strategy for
the conservation of the original portion of the dwelling at 628 New Dundee Road.
This Conservation Plan has relied on various provincial documents that provide direction
on best practices for Conservation Plans, including the Conditions of Site Plan Agreement
as well as the following:
• Standards and Guidelines for the Conservation of Historic Places in Canada, Parks
Canada (2010);
• Conservation Plans for Heritage Properties, Ontario Heritage Trust (n.d.);
• Eight Guiding Principles in the Conservation of Historical Properties, Ontario
Heritage Trust (n.d.); and
• Ontario Heritage Toolkit (InfoSheet #5, Heritage Impact Assessments and
Conservation Plans).
The following guidelines are provided in Section 12 of the City of Kitchener Official Plan
pertaining to the preparation of Conservation Plans:
Heritage Impact Assessments and Heritage Conservation Plans
12.C.1.23. The City will require the submission of a Heritage Impact
Assessment and/or a Heritage Conservation Plan for development,
redevelopment and site alteration that has the potential to impact a cultural
heritage resource and is proposed.-
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a) on or adjacent to a ,protected heritage property;
b) on or adjacent to a heritage corridor in accordance with Policies 13. C. 4.6
through 13. C.4.18 inclusive;
c) on properties listed as non -designated properties of cultural heritage
value or interest on the Municipal Heritage Register;
d) on properties listed on the Heritage Kitchener Inventory of Historic
Buildings; and/or,
e) on or adjacent to an identified cultural heritage landscape.
12.C1.25. A Heritage Impact Assessment and Heritage Conservation Plan
required by the City must be prepared by a qualified person in accordance
with the minimum requirements as outlined in the City of Kitchener' Terms
of Reference for Heritage Impact Assessments and Heritage Conservation
Plans.
IZ C.1.27. Any conclusions and recommendations of the Heritage Impact
Assessment and Heritage Conservation Plan approved by the City will be
incorporated as mitigative and/or conservation measures into the plans for
development or redevelopment and into the requirements and conditions
of approval of any application submitted under the Planning Act
IZ C.1.28. Heritage Impact Assessments and Heritage Conservation Plans
required by the City may be scoped or waived by the City, as deemed
appropriate.
These documents have guided the conservation strategy provided in this Plan.
1.2 Description of Subject Lands
The subject lands which are subject to the development proposal includes the properties
located at a) 628 New Dundee Road, and b) the property legally described as Block 111,
Plan 58m528 (i.e. the lot located east of the subject property). Since the submission of
the HIA prepared by MHBC, these two properties have merged and together form the
subject lands.
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Figure 2: Aerial photo noting the location of the subject property at 628 New Dundee Road,
outlined in red. Adjacent lot which is part of the proposed development outlined with blue
dashed line. (Source: MHBC, 2023)
The property at 628 New Dundee Road is located on the north side of New Dundee
Road, west of Robert Ferrie Drive, south of Blair Creek Drive. The subject property is
situated west of Highway 401 within an area which is predominantly low density
residential, with agricultural uses south of New Dundee Road.
1.3 Project Description
The proposed development concept includes retaining the existing dwelling and re-
locating it approximately 50 metres to the south-west corner of the site and placed on a
new foundation.
The building is proposed for continued residential use on a portion of land which is
proposed to be dedicated to the sole use of the owner and resident(s) of the dwelling
through the Condo's declaration.
The contemporary additions to the building which are not of Cultural Heritage Value or
Interest are proposed for removal. This includes the removal of sections ""C", ""D", �E",
and portions of ""F".
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Figure 3: Aerial image of existing dwelling, noting the contemporary additions to the
dwelling which are proposed for removal (shaded in red). Elevations which may require
alteration following the removal of contemporary additions noted with dashed black
lines. (Source: MHBC, 2023)
The development concept includes 11 stacked condo buildings (A through K), providing
a total of 210 units + the existing relocated dwelling proposed to function as an
additional unit of the condo. The proposal includes a central amenity area and surface
parking along the internal laneway. A total of 245 spaces are proposed. Two access
connections are provided, one at New Dundee Road and one at Blair Creek Drive. (See
Figure 4).
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Figure 4: Proposed Plan of Subdivision. Location of existing dwelling shaded in red. Outline of
lands proposed to be dedicated to the sole use of the owner and resident(s) through the Condo's
declaration with black dashed line. (Source: Turner Fleischer Architects Inc., 2023)
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2.0 Detailed Description of Cultural Heritage
Resources
The following provides a description of the dwelling at 628 New Dundee Road. The
historical summary and evaluation of the CHVI of the property as per Ontario Regulation
9/06 is provided the HIA completed by MHBC.
2.1 Description of Dwelling
The dwelling was constructed in several stages, described in this report as Sections A,
B, C, D, E, and F. Sections A and B were constructed in the 19th century, and sections
C, D, and E were constructed later. Section F is an extension of the roof over the east
elevation of Section B, and was likely added to the structure in the 20th century (See
Figure 5).
Figure 5: Detail aerial of existing dwelling and component parts (see chart below). (Source:
Google Earth Pro, accessed 2022)
November 2023
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Identifier I Descriation
A Gothic Revival dwelling
6 Summer Kitchen or
Dwelling
Rear Addition
D Garage
E Addition
F Gable and balcony
Section A & B:
I
Construction Date
Bet. 1848 and 1858
Original Bet. 1848 and 1858
1966
1966
1966
20th century
Section ""A" of the building can be described as a 1.5 storey yellow brick Gothic Revival
cottage. The front elevation of Section A faces south towards New Dundee Road. The
front elevation includes a central door opening, two rectangular windows at the first
storey, and an arched window opening with brick drip mould at the second storey.
Figures 6 & 7: (left) View of east elevation of Section A, looking west, (right) View of front
elevation of Section A. looking north-west, (Source: MHBC, 2023)
November 2023
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_- - - .L
_ �y
I
Figure 8: (left) Detail of arched window opening in central gable (Source: MHBC, 2022)
Section ""B" can be described as a 1.5 storey addition to the rear of Section A. The north
elevation of Section B includes an external chimney which was a later addition to the
building. The chimney is constructed of brick which is distinctly different than that of
the rest of the building and is cut into the existing soffits and fascia. The rectangular
window at the second storey of the north elevation has been altered. The original
window included a brick voussoir and is clearly distinguishable from the existing
contemporary window (See Figure 9). The east elevation of Section B is currently used
as the main entrance to the dwelling.
Figures 9 & 10: (left) View of north elevation (note exterior chimney and altered window
opening). Approximate location of original window opening outlined with red dashed line.
(right) Detail view of east elevation (ground floor), (Source: MHBC, 2022; MHBC, 2023)
The second storey of the building has been altered to include a new gable which provides
access to a second storey verandah (Section F). This gable, as well as the roof overhang
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are not original to the structure and are not considered heritage attributes. However,
they are currently integrated into the building and are not proposed to be removed.
Figure 11: (left) View of east elevation of dwelling (Sections A, B, C, D, and F) (Source:
MHBC, 2022)
An inspection of the interior of the building from within the basement provides evidence
of sawn structural beams approximately 9" wide and sawn timbers providing floor joists
which are 2 1/4" wide (See Figures 12 & 13). The only portion of the building having a
basement is Section A.
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Figures 12 & 13: (left) Detail view of internal sawn beam, approximately 9" wide, (right)
Detail view of interior basement floor joist, approximately 2 1/4" wide, (Source: MHBC, 2022)
Sections C, D, E & F:
Sections C, D, and E are mid. 20th century additions to the building which were
constructed in 1966. These portions of the building include concrete block foundations,
vinyl siding, and contemporary vinyl windows.
Figures 14 & 15: (left) View of north and west elevation of wood shed, looking south-east,
(right) View of interior roof framing, (Source: MHBC, 2022)
Sections F is also a mid. to late 201h century addition to the building. This portion of the building
is limited to a gable at the east elevation of Section "B" supported by two wood posts and the
south end of Section "C" (See Figure 16).
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Poo
!rte
Figures 16 & 17: (left) View of north and west elevation of wood shed, looking south-east,
(right) View of interior roof framing, (Source: MHBC, 2022)
2.2 Summary of Cultural Heritage Value or Interest
The property located at 628 New Dundee Road has design/physical value as it includes
a representative and early example of a dwelling constructed in the Gothic Revival
Cottage style. The building was constructed c. 1858 for John Moore. The subject
property now residential, but was historically used as a farm, and is associated with
former mid. 19th century agricultural practices. The property demonstrates the
contextual value given its associations with the theme of "agriculture". Section 6 of the
City of Kitchener Cultural Heritage Landscapes Study document identifies the theme of
",'agriculture", and states that it is considered a "general" theme of the overall Region of
Waterloo.
Summary of Cultural Attributes
The cultural heritage attributes of the property are noted in the Heritage Impact
Assessment prepared by MHBC. The list of heritage attributes which are to be
designated by Council on December 11, 2023 will be provided in the forthcoming
designation By-law.
2.3 Condition Summary
A preliminary structural analysis was completed by Tacoma Engineers in July 2023
which determined that the building can feasibly be re -located (see Appendix C). An
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additional structural condition assessment was undertaken by Tacoma Engineers in
October 2023. Both assessments were undertaken by a structural engineer and member
of the Canadian Association of Heritage Professionals. The October 2023 condition and
structural assessment determined the following:
• The exterior walls are constructed with mass masonry brick;
• Interior framing is conventional wood framing; and
• Foundations are comprised of rubble stone.
Exterior Walls/masonry:
• Exterior walls are in fair condition with signs of deterioration due to
deferred/inadequate maintenance. Settlement cracks are visible over window
openings, which are typical for buildings of this age/construction;
• Some masonry joints have deteriorated and been repaired with cement mortars;
• The existing chimney is in fair condition but is not original to the dwelling.
Note that all existing window sills are composed of 20th century rusticated concrete.
These are not original to the structure, and were likely added to all windows in the 20th
century given that these are present on both original window openings and
contemporary window openings. These sills are not original, but should be conserved as
part of the window opening.
Figure 18: Example of window
replacement and masonry repairs.
Figure 19: Example of step cracks over
front elevation door.
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Figure 20: Example of inappropriate
cement repair.
Figure 22: Example of broken bullnose
brick.
November 2023
Figure 21: Example of damaged brick.
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Figure 24: Detail view of existing chimney at south elevation, demonstrating different
(contemporary) bricks and is not original to the structure (Source: MHBC, 2023)
Summary of Relocation/Repair/Restoration Recommendations (Tacoma, 2023):
• The house is a good candidate for re -location;
• Brick appears to be in suitable condition to allow relocation without significant
restoration;
• Brick masonry will require restoration/repairs to address masonry joints;
• Relocation will likely result in additional cracks, so this restoration should be
carried out after the home is in its final location.
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3.00onservation Strategy &Detailed
Description of Proposed Alterations
3.1 Description of Conservation Strategy
The Standards and Guidelines for the Conservation of Historic Places in Canada, prepared
by Parks Canada (the "Standards and Guidelines') (2010), provides guidance on sound
conservation processes and principles for historic places.
The Standards and Guidelines recommend that the first step to good conservation
practice is an in-depth understanding of the historic resource. The Heritage Impact
Assessment (HIA) which accompanies this Conservation Plan has provided an in-depth
analysis of the history of the building at 628 New Dundee Road and has evaluated its
significance as per Ontario Regulation 9/06. As per the evaluation contained in the HIA,
the cultural heritage value or interest (CHVI) and significant heritage attributes are
included in Section 2.2 of this Conservation Plan.
The Standards and Guidelines provide that the current condition of the building should
be assessed. A review of the existing condition of the building is provided in Section 2.3
of this Conservation Plan. The contents of this Conservation Plan depend on physical
evidence, site visits and analysis, as well as educated conjecture and includes
recommendations related to the identification of building condition issues and mitigation
for these issues.
Next, the Standards and Guidelines identify that the future needs of the property should
be understood and that a viable use should be selected that will provide a stable context
for ongoing conservation. Section 3 of this Conservation Plan describes the proposed
development and the continued residential use of the existing building in its proposed
new location.
The selection of an appropriate intervention method for a heritage property includes
determining whether or not the building should be conserved via ,preservation,
rehabilitation, restoration, or a combination of these. The term conservation' does not
presume a method. Instead, conservation is defined as the general action of safeguarding
character defining elements or attributes of a historic place and processes taken to extend
its physical life.
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Preservation is defined as follows:
The action or ,process of ,protecting, maintaining, and/or stabilizing the
existing materials, form, and integrity of an historic ,place as to retain its
heritage value and extend its physical life.
Consider, preservation as the ,primary treatment when:
a) Materials, features and spaces of the historic place are essentially intact
and convey the historic significance, without extensive repair or
replacement;
b) Depiction during a particular period in its history is not appropriate; and
c) Continuation or new use does not require extensive alterations or
additions.
Rehabilitation is defined as follows:
The action or process of making possible a continuing or compatible
contemporary use of an historic place, or an individual component, while
protecting its heritage value.
Consider rehabilitation as the primary treatment when:
a) Repair or replacement of deteriorated features is necessary;
b) Alterations or additions to the historic place are planned for a new or
continued use, and,
c) Depiction during a particular period in its history is not appropriate.
Restoration is defined as follows:
The action or process of accurately revealing, recovering, or representing
the state of an historic place, or an individual component as it appeared at
particular period in history while protecting its heritage value.
Consider Restoration as the primary treatment when:
a) An historic place s significance during a particular period in history
significantly outweighs the potential loss of existing, non character -defining
materials, features and spaces from other periods;
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b) Sustainable physical and documentary or oral evidence exists to
accurately carry out the work, and,
c) Contemporary additions and/or alterations are not planned.
This Conservation Plan has identified that the primary treatment of the subject lands is
preservation, with elements of restoration. The development strategy is considered
preservation given that it includes retaining the original features of the building and
repairs/replacements so that the building can be utilized for continued residential use.
Some elements of the building may need to be repaired given their current condition,
such as masonry joints. Some elements of the building may be replaced, given that they
are either a) damaged and cannot be repaired (i.e. damaged bricks), or b) not original to
the structure and can be replaced with other contemporary features (i.e. windows and
doors). All repairs and replacements should respect the design and time period of the
resource.
According to the Standards and Guidelines, once the appropriate method of conservation
is selected, the project should proceed by reviewing the standards and guidelines
provided by Parks Canada (2010). Here, Sections ""A", ""B", and ""F" are being retained and
sections ""C", ""D", and "E" are being removed.
3.2 Description of Proposed Phase I Alterations and Conservation Recommendations
The proposed development includes both alterations and repairs to suit preservation and
restoration. The conservation measures associated with the project are recommended to
be implemented over the short-term, medium-term, and long-term (maintenance)
phases. The construction phase consists of multiple sub -phases.
3.2.1 Short -Term: Preparing for Re -location
The recommendations associated with this phase of work include:
Remediation of any condition issues which need to be undertaken immediately
and/or prior to re -location; and
• Monitoring strategies.
Note that some structures, including those which have been vacant for a period of time
may have structural issues which require action immediately. This includes buildings
which require roof repairs or foundational repairs to ensure that a) the building is
stabilized, and b) that re -location can occur safely. Given the condition and structural
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report provided in this report, no immediate actions or repairs are required prior to the
re -location of the dwelling given its reasonably good condition.
Prior to re -location, the following will take place prior to re -location:
o Installation of security fencing around the perimeter of the building prior
to, and after re -location in order to protect the building from large
machinery and equipment;
o Inspection of the building by a qualified heritage mason to ensure that any
issues related to masonry are remediated. These should only be completed
to ensure the building is stabilized during the move. Additional masonry
work will be completed once the building is placed on the new foundation;
o Removal of sections ""C, ""D", ""E" ""F" of the dwelling and board-up/wrap
the exposed openings;
o Removal of 2 chimneys which are not original to the structure (north
elevation of Section ""B" and west elevation of Section ""A');
o Removal of the front elevation concrete stairs, as well as a concrete stairs,
patio area at the east elevation; and
o Monitoring & Reporting.
The contemporary portions of the building proposed for removal (as noted above) will be
removed using small machinery and hand tools to avoid damages to the portions of the
building being retained. Photographs of the proposed alterations are provided below.
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Figure 25: Detail view of building footprint noting portions of the building to be removed
(shaded in red) and openings to be exposed following the removal of these sections (see blank
lines) (Source: MHBC, 2023)
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The removal of Sections ""C", ""D", ""E", and ""F" will expose the following door openings of
the buildings (See Figures 26 — 28). These openings will require remediation. These
door openings will be a) boarded -up shortly after the openings are exposed, b) remain
boarded -up during re -location, and c) will be remediated when plans for alterations are
formulated as part of Phase II.
Figures 26 & 27: (left) View of door opening at the south elevation (Door "A"), looking south,
(right) View of door opening at the west elevation (Door "B'), looking east, (Source: MHBC,
2023)
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Figures 28: View of door opening to be exposed following the removal of Section "F", at the
east elevation of Section "B" (Source: MHBC, 2023)
The chimneys proposed for removal are located at the west elevation of Section ""A", and
the north elevation of Section "B" (See Figures 29 & 30).
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Figures 29 & 30: (left) View of west elevation of Section "A" noting 20th century chimney
proposed for removal, (right) View of north elevation of Section "B" noting 20th century chimney
proposed for removal, (Source: MHBC, 2023)
The removal of Section ""E" will expose a door opening at the west elevation of Section
""A" (See Figure 31). This opening will be boarded -up and protected until Phase II of
the work is initiated.
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Figure 31: View of west elevation, looking north, noting location of door opening at the interior
of the building (west wall of Section "A'). (Source: MHBC, 2023)
Following the removal of the contemporary additions, the portions of the walls being
exposed will be covered in drywall and contemporary materials (See these areas as per
Figures 32 & 33 below) It is recommended that any original bricks and fabric which may
be present underneath these contemporary materials be exposed and repaired, where
possible. Bricks should be exposed using hand tools and the gentlest means possible as
not to damage authentic heritage fabric.
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Expose bricks
__(where �ossible)_
]LIM
m
Figures 32 & 33: (left) View door opening "B" (west elevation) noting approximate area where
brick may be exposed after contemporary materials are removed, (right) View of door opening
"A", looking south, noting area where brick may be exposed (shaded in red) (Source: MHBC,
2023)
3.2.2 Medium -Term: Construction Phase
As previously noted in this report, the construction phase includes two phases (Phases I
and II). Phase II is related to the re -location of the building and its stabilization. Phase II
includes all other alterations to the building related to suit continued residential use (i.e.
window and door replacements, rehabilitation of elevations, construction of patios and
walkways, landscaping, etc.). A second Heritage Permit Application will be submitted for
the second phase of alterations at the appropriate time in the future.
The Heritage Permit submitted to staff on November 24, 2023 is related to Phase I of the
work and includes the following:
• Lift the building from the existing foundation;
• Re -locate the building and set atop a new foundation in the location noted on the
approved Site Plan;
• Remediation and repairs following re -location to ensure the building is
appropriately stabilized.'
1 Note that the intent of masonry work in this phase is to ensure that the building is stabilized. Additional masonry
work is anticipated in Phase II.
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The work associated with lifting a building is carried -out by lifting the building and placing
steel structures and bracing underneath, which are then placed atop a system which
slowly and gently moves the building to its proposed new location. The path to the new
location should be graded to allow for a smooth re -location process. The building should
not be re -located until the new foundation is ready to receive the re -located structure.
Any masonry and stabilization work should be consistent with the guidelines provided in
Appendix B of this report. Here, the work should adhere to the following:
• Repair any localized masonry issues as noted in the structural condition report;
o Masonry repairs should be carried -out with those who have experience in
historic materials, and refer to the Parks Canada Standards & Guidelines
for masonry & use of lime rich mortar materials (see Appendix B); and
• Replace any masonry elements which cannot be repaired using either salvaged
bricks from the building (where available), or new colour -matched bricks;
• Where required, clean bricks using non-abrasive methods (i.e. steam rather than
harsh/abrasive methods such as sand blasting).
Note that Phase II of the construction phase work will include alterations to the building
to allow continued residential use. An additional Heritage Permit Application will be
submitted in the future as it relates to work related to the construction of patios,
installation of new windows and doors, etc.
3.2.3 Monitoring Strategy
The following provides recommendations regarding an appropriate monitoring strategy
for the project (short term and medium term) associated with Phase I:
MONITORING (1):
• A Heritage Specialist (with CAHP designation) to provide a letter to the City
providing notification that the building has been prepared prior to re -location (i.e.
removal of contemporary additions, boarding -up exposed door openings).
MONITORING (2):
• Heritage Specialist (with CAHP designation) to provide a letter to the City providing
notification that the building has been successfully re -locate and placed atop a
new foundation.
MONITORING (3):
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Heritage Specialist (with CAHP designation) to provide a letter to the City providing
notification that the building has been repaired and stabilized following re -location
as per guidelines provided above and in the Appendices related to applicable Parks
Canada Standards & Guidelines.
Further monitoring and reporting will be required as it relates to Phase II of alterations.
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4.0 Long Term Maintenance
The following provides recommendations regarding long-term work to be completed
after Phases I and II of the construction phase.
To ensure the viability of long-term conservation, bi-annual and as -needed maintenance
is recommended. This includes the following:
• Ensure roof is operating sufficiently and that water is being directed away from
the building;
• Ensure that any conservation work (i.e. masonry, mortar, etc.) is not failing;
• Ensure that structural elements are inspected routinely;
• Any conservation work of original elements must be undertaken by a heritage
conservation specialist;
• Inspect for any damage to original exterior windows (sills and voussoirs); and
• Make note of any other condition issues to the building and ensure they are
remedied in a timely manner.
A comprehensive condition and structural analysis is recommended to take place every
15-20 years to ensure that the building is structurally sound and there are no outstanding
issues.
A Routine maintenance schedule to ensure conservation over the long-term is provided
in Appendix D.
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5.0 Guidance for Future Alterations
5.1 Introduction
The following provides guidance on alterations which are likely to take place in the
future. The purpose of this guidance is to ensure any alterations which take place in the
future are consistent with best practice. Should any future Heritage Permit Applications
take place in the future, it is recommended that this Conservation Plan be consulted.
Appropriate alterations to historic buildings are often based on photographic evidence
and research rather than conjecture. No historic photographs of the dwelling are
available in the historic record which demonstrate the original features of the building
shortly after it was constructed. Therefore, appropriate alterations are based on historic
documentation and best practice. The Gothic Revival cottage was first published as an
affordable farmhouse in an issue of ""The Canada Farmer" in 1864 (See Figures 34 &
35). Following this publication, it became the most popular form of farmhouse in Upper
Canada. This architectural style includes a high degree of variability based on the
availability of resources, budget, status, available craftsman/builders, personal
preference, local traditions and aesthetics, etc. Gothic revival cottages may be ornate,
and lend towards the Picturesque Gothic style. Others may be much less ornate. Gothic
revival cottages typically include the following features:
• Side -gabled or hipped roofline;
• Front elevation gable speak (with or without finial/bargeboard);
• Front elevation door opening (typically central) flanked by two window openings;
and
• Window opening within the front elevation gable (various shapes and sizes).
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A SMALL GCTIIIC COTTAGE.
Figures 34 & 35: Examples of the Gothic cottage provided in The Canada Farmer. (Source:
The Canada Farmer, 1862 accessed online at www.canadiana.ca)
5. 1.1 Windows & Window Openings
Windows
Phase I of the construction phase does not include the alteration of window openings or
existing windows. However, should any future application include the replacement of
existing window, it is encouraged that:
• Original window openings are not altered/enlarged;
• Original window openings be respected, and any new window appropriately fit
the existing/original window opening;
• Any new/contemporary window designs include those which are appropriate for
the design and period of construction and include muntins (such as, but not
limited to, 4x4, 6x6 or 9x9 panes);
A variety of contemporary window materials can be used, including vinyl or other
composite materials which mimic wood. The intent is to be sympathetic to the Gothic
Revival design while making appropriate alterations/replacements.
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Example of Appropriate Windows
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Figures 36 & 37: Samples of appropriate contemporary window designs for the Gothic
Revival cottage style.
Example of Inappropriate Window Designs
Inappropriate window designs include those which are not in keeping with the period of
construction and architectural style. This includes contemporary windows which are
intended for other architectural styles, such as Queen Anne or Craftsman (as pictured
below).
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Figures 38 & 39: Sample of inappropriate contemporary window designs for a Gothic
Revival style.
Window Openings
The existing building includes several window openings which have been altered. Original
window openings which are in keeping with the Gothic Revival style are encouraged to
be maintained. The following provides guidance for the alteration of window openings:
• Original window openings should be maintained;
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• Window openings which have been altered and are inappropriate for the original
design can be restored using like materials, and matching replacement bricks
which are of a similar colour, material, and patina;
• Any new window opening which is restored should be in keeping with the positive
and negative space, and dimensions of existing windows as to respect fenestration
patterns;
• Any new window opening should include brick soldier courses/voussoirs and sills
as with the existing window openings which are original.
Example of Inappropriate Window Designs
Inappropriate window openings include those which are not in keeping with the period
of construction and architectural style. This includes windows which do not respect the
positive and negative space of existing fenestration patterns.
61
y k
Figures 40 & 41: (left) View of altered window opening at the east elevation of Section "A"
of the building, (right) Sample of inappropriate window and window opening alterations.
5.1.2 Doors & Door Openings
The proposal does not currently include the alteration of door openings or the
installation of new doors or the alteration of door openings. However, should any future
application include the replacement of existing doors, it is encouraged that:
• Original door openings are not altered/enlarged;
• Original door openings be respected, and any new door appropriately fit the
existing/original window opening;
• Any new/contemporary door designs include those which are appropriate for the
design and period of construction (see examples below);
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• Contemporary door openings which have been added to the dwelling can be a)
bricked -over using matching bricks, b) continued in use as a contemporary door
opening provide that the opening is not enlarged, orc) re -instate an original
door opening.
A variety of contemporary door materials can be used, including vinyl or other
composite materials which mimic wood.
Example of Appropriate Doors
Appropriate door designs may include panel doors or multiple panel doors with or
without panes of glass. The examples below are consistent with those of the Gothic
Revival architectural style.
Figures 42 & 43: Sample of appropriate contemporary door designs for the Gothic Revival
style.
Example of Inappropriate Door Replacements
Inappropriate door designs may include those which are either not intended for the
Gothic Revival architectural style, or an inappropriate subset of the Gothic revival style.
For example, a picturesque cottage typically includes ornate doors/double doors which
would not be in keeping with the example at 628 New Dundee Road. Further,
contemporary examples which are intended for 20th and/or 21St century designs are also
not appropriate.
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I.
Figures 44 & 45: Samples of inappropriate contemporary door designs for the Gothic
Revival cottage located on the subject property.
5.1.3 Porch/Portico
The existing dwelling is proposed to be re -located from its existing location and placed
atop a new foundation. The existing concrete staircase at the front elevation which
provides access to the front door is not original and will be removed. The existing
concrete stairs and patio area at the east elevation is not original and will also be
removed. Phase I of the proposal does not include the construction of a new
porch/verandah. Should a new porch/patio or stairs be proposed, it is recommended
that it be consistent with the design of a typical Gothic Revival farmhouse. As evidenced
with the photos provided in The Canada Farmer, houses constructed in the Gothic
Revival cottage architectural style (in some instances) did not include a porch or
portico. Given that the dwelling on the subject property likely did not include an
elaborate portico, it is recommended that one is not constructed. Other styles, such as
the Picturesque Gothic often included a verandah on multiple sides of the dwelling (See
Figure 48).
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Examples of Appropriate Stairs/ Porticoes
Figures 46 & 47: Example of appropriate stairs/portico for Gothic Revival cottages.
The proposed development does not include the construction of a new porch or portico
given that it would be inappropriate for the design. However, if stairs/walkways are
required in order to access the front steps, these would be appropriate in a natural
material (stone, concrete, wood, etc.). Should a railing be required to meet building
code, this can be accommodated provided that it is simple in its design and does not
attempt to replicate in inauthentic architectural style or use inappropriate pre -fabricated
builder's grade designs.
Examples of Inappropriate Stairs/ Porticoes
Figures 48 & 49: Examples of inappropriate verandahs and porches for Gothic Revival
cottages.
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5.1.4 Gothic Revival Cottage Details
As previously noted, Gothic Revival cottages can include a range of style sub -sets, each
having their own details. These details (such as bargeboard or "gingerbread") depend
on factors including preference, available materials, and local traditions. The existing
building does not include decorative features, such as bargeboard. The proposal does
not include the addition of bargeboard. If an application came forward in the future to
include new bargeboard, this would be appropriate provided that it is in -keeping with
the simplistic design of the style and the time period. Examples of appropriate designs
include, and are not limited to, those which are provided below. This includes examples
which extend along the roof gables, as well as bargeboard at the peak only.
Examples of Appropriate Gothic Revival Cottage Details
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Figures 50 & 51: Examples of appropriate bargeboard for Gothic Revival Cottages.
Examples of Inappropriate Gothic Revival Cottage Details
Inappropriate details include those which are intended for other architectural styles, or
are dated to the wrong time period. This includes styles of bargeboard which are
commonly found on Queen Anne style houses, or contemporary 21St century designs.
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Figures 52 & 53
5.1.5 Additions
1
Examples of inappropriate bargeboard for Gothic Revival Cottages.
No contemporary additions to the building are proposed as part of the development of
the subject property. However, additions to historic buildings can be accommodated
provided that they are done appropriately. As per Ministry and Parks Canada guidance
regarding best practices, any new addition should be complementary to, distinguishable
from, and subordinate to a heritage resource. Additions are encouraged to be located
away from front facades, where possible. Additions are encouraged to be of
contemporary designs in order to create legibility between old and new fabric. The
design of additions can lend from the positive and negative space of a heritage
resource, but should not replicate its features. Additions should be constructed in such
a way that they are "reversible", and could be removed in the future with minimal
damage to authentic heritage fabric.
Examples of Appropriate Additions to Heritage Buildings
In general, new additions to heritage homes can be accommodated provided that they
are appropriate. The following are examples which are appropriate for their respective
buildings given their placement and design.
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F 7-
_' _ 11 1k i
�J1 n '.
Figures 54 & 55: Examples of appropriate additions to heritage buildings.
Examples of Inappropriate Additions to Heritage Buildings
Inappropriate additions can include those which are inappropriately placed (i.e. at the
front elevation) which alters the design (Figure 50). It may also include those which are
too similar in design and materials as heritage fabric to the extent that it fools an
onlooker into thinking it is part of the original design (See Figure 51).
Figures 56 & 57: Examples of inappropriate additions to heritage buildings.
5.1.6 Technical/Utility, Accessibility and Landscaping
Other alterations and repairs to the building may be required in order to ensure that the
building is conserved. This includes the installation of downspouts and eaves to ensure
that water is directed away from the building. The installation of these components is
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appropriate given it will ensure that physical elements of the building are maintained
and conserved. The use of contemporary/vinyl elements in this regard is required and
will not detract from the design of the building.
The installation and location of other utility equipment is anticipated. This may include a
HVAC, A/C unit and/or hydro meter. These elements should be allocated at the rear of
the building, in an area which is screened from visibility. Any utilities or similar
equipment should be installed in such a way that their removal is reversible, and would
not result in irreparable damage to heritage fabric.
It should also be noted that other details/alterations may be required to provide
accessible entrances. Should an accessible entrance for the dwelling be proposed, it is
recommended that it be located at a side or rear elevation as opposed to the front
elevation in order to maintain the look of the dwelling from the public realm along New
Dundee Road.
Landscaping the site is anticipated and may require approval by way of a Heritage
Permit Application. Should landscaping be proposed, the following is recommended:
• That the majority of the building be visible from New Dundee Road. Here, new
plantings and trees are acceptable, provided that the majority of building
features are not hidden under dense foliage during leaf -on conditions; and
• Landscaping should provide an appropriate setting for the dwelling and provide a
differentiation of space between the contemporary new buildings with the
existing heritage building to be conserved.
5.2 Qualifications
It is recommended that heritage specialists conduct the work associated with the repair
and restoration of any original heritage attributes, including masonry and mortar. These
specialists should have demonstrated experience in the conservation of heritage
buildings.
5.3 Approvals Process
Part IV, Section 33 of the Ontario Heritage Act requires that the owner of a designated
property shall not alter or permit the alteration of a heritage property if the alteration is
likely to affect the property's heritage attributes, as set out in the description of
heritage attributes in the designation By-law, as per the following section of the Ontario
Heritage Act
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Alteration of property
33 (1) No owner of property designated under section 29 shall alter the property or
permit the alteration of the property if the alteration is likely to affect the property's
heritage attributes, as set out in the description of the property's heritage attributes in
the by-law that was required to be registered under clause 29 (12) (b) or subsection 29
(19), as the case maybe, unless the owner applies to the council of the municipality in
which the property is situate and receives consent in writing to the alteration. 2019, c.
9, Sched. 11, s. 11.
Therefore, the alteration of features which are not explicitly described in the list of
heritage attributes do not require approval by way of a heritage permit application.
However, there are some types of work which may require approval given their nature
and potential impacts on the overall design of the building. For example, approval
would be required for the construction of new additions. While window openings may
not include the physical windows of a building, as listed in the By-law, approval may be
required for the installation of new windows to ensure they are appropriate for the
building and do not detract for the reasons for which it was designated. Some classes
of alterations can be dealt with at the staff level through the delegated authority By-law
at the City of Kitchener.
Heritage Permits are considered by the City of Kitchener Municipal Heritage Advisory
Committee, who make a recommendation to Council. Council makes the final decision
on the Application. Applications can be appealed to the Ontario Land Tribunal under
Section 33 (9) of the Ontario Heritage Act
The contents of this Conservation Plan are intended to assist the decision-making
process as it relates to the proposed development and future Heritage Permit
Applications.
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6.0 Review of Conservation Principles and
Guidelines
5.1 Introduction
The following sub -sections of this report provide a review of conservation principles and
guidelines which are accepted as cultural heritage best practice. This includes guidelines
provided by the Ontario Heritage Trust as well as Parks Canada and the Ministry of
Heritage, Sport, Tourism and Culture Industries.
5.2 Conservation Principles
5.2.1 The Eight Guiding Principles
The Eight Guiding Prindp/es in the Conservation of Built Heritage Properties document
from the Ministry of Tourism, Culture and Sport advises on what should be considered as
it relates to conservation projects. These principles are reviewed in detail below.
1. Respect for documentary evidence
Measured drawings and floor plans of the dwelling are provided in the Documentation
& Salvage Report prepared to MHBC. Alterations to the building are recommended to
occur as per a comparison of other examples of buildings constructed in the Gothic
Revival cottage architectural style.
2. Respect for original location
The Heritage Impact Assessment provided for the proposed development
demonstrated that provided the existing building maintains its orientation to the public
realm, re -location from its location in-situ is not anticipated to result in adverse
impacts provided that it is re -located safely. Further, the building is proposed to be
re -located on-site a short distance from its original location in order to balance
conservation with the proposed development.
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3. Respect for historic material
The original materials of the building are primarily related to masonry. These are
proposed to be retained and repaired using appropriate conservation methods
provided in the Parks Canada Standards & Guidelines using lime rich mortar (provided
in Appendix B).
4. Respect for original fabric
The proposal includes retaining all original masonry fabric.
S. Respect for buildings history
This Conservation Plan will be accompanied by a Commemoration/Interpretation Plan
as part of the proposed development in order to communicate the history of the
property.
6. Reversibility
The removal of the original foundation is not reversible, but is required in order to
support continued residential use in the proposed new location and conservation over
the long-term.
7. Legibility
No additions to the existing are proposed which would require two features to be
legible (distinguishable) from each other. Should any alterations or additions be
proposed in the future, this conservation plan provides appropriate guidance.
8. Maintenance
This Plan includes long-term recommendations which are intended to ensure that the
building is maintained and repairs occur as needed on a routine basis.
5.2.2 The Standards and Guidelines (2010)
Standards for Conservation
The Standards and Guidelines document sets out various standards related to the primary
treatments of resources in conservation projects. The first nine standards are related to
preservation, which is recognized to be a primary component of all conservation projects.
Standards 10 to 12 provide direction specific to rehabilitation and Standards 13 and 14
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Conservation Plan & Commemoration Strategy
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provide information pertaining to restoration. These standards will be reviewed below,
recognizing that both rehabilitation and restoration treatments are proposed.
1. Conserve the heritage value of an historic place. Do not remove, replace or
substantially alter its intact or repairable character defining elements. Do not move
a part of an historic place if its current location is a character -defining element
The building is proposed to be re -located on the subject property to the south-west.
The existing location of the building in-situ is not identified as a character -defining
element.
2. Conserve changes to an historic place that, over time, have become character -
defining elements in their own right
The contemporary alterations to the building have been evaluated in the HIA and
do not add to the CHVI of the building. This includes contemporary additions which
are proposed to be removed during the construction phase.
3. Conserve heritage value by adopting an approach calling for minimal intervention.
Generally, the method of re -location and conservation on-site calls for an approach
of minimal intervention. The heritage attributes of the building will be retained, and
repaired as appropriate to ensure the building is conserved over the long-term in its
new location.
4. Recognize each historic place as a physical record of its time, place and use. Do
not create a false sense of historical development by adding elements from other
historic places or other properties, or by combining features of the same property
that never coexisted.
No alterations to the building are proposed which would create a false sense of
historical development. Guidelines provided in Section 5.0 of this report include
recommendations related to legibility and appropriate designs.
5. Find a use for an historic place that requires minimal or no change to its character -
defining elements.
The continued residential use of the building will require minimal changes to
heritage attributes.
6. Protect and, if necessary, stabilize an historic place until any subsequent
intervention is undertaken. Protect and preserve archaeological resources in place.
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Conservation Plan & Commemoration Strategy
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Where there is ,potentia/ for disturbing archaeological resources, take mitigation
measures to limit damage and loss of information.
The building will be stabilized during the re -location under the direction of a building
mover with demonstrated experience. As per the structural condition report, the
building will be repaired following re -location to ensure that any issues are
appropriately remediated.
7. Evaluate the existing condition of character -defining elements to determine the
appropriate intervention needed. Use the gentlest means ,possible for any
intervention. Respect heritage value when undertaking an intervention.
The recommendations provided in this conservation plan are informed by the
structural report provided in Appendix C. Repairs to masonry will be undertaken
using the gentlest means, as per the recommendations in the Parks Canada
Standards & Guidelines (See Appendix B).
8. Maintain character- defining elements on an ongoing basis. Repair character -
defining elements by reinforcing their materials using recognized conservation
methods. Replace in kind any extensively deteriorated or missing parts of character -
defining elements, where there are surwving,protoopes.
Recommendations are provided in this report to ensure heritage attributes are
maintained on an ongoing basis.
9. Make any intervention needed to preserve character -defining elements, physically
and visually compatible with the histonc,place and identifiable on close Insvection.
Document any intervention for future reference.
Interventions to the building are primarily limited to mortar repairs. Repairs to
masonry will be undertaken using the gentlest means, as per the recommendations
in the Parks Canada Standards & Guidelines (See Appendix B).
10. Repair rather than replace character- defining elements. Where character -
defining elements are too severely deteriorated to repair, and where sufficient
,physical evidence exists, replace them with new elements that match the forms,
materials and detailing of sound versions of the same elements. Where there is
insufficient physical evidence, make the form, material and detailing of the new
elements compatible with the character of the historic, place.
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The proposed alterations to the building do not include the replacement of character
defining elements. Masonry will be repaired as per the Parks Canada Standards &
Guidelines. Where individual bricks are damaged and must be replaced, they may
be replaced using bricks salvaged on-site, or bricks which match in size, colour, and
patina.
11. Conserve the heritage value and character- defining elements when creating any
new additions to an historic place or any related new construction. Make the new
work ,physically and visually compatible with, subordinate to and distinguishable
from the historic, place.
The proposed development does not include any new additions. However, guidance
on any future additions (should one be required), is provided in Section 5.1.3 of this
report.
IZ Create any new additions or related new construction so that the essential form
and integrity of an historic place will not be impaired if the new work is removed in
the future.
The recommendations provided in Section 3.3 of this report includes guidance
related to the integrity of historic place, and reversibility.
13. Repair rather than replace character- defining elements from the restoration
,period. Where character -defining elements are too severely deteriorated to repair
and where sufficient physical evidence exists, replace them with new elements that
match the forms, materials and detailing of sound versions of the same elements.
As previously noted, any masonry elements which are too deteriorated to be
repaired can be replaced with either bricks salvaged on-site, or bricks which match
in size, colour, and patina.
14. Replace missing features from the restoration ,period with new features whose
forms, materials and detailing are based on sufficient physical, documentary and/or
oral evidence.
The proposed development does not include the replacement of missing features.
However, should any be proposed in the future, they should adhere to this
guideline and include details based on documentary evidence/research or best
practice, rather than conjecture.
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Conservation Plan & Commemoration Strategy
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Guidelines for Buildings and Materials
In addition to the standards provided above, the Parks Canada Standards and Guidelines
provides specific direction regarding the preservation of elements of a historic place. The
following guidelines for materials will be applied as it relates to the proposed development
and alteration of identified heritage attributes:
Guidelines for Materials:
• All materials; and
• Masonry.
The excerpts from these guidelines are attached as Appendix B.
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Conservation Plan & Commemoration Strategy
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6.0 Commemoration/Interpretation Strategy
The project includes the commemoration/interpretation of the site. This includes the
following:
• Salvage of materials from the existing barn to use on-site for
commemoration/interpretation purposes; and
• Installation of an interpretive panel/plaque within the amenity area.
The following provides further information regarding the commemoration/interpretation
strategy.
6.1 Salvaged materials and Commemoration on-site
Barn materials will be salvaged for two purposes. The first purpose is to construct a new
structure using original materials at another location by the current tenants. The second
purpose is to salvage materials for the purpose of commemoration on-site. This includes logs
and timbers for the creation of the following:
• Construction of a monument feature within the development at the south-east corner.
This feature will include the installation of vertical timbers/beams of varying heights in
an undulating curve.
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OR posts a% ast Ir trench, rerretec anc haskfllled -o appev Ir•.I; Idualty placed.
41j" I Verll"-a tl'nuers �f•ori herl:sge bar.? i. ..�arying hegris
I1 II R varying angled tops, undulate and c ke
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Figure 58: Concept design of a commemorative feature utilizing salvaged barn materials
(Source: Fusion Homes, 2023)
November 2023
MHBC 152
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Conservation Plan & Commemoration Strategy
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Figure 59: Proposed location of site monument noted with red arrow (Source: Fusion
Homes, 2023)
Beams and timbers available for salvage and re -use on site include hand-hewn timbers
which are of varying sizes and dimensions, but are generally 7-10" x 6-10" and are 15ft.
to 20ft. long (See Figures 60 & 61).
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Figures 60 & 61: Photographs of typical timbers within the barn, (Source: MHBC, 2023)
Only those timbers which are in good condition are able to be incorporated into a
commemorative feature. Those items which are irreparable due to fire, rot, infestation,
etc. should not be utilized (example of damaged beam in Figure 56). It is recommended
that salvaged timbers be treated so that they may withstand exposure to the elements
and cared for over the long-term. However, it is not recommended that the entirety of
the logs be milled or planed down to form uniform sizes for use as part of the
commemorative feature. The timbers should retain their rustic appearance and hand-
hewn qualities in order to commemorate these 19th century construction techniques.
-- i
Figures 62 & 63: Dimensions of typical timbers within the barn, (Source: MHBC,
2023)
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6.2 Interpretive/Commemorative Panel
The site is recommended to be interpreted through the use of a panel which provides
images, text, and maps which interpret the history of the property and its cultural
heritage value. This includes a description of the site prior to development, including
photographs. The commemorative panel will be located within the amenity area as to
provide the information with an area with is accessible. The panel will also note that the
entrance feature was constructed with materials which were salvaged from the barn.
9
a
L
Figure 64: Map of proposed development indicating the proposed location of the interpretive
panel (Source: Fusion Homes, 2023)
The panel will also include materials which have been salvaged on-site. The panel is
proposed to include a post and base structure which is includes materials salvaged from
the barn.
November 2023 MHBC 155
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Conservation Plan & Commemoration Strategy
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Figure 65: Detail map of proposed development indicating the proposed location of the
interpretive panel (Source: Fusion Homes, 2023)
November 2023 MHBC 156
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Conservation Plan & Commemoration Strategy
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7.0 Bibliography
Government of Canada. Parks Canada. Standards and Guidelines for the Conservation
of Historic Places in Canada. 2010 .
Heritage Resources Centre. Ontario Architectural Style Guide. University of Waterloo,
2009.
Ministry of Tourism, Culture and Sport. InfoSheet#5 Heritage ImnactAssessments and
Conservation Plans, 2006.
Ministry of Tourism, Culture and Sport. Infosheet — Eight Guiding Principles in the
Conservation of Built Heritage Properties, 2007.
Ontario Heritage Trust. Conservation Plans for Heritage Properties, 2012.
November 2023 MHBC 157
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Conservation Plan & Commemoration Strategy
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Appendix A— Terms of Reference
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City of Kitchener
Development Services Department - Planning Division
Conservation and Relocation Plan - Terms of Reference
1. Introduction
The following Terms of Reference shall be used to fulfill the condition regarding completion and
approval of a Conservation and Restoration Plan as required for consideration of an
application made under the Heritage or Planning Act. The Conservation and Restoration Plan
shall address how the cultural heritage resources and attributes as identified and described in
an approved Heritage Impact Assessment (HIA), will be conserved. A Conservation Plan is a
document which identifies the conservation principles appropriate for the type of cultural
heritage resource/attributes being conserved; provides detailed documentation of the resource
and its heritage attributes; includes an assessment of current conditions and deficiencies; and
recommends conservation measures and interventions in the short, medium and long term to
ensure preservation of the property's cultural heritage significance. The relocation portion of the
document describes the methodology proposed to move a heritage resource, including any
short-term work required to the site or the building in preparation of the move, and the medium-
term work required during the move of the structure and immediately following the relocation.
2. Policy Context
Section 2 of the Planning Act indicates that Council shall have regard to matters of Provincial
interest such as the conservation of features of significant architectural, cultural, historical,
archaeological or scientific interest. In addition, Section 3 of the Planning Act requires that
decisions of Council shall be consistent with the Provincial Policy Statement. Policy 2.6.1 of the
Provincial Policy Statement requires that significant built heritage resources and significant
cultural heritage landscapes shall be conserved. The Provincial Policy Statement defines a built
heritage resource as including resources listed by local jurisdictions. Significant is defined as
resources that are valued 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. Conserved is defined as meaning the identification, protection,
management and use of built heritage resources, cultural heritage landscapes and
archaeological resources in a manner that ensures their cultural heritage value or interest is
retained under the Ontario Heritage Act. This may be achieved by the implementation of
recommendations set out in a conservation plan, archaeological assessment, heritage impact
assessment, and/or other heritage studies identified. Mitigative measures and/or alternative
development approaches can be included in these plans and assessments.
3. Conservation and Relocation Plan Requirements
The Conservation and Relocation Plan will include, but is not limited to, the following
information:
3.1. Background
• Present owner contact information for property proposed for development and/or
alteration.
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• Identification of all cultural heritage resource(s) and a clear statement of their cultural
heritage value and interest, including a bullet point list of their heritage attributes.
3.2. Existing Conditions
• An assessment of the current condition of the cultural heritage resources and their
heritage attributes. The Conservation and Relocation Plan must identify the physical
condition and integrity of the cultural heritage resources and their heritage attributes,
with a view toward making recommendations regarding appropriate repair and
maintenance, in keeping with good conservation practice.
3.3. Conservation Strategy
Identification of the conservation principles and guidelines to be applied for the type of
heritage resource/attributes being conserved and the specific conservation work to be
undertaken in order to repair, maintain and protect the heritage resources and attributes.
These conservation principles and guidelines may be found in publications such as:
Parks Canada — Standards and Guidelines for the Conservation of Historic Places in
Canada; Eight Guiding Principles in the Conservation of Building Heritage Properties,
Ontario Ministry of Culture; and the Ontario Ministry of Culture's Ontario Heritage Tool
Kit (all available online).
Brief description detailing the suitability of the proposed new location, including how the
lot is appropriate for and supports a continued viable use of the heritage resource after
relocation and how the relocated heritage resource fits into the overall development
and/or neighbourhood.
Identification of the short-, medium- and long-term vision for the conservation of the
heritage resources, and of the specific conservation measures to be undertaken in the
short, medium, and long-term. Such measures shall describe the documentation,
stabilization, repair, monitoring and maintenance strategies required to be undertaken
for each phase and shall reference the qualifications for anyone responsible for
undertaking such work. This section may include, but is not limited to, the following:
Short -Term Conservation Work
■ Documentation (through detailed description and photographs) of
heritage attributes proposed to be demolished, removed, salvaged or
otherwise irreversibly damaged.
■ Description and specifications for site preparation work that needs to be
undertaken prior to the relocation of the heritage resource.
■ Description and specifications for building preparation work required prior
to the relocation of the heritage resource, such as:
• Work to be undertaken to conserve heritage attributes in need of
immediate repair and stabilization to prevent further deterioration,
damage and the potential loss of such attributes.
• Any structural framework which may need to be established in
order to facilitate the moving of the heritage resource.
■ Monitoring strategy to protect the property from vandalism, water
damage, fire, or other risks (e.g. methodology for monitoring; frequency of
monitoring; and process to address issues that arise through monitoring)
prior to construction.
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Medium -Term Conservation Work
■ Description of the methodology proposed to complete the physically
moving of the structure.
■ Description and specifications for work required to be undertaken to
heritage attributes as part of the proposed development and/or
rehabilitation (to include demolition, removal and salvage of heritage
attributes; the stabilization, repair and cleaning of heritage attributes; and
the reconstruction or replacement of heritage attributes). Such work may
be divided into phases.
■ Description and specifications of other work to be undertaken to the
exterior for rehabilitation and conservation, including any new addition(s)
or alteration(s) proposed to the building.
■ Monitoring strategy to protect the property from vandalism, water
damage, fire, or other risks (e.g. methodology for monitoring; frequency of
monitoring; and process to address issues that arise through monitoring)
after construction but prior to occupancy.
Long -Term Conservation Work
■ Identification of a monitoring program addressing appropriate measures
for the ongoing maintenance of the heritage resources and attributes,
post development/rehabilitation.
Provide a recommended schedule for conservation work including sequence for
moving/phases of the short, medium, and long-term work, inspections,
monitoring, and maintenances.
Provide a recommended communication strategy between the applicant/qualified
professional(s) completing the work and the City's Heritage Planning staff
outlining how and when notice to the City will be provided prior to the
commencement of significant phases of work.
3.4. Costs
The Conservation Plan must include a cost estimate of the conservation work to be
undertaken in the short-term to heritage attributes in need of immediate repair and
stabilization to prevent further damage and deterioration as well as the medium-term
work to be undertaken during and immediately following the relocation process. Such
cost estimate must be prepared by a qualified individual or consultant. In order to ensure
implementation of the Conservation and Relocation Plan, the City may require the owner
to post a Letter of Credit equal to the value of the short and medium-term conservation
work as a condition of the approval of the subject application. The Letter of Credit does
not need to cover the cost of the move, but is intended as security to pay for damages
and remediation that may be required as a result of the proposed
development/relocation.
3.5. Qualifications
The qualifications and background of the person(s) completing the Conservation and
Relocation Plan shall be included in the report. The author(s) must demonstrate a level
of professional understanding and competence in the field of heritage conservation. The
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professional should be registered with the Canadian Association of Heritage
Professionals (CAHP) and in good standing. 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 qualifications and background of the person(s) or company completing the moving
of the heritage resources (the "Movers") shall be included in the report. This should
include a portfolio of past experiences/projects.
4. Approval Process
One digital pdf copy shall be provided to Heritage Planning staff. The Conservation and
Relocation Plan will be reviewed by Heritage Planning staff and a recommendation will be made
to the Director of Planning. Approval of the Conservation Plan by the Director of Planning is
required prior to issuance of approval of the application. Approval of the Conservation Plan may
result in the establishment of development related legal agreements or conditions of
development approval.
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Appendix B— Excerpts of the Parks Canada Standards
and Guidelines for the Conservation of Historic Places in Canada
4.5 Guidelines for Materials; and
4.5.3 Masonry.
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GUIDELINES FOR
MATERIALS
The guidelines apply to the materials
that compose buildings, built features
of cultural landscapes and constructed
elements of engineering works. Because
materials are often identified as character -
defining, they contribute to the heritage
value of historic places and should be
conserved. The ongoing care of materials,
including appropriate maintenance and
repair, contributes to the integrity and
lifespan of an historic place.
lh-Idnd materials should be used when-
ever possible. Sourcing materials for
repair and replacement can be challeng-
ing, especially if the materials are from
an historic source that no longer exists,
such as a quarry, an old-growth forest, or
a manufacturing facility that has closed
down. It may be possible to find salvaged
materials from other buildings or, in
some cases, find the needed materials
elsewhere in the historic place to use for
small repairs.
DURABILITY
Traditional building materials, such
as masonry and wood, are inherently
durable. Over time, they have
demonstrated a significant capacity
to withstand surface degradation
without losing structural capacity,
or frequent repairs as long as
basic maintenance is carried out.
PATINA
There is a fine distinction between patina and decay. Patina is the natural aging
of materials; an organic and superficial surface degradation that is usually not
harmful to the material. It can also be caused by use and wear. Understanding
patina and its heritage value in the context of an historic place is part of assessing
the condition of materials. It may be important to conserve patina for reasons of
appearance, such as moss growing on a mature tree or the changed colour of a
building stone, or for natural protection, such as on metals, where corrosion may
form a protective coating.
Substitute Materials
Substitute materials should be explored
only after all other options for repair
and replacement have been ruled out.
They should be used only when the
original materials or craftsmanship are
no longer available, when the original
materials are of poor quality or damage
adjacent character -defining materials, or
when specific regulations rule out using
hazardous materials. Because there are
so many unknowns about the long-term
performance of substitute materials, their
use should not be considered without a
thorough investigation of their composi-
tion, compatibility, durability and instal-
lation. The importance of finding visually
and physically compatible substitute
materials cannot be overstated.
APPLYING THE GUIDELINES
The Guidelines for Materials contain
guidelines that apply to all materi-
als, and guidelines related to specific
materials. When conserving any mate-
rial, first refer to the guidelines for All
Materials and then to the guidelines
related to the specific material: Wood
and Wood Products, Masonry, Concrete,
Architectural and Structural Metals, Glass
and Glass Products, or Plaster and Stucco.
The Miscellaneous Materials subsec-
tion includes general guidance for the
conservation of materials that do not fall
into one of these categories.
The Guidelines for Materials should not
be used in isolation, but in conjunction
with the appropriate section for the
related building assembly, built feature,
or constructed element.
STANDARDS AND GUIDELINES FOR THE CONSERVATION OF HISTORIC PR@01V`CWD41 1
213
4.5.1
ALL MATERIALS
These guidelines provide direction when
a material is identified as a character -
defining element of an historic place.
The material may have been identified
specifically, or may be an integral part of a
character -defining element. These guide-
lines provide direction on documentation,
condition assessment, testing and main-
tenance activities, repair and replacement
in kind that apply to all materials. For the
investigation, analysis and modification
of materials that are part of engineering
works, the services of a professional
engineer are required by code.
The Guidelines for All Materials do not
provide complete guidance on materi-
als conservation; they provide general
advice common to all materials. As such,
they should be referred to in conjunction
with the following guidelines for specific
materials:
4.5.2 Wood and Wood Products
4.5.3 Masonry
4.5.4 Concrete
4.5.5 Architectural and Structural Metals
4.5.6 Glass and Glass Products
4.5.7 Plaster and Stucco
4.5.8 Miscellaneous Materials.
Wood: An example of "limited replacement in kind" describes an appropriate scope of work in the Preservation
treatment. Only the damaged corner of a stair's newel post at the Commissioner's Residence in Dawson City,
has been replaced (it will be stained to match). Only repairing deteriorated parts meant that most of the
character -defining elements were retained.
Masonry: In this rehabilitation project of the
Rideau Canal, some of the original limestone blocks
remained in good condition. Others, which were
too deteriorated to repair, were replaced in kind
with new limestone blocks.
2141 GUIDELINES F PRq_Q@E9IQLgf 415
GENERAL GUIDELINES FOR PRESERVATION, REHABILITATION AND RESTORATION
1 Understanding the materials that comprise the historic place
and how they contribute to its heritage value.
2 Documenting all interventions that affect materials, and
ensuring that the documentation is available to those
responsible for future interventions.
3 Determining the appropriate level of investigation required to
understand the properties and overall condition of the material.
4 Assessing materials fully to understand condition, evolution
over time, deterioration and mechanical and chemical properties.
This should be done early in the planning process so that the
scope of work is based on current conditions.
5 Testing and examining materials and coatings to determine
their properties and causes of deterioration, damage or distress,
through investigation, monitoring and minimally invasive or
non-destructive testing techniques.
6 Testing proposed interventions to establish appropriate
replacement materials, quality of workmanship and
methodology. This can include reviewing samples, testing
products, methods or assemblies, or creating a mock-up.
Testing should be carried out under the same conditions as
the proposed intervention.
7 Maintaining materials on a regular basis, as described in the
* relevant material subsection.
8 Carrying out regular monitoring and inspections of materials
to proactively determine the type and frequency of maintenance
required.
9 Developing a maintenance plan, where appropriate, that
includes schedules for monitoring and inspection.
Failing to undertake an appropriate level of investigation
and analysis before identifying the level of conservation
work required.
Carrying out a level of conservation work that exceeds
what is required, or taking action based on assumptions
or rules of thumb.
Failing to assess the impact of maintenance practices
on materials.
Failing to consider the relationship between materials
and adjacent elements as a source of deterioration.
Using highly destructive probing or sampling techniques
that damage or destroy materials.
Undertaking work without understanding the mechanical
and chemical properties of the material.
Carrying out a repair that does not treat or address
the cause of the problem.
Failing to adequately maintain materials, or carrying out
maintenance on an ad-hoc basis.
STANDARDS AND GUIDELINES FOR THE CONSERVATION OF HISTORIC PLPAt�N`C�fkD7�� 215
GENERAL GUIDELINES FOR PRESERVATION, REHABILITATION AND RESTORATION
■ Recommended
10 Updating and adapting maintenance activities, as conditions
and knowledge about the materials and maintenance products
and methods evolve.
11 Cleaning materials only when necessary, to remove heavy
soiling or graffiti. The cleaning method should be as gentle
as possible to obtain satisfactory results.
12 Carrying out cleaning tests, after it has been determined that
a specific cleaning method is appropriate.
13 Protecting adjacent materials from accidental damage during Allowing character -defining elements to be exposed to
maintenance or repair work. accidental damage by nearby work.
14 Repairing or replacing materials to match the original as closely Using inappropriate or untested materials or
as possible, both visually and physically. consolidants, or using untrained personnel
for repair work.
ADDITIONAL GUIDELINES FOR REHABILITATION PROJECTS
■ Recommended
15 Replacing character -defining materials with compatible
substitute materials, when the original is found to accelerate
deterioration and only after thorough analysis and monitoring
confirms that the material or construction detail is problematic.
Substitute materials should be as durable as the overall assembly
to maintain its expected service life.
Using new materials and new technologies that do not
have a proven track record.
Replacing deteriorated character -defining elements using
new materials or technologies to improve durability,
when the original material performs adequately.
ADDITIONAL GUIDELINES FOR RESTORATION PROJECTS
Recommended Not Recommendec
16 Documenting materials dating from periods other than the Failing to document materials that are not from the
restoration period before their alteration or removal. If possible, restoration period before removing them.
selected samples of these materials should be stored to facilitate
future research.
2161 GUIDELINES FOR@E9IZ4f 415
4.5.3
MASONRY
L
These guidelines provide direction when
masonry is identified as a character -defin-
ing element of an historic place. They also
give direction on maintaining, repairing
and replacing masonry elements.
Masonry refers to mortared or dry laid
natural stone as well as brick, cast stone,
terra cotta and concrete block. The
aesthetic characteristics of the masonry,
such as the finish dressing, texture and
colour of the stone, brick or mortar, the
coursing pattern, and the joint width and
profile, along with the careful integration
of decorative sculptural and functional
elements, such as band courses, lintels,
water tables, cornices, scuppers and carv-
ings, all contribute to its heritage value
and require careful consideration.
WORN
1
Preserving the exterior of the British Columbia Legislative Building (its rear fa4ade shown here), including
its masonry walls, steps, columns, pilasters, window surrounds, decorative details and cornices, began with
documenting the material, form, jointing, tooling, bonding patterns, coatings, colour and conditions of these
elements before beginning project work.
Masonry construction in Canada ranges
from statues and simple stone pathways,
to massive fortifications and modern brick
veneers on high-rise buildings. In many
early uses, masonry played a dual role,
acting as both the structural system and
the building envelope. When conserving
these types of masonry, it is important to
consider both of these roles.
Sandblasting was once a popular method of removing
paint from brick; however, it also removed the
brick's outer hardened "crust" causing the brick
to deteriorate.
The harsh climate in many parts of Canada can
seriously damage masonry elements. This wall has
suffered irreversible damage from water penetrating
the brick fa4ade and freezing, causing the faces of
many bricks to pop off. To avoid such damage, repair
failed flashings, deteriorated mortar joints or other
mechanical defects, but do not apply water-repellent
coatings, which can trap moisture inside the masonry.
2221 GUIDELINES FOREKrqL4f 415
1
Preserving the exterior of the British Columbia Legislative Building (its rear fa4ade shown here), including
its masonry walls, steps, columns, pilasters, window surrounds, decorative details and cornices, began with
documenting the material, form, jointing, tooling, bonding patterns, coatings, colour and conditions of these
elements before beginning project work.
Masonry construction in Canada ranges
from statues and simple stone pathways,
to massive fortifications and modern brick
veneers on high-rise buildings. In many
early uses, masonry played a dual role,
acting as both the structural system and
the building envelope. When conserving
these types of masonry, it is important to
consider both of these roles.
Sandblasting was once a popular method of removing
paint from brick; however, it also removed the
brick's outer hardened "crust" causing the brick
to deteriorate.
The harsh climate in many parts of Canada can
seriously damage masonry elements. This wall has
suffered irreversible damage from water penetrating
the brick fa4ade and freezing, causing the faces of
many bricks to pop off. To avoid such damage, repair
failed flashings, deteriorated mortar joints or other
mechanical defects, but do not apply water-repellent
coatings, which can trap moisture inside the masonry.
2221 GUIDELINES FOREKrqL4f 415
Masonry should be cleaned only when necessary to halt deterioration or remove heavy soiling. If surface cleaning
is appropriate, test to select the gentlest cleaning method possible, and observe the result over time to determine
the immediate and the long-term effects. Test cleaning the left portion of this brick and stone wall (using low
pressure water and detergents, when there was no chance of freezing) created an acceptably clean wall.
A wide variety of stone has been used in
historic places. Each type has different
properties and behaviours that must
be understood to ensure their proper
conservation. Because stone is a natural
material, it can possess inclusions of
minerals or clay that can weaken it and
reduce its durability. Poor -quality design
and workmanship can aggravate these
inherent weaknesses.
Brick is a solid or hollow masonry unit,
typically made of clay, calcium -silicate,
or concrete, and used for both cladding
and structural work. Terra cotta is also
made of clay mixed with sand. It is used
for ornamental work, roof and floor tiles,
interior partitions and as fire proofing for
metal structures. Terra cotta is not a load-
bearing material.
The preservation of masonry can best be
ensured through appropriate and timely
maintenance. Cleaning treatments for
purely aesthetic purposes should be
avoided because they can aggravate and
accelerate deterioration.
These guidelines provide general recom-
mendations for masonry and should
be used in conjunction with 4.5.1, All
Materials. Because masonry can form
part of the structure or envelope of a
building or engineering work, also refer to
Structural Systems and to Exterior Walls in
the Guidelines for Buildings.
One of the primary causes of deterioration of glazed
architectural terra cotta, like that shown on the
Confederation Life Building in Winnipeg is water.
Water -related damage to the glazed units, mortar,
metal anchors or masonry backfill can be repaired only
after eliminating the sources of that water. In order to
ensure that the actual root problem is being solved,
investigation work would need to be completed prior
to any repairs in order to identify that source.
Deteriorated slate pavers should be replaced in
kind from the same source of the original material.
If the original quarry is closed, a suitable match
should be located and attention given to the stone's
composition, strength and colour.
STANDARDS AND GUIDELINES FOR THE CONSERVATION OF HISTORIC PLPA?0MC'dAaf 1 1
223
Tenby School in Lansdowne MB is a well-preserved and rare example
of a village school built with concrete blocks, a material commonly used
between 1890 and 1905 for homes and commercial buildings in southern
Manitoba. The blocks were artfully formed on site by using three
distinct moulds.
Using brick masonry in interiors is a long lasting, almost indestructible
finish for public spaces. Brick walls and floors are character defining in
many modern interiors such as the Joseph Shepard Building in Toronto.
It is not recommended to apply paint or other coatings to masonry
that has been historically unpainted or uncoated.
Many stone masonry monuments, such as the Brock Monument in Queenston, ON, are historic places.
A monument does not face many of the challenges of historic buildings or engineering works. Its purpose and
use are the same today as when it was built. A monument is expected to remain constant and unchanged
despite time, deterioration and weathering. Continuous maintenance and repairs are required and interventions
or major repairs must be carefully considered to evaluate their potential impact on each part of the monument.
Masonry used on the exterior of modern buildings is
generally a cladding attached to a separate structure.
Clips, anchors or shelf angles are used to attach the
stone panels or brick masonry. The deterioration of
these anchors is an area of potential deterioration
and failure. Monitoring the condition of these anchors
is a vital part of a maintenance plan, as their failure
can lead to very significant damage.
2241 GUIDELINES FOR EK I29f 415
GENERAL GUIDELINES FOR PRESERVATION, REHABILITATION AND RESTORATION
Understanding the properties and characteristics of the
masonry of the historic place.
Documenting the form, materials and condition of masonry Undertaking an intervention that affects masonry without
before undertaking an intervention. For example, identifying the first documenting its existing character and condition.
particular characteristics and source of the type of stone or brick
used, and the composition of the mortar.
3 Protecting and maintaining masonry by preventing water
Lpenetration, and maintaining proper drainage so that water or
organic matter does not stand on flat surfaces, or accumulate in
! decorative features.
4 Applying appropriate surface treatments, such as breathable
coatings, to masonry elements as a last resort, only if masonry
repairs, alternative design solutions or flashings have failed
to stop water penetration, and if a maintenance program is
established for the coating.
Sealing or coating areas of spalled or blistered glaze on
terra cotta units, using appropriate paints or sealants that are
physically and visually compatible with the masonry units.
Cleaning masonry, only when necessary, to remove heavy
soiling or graffiti. The cleaning method should be as gentle
as possible to obtain satisfactory results.
Failing to identify, evaluate and treat the causes of
masonry deterioration.
Applying water-repellent coatings to stop moisture
penetration when the problem could be solved by
repairing failed flashings, deteriorated mortar joints,
or other mechanical defects.
Over -cleaning masonry surfaces to create a new
appearance, thus introducing chemicals or moisture into
the materials.
Blasting brick or stone surfaces, using dry or wet grit
sand or other abrasives that permanently erode the
surface of the material and accelerate deterioration.
Using a cleaning method that involves water or liquid
chemical solutions when there is a possibility of freezing
temperatures.
Cleaning with chemical products that damage masonry
or mortar, such as using acid on limestone or marble.
Failing to rinse off and neutralize appropriate chemicals
on masonry surfaces after cleaning.
Applying high-pressure water cleaning methods that
damage the masonry and mortar joints and adjacent
materials.
STANDARDS AND GUIDELINES FOR THE CONSERVATION OF HISTORIC PBAS�N`C`k(f kD7�� 225
GENERAL GUIDELINES FOR PRESERVATION, REHABILITATION AND RESTORATION
■ Recommended
7 Carrying out masonry cleaning tests after it has been deter-
mined that a specific cleaning method is appropriate.
8 Inspecting painted masonry surfaces to determine whether
paint can successfully be removed without damaging the
masonry, or if repainting is necessary. Testing in an inconspicuous
area may be required.
9 Removing damaged or deteriorated paint only to the next
sound layer, using the gentlest method possible; for example,
hand scraping before repainting.
10 Re -applying compatible paint or coatings, if necessary, that are
physically compatible with the previous surface treatments and
visually compatible with the surface to which they are applied.
11 Retaining sound and repairable masonry that contributes to the
heritage value of the historic place.
12 Stabilizing deteriorated masonry by structural reinforcement
and weather protection, or correcting unsafe conditions, as
required, until repair work is undertaken.
Cleaning masonry surfaces without sufficient time to
determine long-term effectiveness and impacts.
Removing paint that is firmly adhering to masonry
surfaces.
Using methods of removing paint that are destructive
to masonry, such as sandblasting, application of caustic
solutions, or high-pressure water blasting.
Applying paint, coatings or stucco to masonry that has
been historically unpainted or uncoated.
Removing paint from historically painted masonry,
unless it is damaging the underlying masonry.
Removing stucco from masonry that was historically
never exposed.
Replacing or rebuilding masonry that can be repaired.
13 Repairing masonry by repointing the mortar joints where there Removing sound mortar.
is evidence of deterioration, such as disintegrating or cracked
mortar, loose bricks, or damp walls.
14 Removing deteriorated or inappropriate mortar by carefully
raking the joints, using hand tools or appropriate mechanical
means to avoid damaging the masonry.
Using rotary grinders or electric saws to fully remove
mortar from joints before repointing. In some instances it
may be acceptable to make a single pass with a cutting
disk to release tension in the mortar before raking the
joint. Extreme caution must be used to prevent
accidental damage.
2261 GUIDELINES F PRq_Q@ER I29f 415
GENERAL GUIDELINES FOR PRESERVATION, REHABILITATION AND RESTORATION
15 Using mortars that ensure the long-term preservation of the
masonry assembly, and are compatible in strength, porosity,
absorption and vapour permeability with the existing masonry
units. Pointing mortars should be weaker than the masonry units;
bedding mortars should meet structural requirements; and the
joint profile should be visually compatible with the masonry in
colour, texture and width.
16 Duplicating original mortar joints in colour, texture, width and
joint profile.
Repointing with mortar of a higher Portland cement
content than in the original mortar. This can create a
bond stronger than the historic material (brick or stone)
and cause damage as a result of the differing expansion
coefficients and porosity of the materials.
Repointing with a synthetic caulking compound.
Using a'scrub' coating technique to repoint instead
of using traditional repointing methods.
17 Replacing in kind extensively deteriorated or missing parts of Using a substitute material for the replacement part that
IL masonry elements, based on documentary and physical evidence neither conveys the same appearance as the masonry
element, nor is physically or chemically compatible.
ADDITIONAL GUIDELINES FOR REHABILITATION PROJECTS
18 Repairing masonry by patching, piecing -in or consolidating,
using recognized conservation methods. Repair might include the
limited replacement in kind, or replacement with a compatible
substitute material, of extensively deteriorated or missing
masonry units, where there are surviving prototypes. Repairs
might also include dismantling and rebuilding a masonry wall or
structure, if an evaluation of its overall condition determines that
more than limited repair or replacement in kind is required.
19 Replacing in kind an irreparable masonry element, based on
documentary and physical evidence.
HEALTH, SAFETY AND SECURITY CONSIDERATIONS
20 Removing hazardous materials from masonry, using the least -
invasive abatement methods, and only after adequate testing
has been conducted.
SUSTAINABILITY CONSIDERATIONS
21 Selecting replacement materials from sustainable sources,
where possible. For example, replacing deteriorated stone units
using in-kind stone recovered from a building demolition.
Removing an irreparable masonry element and not
replacing it, or replacing it with an inappropriate
new element.
STANDARDS AND GUIDELINES FOR THE CONSERVATION OF HISTORIC PLPA��N`CAafA1 1
227
ADDITIONAL GUIDELINES FOR RESTORATION PROJECTS
■ Recommended
22 Repairing, stabilizing and securing masonry elements from
the restoration period, using recognized conservation methods.
Repairs should be physically and visually compatible and
identifiable on close inspection for future research.
Removing masonry elements from the restoration period
that could be stabilized and conserved.
Replacing an entire masonry element from the restoration
period, when repair and limited replacement of
deteriorated or missing parts is possible.
Using a substitute material for the replacement that
neither conveys the same appearance as the surviving
masonry, nor is physically or chemically compatible.
23 Replacing in kind a masonry element from the restoration Removing an irreparable masonry element from the
period that is too deteriorated to repair, based on documentary restoration and not replacing it, or replacing it with
and physical evidence. The new work should be well documented an inappropriate new element.
and unobtrusively dated to guide future research and treatment.
2281 GUIDELINES FOR@E9RL4f 415
Conservation Plan & Commemoration Strategy
628 New Dundee Road, Kitchener ON
Appendix C —Structural Condition Report (Tacoma)
November 2023 MHBC 160
Page 100 of 415
House
Condition Assessment
628 New Dundee Road
Kitchener, Ontario
Prepared for:
F USICN
H Q MI E S
Prepared by:
TACk.,.MA
1:NCIINEER5
F220 — 155 Frobisher Drive
Waterloo, ON
TW -927-23
October 30, 2023
Page 101 of 415
Tacoma Engineers Inc. Structural Condition Assessment
Project No. TW -989-23 628 New Dundee Road
October 30, 2023 Kitchener, Ontario
1. Introduction
Tacoma Engineers has been retained by Fusion Homes of Guelph, Ontario to carry out a structural
condition assessment of a two storey home located at 628 New Dundee Road in Kitchener. The property
is a part of a proposed subdivision redevelopment, to be undertaken by the client.
Tacoma Engineers was retained by Fusion Homes on June 16t'', 2023. The undersigned attended the site on
June 30t'', 2023.
This report includes a summary of the following items for the building:
• major structural systems;
• existing structural conditions and areas of potential concern;
2. Background
Tacoma Engineers has been retained directly by the property owner, Fusion Homes.
This report is being produced as a response to a request from the City of Kitchener, who have asked that a
professional engineer comment on the condition of the building, as the owner looks to relocate heritage
portions the home as a part of the redevelopment.
This report is based on a visual inspection only and does not include any destructive testing. The structure
was abandoned at the time of this review, and the interior of the building was in a state of disrepair. No
further structural analysis or building code analysis has been carried out as part of this report unless
specifically noted.
No previous work has been completed by Tacoma Engineers on this building for this or any other owner.
No sub -consultants have been retained to participate in this assessment.
3. Building History
The home was reportedly built in several phases over the late 19t' century and early 20t' century.
The building is constructed as a two-storey brick building, with an attached garage and additions of modern
construction. The entire property measures approximately 2000 ftZ in gross building area, as measured
through public maps. The historically significant portion of the property measures approximately 1600 ftZ
in gross building area.
4. Scope and Methods
No documents were provided to the undersigned prior to the preparation of this report, as they do not have
any records, nor were any provided.
The assessment of the building is based on a visual assessment from grade.
A site visit was carried out by Nick Lawler, P.Eng., on June 30St, 2023. A visual review of all accessible
spaces was completed on this date, and photographs were taken.
Page 102 of 415
Tacoma Engineers Inc.
Project No. TW -989-23
October 30, 2023
5. Definitions
Structural Condition Assessment
628 New Dundee Road
Kitchener, Ontario
The following is a summary of definitions of terms used in this report describing the condition of the
structure as well as recommended remedial actions. Detailed material condition definitions are included in
Appendix A of this report.
Condition States':
1. Excellent — Element(s) in "new" condition. No visible deterioration type defects present,
and remedial action is not required.
2. Good — Element(s) where the first signs of minor defects are visible. These types of
defects would not normally trigger remedial action since the overall performance is not
affected.
3. Fair — Element(s) where medium defects are visible. These types of defects may trigger
a "preventative maintenance" type of remedial action where it is economical to do so.
4. Poor — Element(s) where severe or very severe defects are visible. These types of defects
would normally trigger rehabilitation or replacement if the extent and location affect the
overall performance of that element.
Immediate remedial action': these are items that present an immediate structural and/or safety
hazards (falling objects, tripping hazards, full or partial collapse, etc.). The remedial
recommendations will need to be implemented immediately and may include restricting access,
temporary shoring/supports or removing the hazard.
Priority remedial action': these are items that do not present an immediate hazard but still require
action in an expedited manner. The postponement of these items will likely result in the further
degradation of the structural systems and finishes. This may include interim repairs, further
investigations, etc. and are broken down into timelines as follows:
1. Short-term: it is recommended that items listed as short-term remedial action are acted on
within the next 6 months (before the onset of the next winter season).
2. Medium-term: it is recommended that items listed as medium-term remedial action are acted
on within the next 24 months.
3. Long-term: it is recommended that items listed as long-term remedial action are acted on
within the next 5-10 years. Many of these items include recommendations of further
review/investigation.
• Routine maintenance': these are items that can be performed as part of a regularly scheduled
maintenance program.
' Adapted from "Structural Condition Assessment", 2005, American Society of Civil Engineers/Structural
Engineering Institute
2
Page 103 of 415
Tacoma Engineers Inc. Structural Condition Assessment
Project No. TW -989-23 628 New Dundee Road
October 30, 2023 Kitchener, Ontario
6. General Structural Conditions
The building is constructed as a two-storey brick structure. Exterior walls are constructed with mass
masonry brick. The interior framing is conventional wood framing, and the foundations were found to be
rubble stone masonry, of unknown depth and thickness.
6.1. Exterior Walls
Construction
The exterior walls are constructed with brick masonry. The modern portions of the building have been clad
with vinyl siding, which likely are farmed with conventional wood framing.
Conditions
The exterior is in fair condition with signs of deterioration due to deferred and inadequate maintenance.
Settlement cracks have occurred over most window openings, which is typical for a building of this age
and construction. Some masonry joints have deteriorated, and have been previously repaired with hard
cement mortars, or sealants (caulking).
The existing chimney was found to be in fair condition, however it does not appear to be original to the
construction of the heritage portion of the home.
Recommendations
• The brick masonry will require restoration to address deteriorated masonry joints and units. This will
ensure long term durability against water ingress and weather.
• Relocation of the home will likely induce additional cracks, so this restoration should be carried out
after the home as been placed in it's final location.
Photograph 1 — Step Cracks Over Door Opening
Page 104 of 415
Tacoma Engineers Inc.
Project No. TW -989-23
October 30, 2023
Structural Condition Assessment
628 New Dundee Road
Kitchener, Ontario
Photograph 2 — Damaged Corner Repaired with Cement
Photograph 3 — Joint Cracking and Sealant Repairs
4
Page 105 of 415
Tacoma Engineers Inc.
Project No. TW -989-23
October 30, 2023
7. Relocation Feasibility
Structural Condition Assessment
628 New Dundee Road
Kitchener, Ontario
The building will need to be relocated to fit better within the layout of the proposed development.
Based on our review of the structure on June 30, 2023, we are of the opinion that the existing house is a
good candidate for relocation. This opinion is based on our visual review of the house without benefit of
any destructive testing. The majority of the interior framing is covered with finishes and the brick masonry
visible from the exterior.
The exterior brick requires restoration after relocation, however the brick appears to be in suitable condition
to allow relocation without significant restoration.
Note the house relocation work must be completed by an experienced structural house moving contractor
and include full design engineering for the temporary bracing, shoring and lift beams. This work is outside
of Tacoma Engineers scope of work. The contractor is to contact Tacoma Engineers to coordinate the
structural move requirements with the design of the new foundation system.
e
Per: 4a="
1001(34':�17
Nick Lawler, MASc, PE, P.Eng, CAHP TW -989-23
Structural Engineer, Senior Associate CT 30- e®
Tacoma Engineers Inc. �®�®4tcF OV, 7)�,,��`'
Page 106 of 415
Tacoma Engineers Inc. Structural Condition Assessment
Project No. TW -989-23 628 New Dundee Road
October 30, 2023 Kitchener, Ontario
Appendix A: Material Condition Definitions
Condition States':
1. Excellent — Element(s) in "new" condition. No visible deterioration type defects present and remedial
action is not required.
2. Good — Element(s) where the first signs of minor defects are visible. These types of defects would not
normally trigger remedial action since the overall performance is not affected.
3. Fair — Element(s) where medium defects are visible. These types of defects may trigger a "preventative
maintenance" type of remedial action where it is economical to do so.
4. Poor — Element(s) where severe or very severe defects are visible. These types of defects would
normally trigger rehabilitation or replacement if the extent and location affect the overall performance
of that element.
Steel Corrosion':
SC 1. Light — Loose rust formation and pitting in the paint surface. No noticeable section loss.
SC2. Medium — Loose rust formation with scales or flakes forming. Up to 10% section loss.
SC3. Severe — Stratified rust with pitting of metal surface. Between 10% and 20% section loss.
SC4. Very Severe — Extensive rusting with local perforation or rusting through, in excess of 20% section
loss.
Timber Checks, Splits and Shakes':
TChl. Light— Extend less than 5% into the member.
TCh2. Medium — Extend between 5% and 10% into the member.
TCh3. Severe —Extend between 10% and 20% into the member.
TCh4. Very Severe — Extend more than 20% into the member.
Timber Cracking, Splintering and Crushing':
TCrl. Light — Damage is superficial with less than 5% section loss.
TCr2. Medium —Considerable damage with 5% to 10% Section loss.
TCr3. Severe —Significant damage with 10% to 20% Section loss.
TCr4. Very Severe — Extensive damage with section loss in excess of 20%.
Timber Rot/Decay':
TRI. Light — Slight change in colour. The wood sounds solid and cannot be penetrated by a sharp object.
Damage is superficial with less than 5% section loss.
TR2. Medium — Surface is discoloured with black and brown streaks. The wood sounds solid and offers
moderate resistance to penetration by sharp object. Considerable damage with 5% to 10% Section
loss.
TR3. Severe — Surface is fibrous, checked or crumbly and fungal fruiting bodies are growing on it. The
wood sounds hollow when tapped and offers little resistance to penetration by sharp object.
Significant damage with 10% to 20% Section loss.
TR4. Very Severe — The surface can be crumbled and disintegrated with ease. Extensive damage with
section loss in excess of 20%.
' Adapted from "Ontario Structure Inspection Manual (OSIM), 2000 (Rev. 2008)" by the Ministry of
Transportation Ontario (MTO)
Page 107 of 415
Tacoma Engineers Inc. Structural Condition Assessment
Project No. TW -989-23 628 New Dundee Road
October 30, 2023 Kitchener, Ontario
Masonry Cracking':
MCI. Hairline Cracks -Less than 0.1 mm wide.
MC2. Narrow Cracks - Between 0.1 and 0.3 mm wide.
MC3. Medium Cracks - Between 0.3 and 1.0 mm wide.
MC4. Wide Cracks - Greater than 1.0 mm wide.
Masonry Splitting, Spalling and Disintegration':
MSI. Light- Hairline cracking and minor loss of stone surface with loss of section up to 50 mm.
MS2. Medium -Considerable damage with 5% to 10% Section loss.
MS3. Severe -Significant damage with 10% to 20% Section loss.
MS4. Very Severe - Extensive damage with section loss in excess of 20%.
Mortar Deterioration
MD 1. Light - Mortar lost from the joints in a few places, to a depth of 10 mm.
MD2. Medium -Mortar lost from the joints in a few places, to a depth of 20 mm
MD3. Severe -Mortar lost from the joints over an extended area, to a depth between 20 and 50 mm.
MD4. Very Severe - Extensive loss of mortar resulting in the loss of a few stones.
Concrete Scaling':
CScl. Light - Loss of surface mortar to a depth of up to 5 mm without exposure of coarse aggregate.
CSc2. Medium - Loss of surface mortar to a depth of 6 to 10 mm with exposure of some coarse aggregates.
CSc3. Severe - Loss of surface mortar to a depth of 11 mm to 20 mm with aggregate particles standing
out from the concrete and a few completely lost.
CSc4. Very severe - Loss of surface mortar and aggregate particles to a depth greater than 20 mm.
Concrete Spalling':
CSp 1. Light - Spalled area measuring less than 150 mm in any direction or less than 25 mm in depth.
CSp2. Medium - Spalled area measuring between 150 mm to 300 mm in any direction or between 25 mm
and 50 mm in depth.
CSp3. Severe - Spalled area measuring between 300 mm to 600 mm in any direction or between 50 mm
and 100 mm in depth.
CSp4. Very Severe - Spalled area measuring more than 600 mm in any direction or greater than 100 mm
in depth.
Concrete Delamination':
CD 1. Light - Delaminated area measuring less than 150 mm in any direction.
CD2. Medium - Delaminated area measuring 150 mm to 300 mm in any direction.
CD3. Severe - Delaminated area measuring 300 mm to 600 mm in any direction.
CD4. Very Severe - Delaminated area measuring more than 600 mm in any direction.
Concrete Cracking':
CCI. Hairline Cracks -Less than 0.1 mm wide.
CC2. Narrow Cracks - Between 0.1 and 0.3 mm wide.
CC3. Medium Cracks - Between 0.3 and 1.0 mm wide.
CC4. Wide Cracks - Greater than 1.0 mm wide.
' Adapted from "Ontario Structure Inspection Manual (OSIM), 2000 (Rev. 2008)" by the Ministry of
Transportation Ontario (MTO)
Page 108 of 415
Tacoma Engineers Inc. Structural Condition Assessment
Project No. TW -989-23 628 New Dundee Road
October 30, 2023 Kitchener, Ontario
Corrosion of Reinforcement':
CRI. Light - Light rust stain on the concrete surface
CR2. Medium - Exposed reinforcement with uniform light rust. Loss of reinforcing steel section less than
10%
CR3. Severe - Exposed reinforcement with heavy rusting and localized pitting. Loss of reinforcing steel
section between 10% and 20%
CR4. Very severe - Exposed reinforcement with very heavy rusting and pitting. Loss of reinforcing steel
section over 20%.
Immediate remedial action': these are items that present an immediate structural and/or safety hazards
(falling objects, tripping hazards, full or partial collapse, etc.). The remedial recommendations will need to
be implemented immediately and may include restricting access, temporary shoring/supports or removing
the hazard.
Priority remedial action': these are items that do no present an immediate hazard but still require action
in an expedited manner. The postponement of these items will likely result in the further degradation of the
structural systems and finishes. This may include interim repairs, further investigations, etc. and are broken
down into timelines as follows:
1. Short-term: it is recommended that items listed as short-term remedial action are acted on within the
next 6 months (before the onset of the next winter season).
2. Medium-term: it is recommended that items listed as medium-term remedial action are acted on within
the next 24 months.
3. Long-term: it is recommended that items listed as long-term remedial action are acted on within the
next 5-10 years. Many of these items include recommendations of further review/investigation.
Routine maintenance': these are items that can be performed as part of a regularly scheduled maintenance
program.
' Adapted from "Structural Condition Assessment", 2005, American Society of Civil Engineers/Structural
Engineering Institute
Page 109 of 415
Conservation Plan & Commemoration Strategy
628 New Dundee Road, Kitchener ON
Appendix D— site Plan
November 2023 MHBC 167
Page 110 of 415
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Appendix E—MaintenanceChecklist
November 2023 MHBC 162
Page 112 of 415
628 New Dundee Road: Recommended Inspection and
Maintenance Checklist
Fail indicates that item being inspected is not operating or functioning adequately and needs to be
addressed.
Inspection: SPRING / FALL SEASON Bi-
628 New
Notes/Location of damage/issue:
Annual Inspection
Dundee Road
1.
All sump pumps functioning
PASS / FAIL
2.
Lights/lamps functioning (outdoor lamps,
PASS / FAIL
light standards, sconces)
3.
Heating utilities functioning
PASS / FAIL
4.
Water directed away from the building (all
PASS / FAIL
gutters, downspouts clean & operational,
sump pump lines, etc.)
5.
All windows and doors remain functional
PASS / FAIL
6.
Check for infestations (rodents, insects,
PASS / FAIL
etc.)
7.
Snow loads (poses danger)
PASS / FAIL
8.
Figure Extinguishers
PASS / FAIL
9.
Trees/landscaping inspected to ensure
PASS / FAIL
damaged trees, foliage, vines, etc. are
removed
10.
Masonry: check for deteriorating masonry,
PASS / FAIL
cracks, spalling, pitting, etc.
Page 113 of 415
Conservation Plan & Commemoration Strategy
628 New Dundee Road, Kitchener ON
Appendix F -Staff Bios.
November 2023 MHBC 163
Page 114 of 415
Dan Currie, B.A., BES, M.A., M.C.I.P, UP, C.A.H.P
Dan Currie, a Partner with MHBC, joined MHBC Planning in 2009, after having worked in various
positions in the public sector since 1997 including the Director of Policy Planning for the City of
Cambridge and Senior Policy Planner for the City of Waterloo.
Dan provides a variety of planning services for public and private sector clients including a wide
range of policy and development work. Dan has experience in a number of areas including strategic
planning, growth plan policy, secondary plans, watershed plans, housing studies and downtown
revitalization plans. Dan specializes in long range planning and has experience in growth plans,
settlement area expansions and urban growth studies. He has provided expert planning evidence
to the Local Planning Appeals Tribunal and heritage planning evidence to the Conservation Review
Board.
Vanessa Hicks, M.A, C.A.H.P
Vanessa Hicks is an Associate and Senior Heritage Planner with MHBC. Vanessa and joined the firm
after having gained experience as a Manager of Heritage Planning in the public realm where she
was responsible for working with Heritage Advisory Committees in managing heritage resources,
Heritage Conservation Districts, designations, special events and heritage projects. Vanessa is a full
member of the Canadian Association of Heritage Professionals (CAHP) and graduated from the
University of Waterloo with a Masters Degree in Planning, specializing in heritage planning and
conservation.
Page 115 of 415
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
ARCHITECT URE
III \N'%WIqq I I low
1,
Cultural Heritage
Conservation Plan &
-- Commemoration
Strategy
628 New Dundee Road,
Kitchener ON
I
Date:
November 2023
Prepared for:
Fusion Homes
Prepared by:
MacNaughton Hermsen Britton
Clarkson Planning Limited (MHBC)
F- 200-540 Bingemans Centre Drive
Kitchener, ON N2B 3X9
T: 519 576 3650
F: 519 576 0121
File no: "1405 H"
.f. {• 16'7 Y=; .�' - "r J i ',.� ti'N', Yyl I
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M H B C
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PLANNING
g ry'� UR$AN DESIGN
.^
�� yt & LANDSCAPE
ARCH!TFf TIJ�EMW c
. r ,:
628 New Dundee Road,
Kitchener ON
Table of Contents
ExecutiveSummary...................................................................................................3
1.0 Introduction........................................................................................................4
1.1 Overview.........................................................................................................4
1.2 Brief Description of Proposed Development........................................................4
1.3 Brief Summary of Heritage Impact Assessment (MHBC, 2023) ............................6
1.4 Terms of Reference..........................................................................................7
2.0 Property Description............................................................................................8
2.1 Context, Landscape and Setting........................................................................8
3.0 Salvage Recommendations................................................................................10
3.1 Methodology.....................................................................................................10
3.2 Salvage Recommendations.............................................................................11
3.2.1 Salvage and Re -Use (on-site)....................................................................11
3.2.2 Salvage and Re -Use (off-site)....................................................................13
4.0 Documentation..................................................................................................15
AppendixA.............................................................................................................16
Measured Architectural Drawings.............................................................................16
AppendixB.............................................................................................................17
Photo Map and Photo Documentation.......................................................................17
AppendixC.............................................................................................................18
Terms of Reference for Photo Documentation (City of Kitchener)...............................18
AppendixD.............................................................................................................19
StaffBios................................................................................................................19
AppendixE............................................................................................................. 20
Supplementary Digital Photos (USB).........................................................................20
Page 1 of 20
Page 118 of 415
628 New Dundee Road,
Kitchener ON
Project Personnel
Dan Currie, MA, MCIP,
RPP, CAHP
Vanessa Hicks, MA, CAHP
Christine Fandrich
Managing Director of
Cultural Heritage
Associate
Planning Technician
Senior Reviewer
Review, Analysis
Graphics, Maps, GIS
Page 2 of 20
Page 119 of 415
628 New Dundee Road,
Kitchener ON
Executive Summary
MHBC was retained by Fusion Homes to complete a Cultural Heritage Documentation, &
Salvage Plan for the subject property located at 628 New Dundee Road. At this time of
writing this document, the subject property is listed on the City of Kitchener Heritage
Register and has been recommended for designation by the City of Kitchener Heritage
Advisory Committee.
The purpose of this report is to describe the subject property and its features in order
to supplement the historic record, as per the recommendation provided in the Heritage
Impact Assessment for the subject property completed by MHBC (dated July, 2023).
This Report also identifies any features of the subject property which may be good
candidates for salvage and re -use, as opposed to being deposited as landfill.
Summary of Recommendations
The contents of this report includes photographs and measured drawings which and are
considered appropriate in terms of documentation of the site. It is recommended that
these records be retained by the City in order to supplement the historic record.
The following provides a list of items recommended for salvage for commemoration
purposes on-site:
• Selection of wood beams and timbers at the interior of the barn (as described in
this report), where in good condition;
• Selection of field stones; and
• Surplus yellow bricks.
These items are recommended for salvage and re -use on-site as part of the following:
• Entry feature; and
• Interpretive Panel post and base.
The vast majority of barn elements will be carefully deconstructed and set-aside for re-
use by the current tenants of the subject property in an alternative location so that a
new accessory structure can be constructed.
Page 3 of 20
Page 120 of 415
628 New Dundee Road,
Kitchener ON
1.0 Introduction
1.1 Overview
This Documentation & Salvage Plan has been prepared for the subject property located
at 628 New Dundee Road. The proposed development includes the re -location of the
existing dwelling located on-site so that it can be incorporated into the development
proposal. The aforementioned building has been identified as being of cultural heritage
value or interest (CHVI) in the Heritage Impact Assessment (HIA) prepared by MHBC
(dated July 2023).
1.2 Brief Description of Proposed Development
The proposed development concept includes retaining the existing dwelling and re-
locating it approximately 50 metres to the south-west corner of the site and placed on a
new foundation. The building is proposed for continued residential use on a portion of
land which is proposed to be dedicated to the sole use of the owner and resident(s) of
the dwelling through the Condo's declaration (see black outline on Figure 1). The
contemporary additions to the building which are not of Cultural Heritage Value or
Interest are proposed for removal. This includes the removal of sections ""C", "D", "E", and
"F„
Page 4 of 20
Page 121 of 415
628 New Dundee Road,
Kitchener ON
r
f
..- ..
j
°
IF
Figure 1: Aerial image of existing dwelling, noting the contemporary additions to the dwelling
which are proposed for removal (shaded in red). Elevations which may require alteration
following the removal of contemporary additions noted with dashed black line. (Source: MHBC,
2023)
Page 5 of 20
Page 122 of 415
628 New Dundee Road,
Kitchener ON
Figure 2: Proposed Plan of Subdivision. Location of existing dwelling shaded in red. Outline of
lands proposed to be dedicated to the sole use of the owner and resident(s) through the Condo's
declaration with black dashed line. (Source: Turner Fleischer Architects Inc., 2023)
1.3 Brief Summary of Heritage Impact Assessment (MHBC, 2023)
MHBC completed a Heritage Impact Assessment (HIA) for the subject lands in 2023.
The purpose of the HIA was a) to evaluate whether or not the property met the
legislated criteria for determining Cultural Heritage Value or Interest (CHVI) and b)
determine whether or not the proposed development results in adverse impacts to
cultural heritage resources. The HIA ultimately concluded that the proposed
development would result in a range of impacts to identified heritage resources from
beneficial to adverse.
The HIA included the following mitigation recommendations:
• That the barn, outbuilding and dwelling be documented;
• The barn is proposed to be dismantled and materials adaptively re -used by the
current tenants in a new location. Should the barn not be re -used by the
Page 6 of 20
Page 123 of 415
628 New Dundee Road,
Kitchener ON
prospective third party, that the barn be made available to other interested
parties so that it could be re -used as opposed to being deposited as landfill;
• That select materials (i.e. beams) of the barn be retained as
commemoration/interpretive features on-site within the amenity area (i.e.
benches, landscaping, etc.);
• That a Conservation Plan for the dwelling be completed as a condition of Site
Plan Approval in order to outline the proposed alterations to the building, and
provide recommendations to ensure the work is consistent with best practices for
the conservation of cultural heritage resources; and
• That an Interpretation Plan be completed which will provide the draft
text/images and layout of an interpretive panel to be installed within the amenity
area.
1.4 Terms of Reference
This report has been drafted as per the terms of reference for Documentation and
Salvage Reports for the City of Kitchener (See Appendix B). As such, this report
contains the following information:
• Introduction;
• Salvage and Documentation;
• Context and Property Description
• Documentation of the site;
• Salvage Plan (including an inventory);
• Methodology;
• Reuse Recommendations; and
• Qualifications.
Page 7 of 20
Page 124 of 415
628 New Dundee Road,
Kitchener ON
2mOProperty Description
2.1 Context, Landscape and Setting
The subject lands which are subject to the development proposal includes the properties
located at a) 628 New Dundee Road, and b) the property legally described as Block 111,
Plan 58m528 (i.e. the lot located east of the subject property). Note that these two
properties have since merged and are referred to in this report as 628 New Dundee Road.
Figure 3: Aerial photo noting the location of the subject property at 628 New Dundee Road,
outlined in red. Adjacent lot which is part of the proposed development outlined with blue
dashed line. (Source: MHBC, 2023)
The property at 628 New Dundee Road is located on the north side of New Dundee
Road, west of Robert Ferrie Drive, south of Blair Creek Drive. The subject property is
situated west of Highway 401 within an area which is predominantly low density
residential, with agricultural uses south of New Dundee Road.
This HIA focuses on the property at 628 New Dundee Road given that it has been
identified by the City of Kitchener as having potential Cultural Heritage Value or
Interest.
Page 8 of 20
Page 125 of 415
628 New Dundee Road,
Kitchener ON
Heritage -Intend to Designate
Heritage -Listed Properties
Heritage - PartlV Designation
f Heritage - PartV (District) Designation
vCJ Heritage - Part IV and V Designation
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Figure 4: Excerpt of the City of Kitchener Interactive Map (Heritage Layer) noting the property
at 628 New Dundee Road as "listed" (prior to merging with adjacent property). Approximate
boundary of the subject property outlined in red. Location of 508 New Dundee Road outlined
in black (designated Part IV) (Source: City of Kitchener Interactive Map, accessed 2022).
Page 9 of 20
Page 126 of 415
628 New Dundee Road,
Kitchener ON
3mOSalvage Recommendations
3.1 Methodology
The following sub -sections of this report provide recommendations as it relates to
salvaging items on-site. Items can be salvaged for a range of purposes. In order to
provide clarification regarding the items chosen for salvage, the following provides a
criteria for items as it relates to a) their cultural heritage value, and b) their intended
purpose.
These recommendations include three separate categories of salvaged items as follows:
A. Heritage Value - Items which are determined to be of significant cultura
heritage value and should be retained for purposes related to
commemoration/interpretation; and
• The item/materia//element has design1physical value as being either rare,
unique, or representative of a style, expression, or construction method,
• Element or feature displays a high degree of craftsmanship, artistic merit,
or scientific achievement;
• Is a featur%lement or sample of a featur%lement which may form a
part of the commemoration of the structures or properties.
B. Modest Heritage Value - Items which are representative of an architectura
style or period, which would be best suited for re -use in the same or similar
capacity;
• Does not demonstrate significant cultural heritage value
• The item/material/element is of a fair/good condition which may be
reasonably extracted for re -use;
• The item/material element is not significant in relation to the future
commemoration/interpretation of the house.
C. No Heritage Value - Items which do not have design/physical value or are not
associated with a style of architecture or period, but could be salvaged and made
available for re -use as opposed to being deposited as landfill.
Page 10 of 20
Page 127 of 415
628 New Dundee Road,
Kitchener ON
3.2 Salvage Recommendations
3.2.1 Salvage and Re -Use (on-site)
The following provides a list of items which are proposed to be salvaged as it relates to
the proposed development on-site. Note that components of the barn will also be
salvaged by the current tenants of the subject property so that they can construct a
new structure in the future utilizing salvaged elements.
The following list indicates the category and criteria of salvaged elements for re -use on-
site:
Item
Wood Timbers
and Beams
Loose Field
Stones
Surplus Bricks
Quantity Cate- Location Photo
_gory
Selection (as
needed, B Barn Interior
based on
condition)
Selection (as North-East
needed, B corner of Barn,
based on Exterior
condition)
1 B Stored in Barn
interior
Wood Timbers and Beams
Beams and timbers available for salvage and re -use on site include hand-hewn timbers
which are of varying sizes and dimensions, but are generally 7-10" x 6-10" and are 15ft.
to 20ft. long (See Figures 4 & 5).
Page 11 of 20
Page 128 of 415
628 New Dundee Road,
Kitchener ON
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4
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Figures 4 & 5: View of hewn timbers located at the interior of the barn (Source:
MHBC, 2023)
Only those timbers which are in good condition are able to be incorporated into a
commemorative feature. Those items which are irreparable due to fire, rot, infestation,
etc. should not be utilized (example of damaged beam in Figure 5).
Figures 6 & 7: Dimensions of typical timbers within the barn, (Source
Loose Field Stones
: MHBC, 2023)
The north-east corner of the barn includes a pile of loose field stones. These stones
were likely gathered to create a bank for the barn or were rolled into place when
removed from fields and gardens. These stones could be utilized on-site more
successfully than existing stones which are integrated into mortar and cement within
the barn foundation. A selection of these field stones can be utilized on-site for use as
part of a base for the interpretive panel within the proposed amenity area.
Page 12 of 20
Page 129 of 415
628 New Dundee Road,
Kitchener ON
Figures 8 & 9: Location of loose field stones at the north-east corner of the barn
(Source: MHBC, 2023)
Surplus Bricks
A small pile of surplus bricks were located within the barn. It could not be conclusively
determined whether or not these bricks were originally used in the construction of the
original portion of the dwelling or the rear summer kitchen. It is recommended that
these bricks be salvaged and utilized (where possible) depending on their condition, to
replace damaged bricks on the dwelling.
All materials are recommended to be stored, as follows:
• Prepare skids and areas on-site where materials can be stored off the ground and
covered with tarps and straps in order to provide protection from the elements;
and
• Regularly inspect the elements so that their condition is monitored.
3.2.2 Salvage and Re -Use (off-site)
The vast majority of barn timbers and beams are proposed to be salvaged and utilized
at an alternative location off-site by the current tenants (former owners) of the property
to construct a new accessory building. The following provides recommendations to
ensure that salvage is undertaken carefully:
• Disassemble the barn with a qualified and experienced demolition expert in order
to conserve as many barn materials in -tact (i.e. without splitting beams and posts);
Page 13 of 20
Page 130 of 415
628 New Dundee Road,
Kitchener ON
• Prepare skids and areas on-site where the beams and posts can be stored off the
ground and covered with tarps and straps in order to provide protection from the
elements;
• Regularly inspect the elements so that their condition is monitored;
• Re -locate the elements safely to the new storage site and continue to stack and
store them on skids and covered with tarps and straps until they are re -used.
Page 14 of 20
Page 131 of 415
628 New Dundee Road,
Kitchener ON
4nO Documentation
The purpose of documentation of the site is to supplement the historic record with
information which is related to cultural heritage. The documentation of features located
on the subject property is a common method of mitigation where heritage fabric is
being removed, dismantled, relocated, or otherwise.
The documentation of the site includes those features which were identified in the
Heritage Impact Assessment completed by MHBC and is limited to the existing barn
(proposed for removal), and dwelling (proposed to be re -located on-site).
Appendix A provides measured architectural drawings of the dwelling and barn.
Appendix B provides a photo map and detailed photographs of the barn and dwelling.
Page 15 of 20
Page 132 of 415
628 New Dundee Road,
Kitchener ON
Appendix A
Measured Architectural Drawings
a. Dwelling
b. Barn
Page 16 of 20
Page 133 of 415
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Appendix B
Photo Map and Photo Documentation
Page 17 of 20
Page 142 of 415
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Appendix C
Terms of Reference for Photo Documentation
(City of Kitchener)
Page 18 of 20
Page 168 of 415
DEVELOPMENT & TECHNICAL SERVICES DEPARTMENT
PLANNING DIVISION
City Hall, P.O. Box 1118
200 King Street West
Kitchener, Ontario
Canada, N2G 4G7
PHONE: (519) 741-2426
FAX: (519) 741-2624
TDD\TYY: (519) 741-2385
Photographic Documentation / Recording Guidelines
The organization of views are from views of the overall building to the closer views of
architectural elements and details moving in a counterclockwise fashion. Each side of
the property is photographed from the overall view, such as elevation, to detailed views
in the zoom lens manner of looking at a property. When framing the building in the
viewfinder, ensure that the entire building is visible including the point where the
building meets the ground and the peak of the roof or chimney. As the subject of the
photograph, the building should occupy about 75 percent of the picture area, leaving the
surrounding 25 percent of the frame for visual information about the context of the
building.
Architectural photographs are of two general types: perspective photographs and
elevation photographs. A perspective photograph is one that shows two sides of a
structure taken at a 45 -degree angle thereby documenting its characteristics as a three-
dimensional form including size and volume. (In a perspective photograph, the structure
should fill about 75 percent of the frame, thereby including some environmental
context.)
An elevation photograph approximates an elevation architectural drawing and is a
photograph of one side of a structure taken head on. An elevation is a drawing to scale
of the side, front, or rear of a building in which projecting features such as window and
door moldings, window sills, steps, and eaves are all rendered as if they were totally
flat. The emphasis on one side of a building as two-dimensional surface makes an
elevation photograph more axiomatically correct. This means that distances on the
photograph are proportional to distances on the building, and approximate
measurements can be taken from the photograph. (In elevation photographs, the
structure should fill the frame, isolating it from its surroundings.)
Elevation photographs provide the best documentation of shape and proportion of a
building while perspective photographs best depict the three-dimensional form of a
structure.
Page 169 of 415
Perspective Elevation
There are three types of light for exteriors; front light, sidelight, and backlight. The best
lighting is front light when the sun is approximately 45 degrees between the axis of the
lens and the most important fagade being photographed. (See Figure 4) Acutely angled
raking light is "side -light" which is excellent for revealing texture and detailed three-
dimensional form. Of these, you should avoid BACK LIGHT where the sun is coming
from the rear putting the side being photographed in shadow. When an important
feature is in the shade or a fagade is backlit, you can be partially correct this by filling
the frame with the feature being photographed to reduce the contrast in the scene.
In situations of direct sunlight on a cloudless day, you should be aware of shadows cast
on buildings by surrounding trees and try to pick times of the day when the angle of the
sun minimizes these shadows. Also, the time from late morning to early afternoon, when
the sun is directly overhead, can cause "eaves" or "cornice" shadows that will cover half
of a wall. In other words, when the sun is directly overhead, the projection of the roof
over the walls can create a shadow far down the wall. The best lighting for survey
photography is a bright overcast day.
Required Photographs
Context
Contextual image showing property in relation to neighbouring properties and/or
streetscape
Perspective
Perspective view of front and right side
Perspective view of rear and left side
Page 170 of 415
Front side
Elevation of front fagade
Elevation or perspective of front entrance
Perspective or elevation views of architectural elements such as porches or windows
Details of materials, hardware and/or decoration
Right side
Elevation of front fagade
Perspective or elevation views of architectural elements such as porches or windows
Details of materials, hardware and/or decoration
Rear
Elevation of rear
Perspective or elevation views of architectural elements such as porches or windows
Details of materials, hardware and/or decoration
Left side
Elevation of left side
Perspective or elevation views of architectural elements such as porches or windows
Details of materials, hardware, and/or decoration
The following interior photographs should be taken (assuming it is deemed safe
to enter the building):
A view from the main entrance looking to the interior of the building.
Views of major spaces/rooms including important features such fireplace or mantle (for
large spaces such as sanctuaries, factories or barns take diagonal views from opposite
corners)
Other significant rooms or features as considered relevant to documenting the structure.
Deliverables
It is essential to organize your documentation and maintain a list of captions of all
your digital images. We would request that you provide a photo index, numbering and
identifying each image in the sequence in which they were taken. All images should be
saved as jpegs and burned to CD.
Page 171 of 415
628 New Dundee Road,
Kitchener ON
Appendix D
Staff Bios.
Page 19 of 20
Page 172 of 415
Dan Currie, B.A., B.E.S. M.A., M.C.I.P, R.P.P. C.A.H.P
Dan Currie, a Partner with MHBC, joined MHBC Planning in 2009, after having worked in
various positions in the public sector since 1997 including the Director of Policy Planning
for the City of Cambridge and Senior Policy Planner for the City of Waterloo.
Dan provides a variety of planning services for public and private sector clients including
a wide range of policy and development work. Dan has experience in a number of areas
including strategic planning, growth plan policy, secondary plans, watershed plans,
housing studies and downtown revitalization plans. Dan specializes in long range planning
and has experience in growth plans, settlement area expansions and urban growth
studies. He has provided expert planning evidence to the Local Planning Appeals Tribunal
and heritage planning evidence to the Conservation Review Board.
Vanessa Hicks, M.A. C.A. H . P
Vanessa Hicks is an Associate and Senior Heritage Planner with MHBC. Vanessa and
joined the firm after having gained experience as a Manager of Heritage Planning in the
public realm where she was responsible for working with Heritage Advisory Committees
in managing heritage resources, Heritage Conservation Districts, designations, special
events and heritage projects. Vanessa is a full member of the Canadian Association of
Heritage Professionals (CAHP) and graduated from the University of Waterloo with a
Masters Degree in Planning, specializing in heritage planning and conservation.
Christine Fandrich, CPT, Dip. GIS & Urban Planning, BA
Christine joined the Kitchener office in 2022 bringing a range of technical and creative
skills from the municipal and provincial levels of the public sector. She specializes in
Geographic Information Systems (GIS) analysis/mapping. She also provides graphical and
technical design and drafting services to both private and public sector clients. Christine
received her Geographic Information Systems (GIS) and Urban Planning Diploma from
Fanshawe College in 2021, a GIS Certificate from Fanshawe in 2015, and her Honours
Bachelor of Arts with a Minor in GIS from McMaster University in 2012. Christine is a full
member of the Canadian Association of Certified Planning Technicians.
Page 173 of 415
628 New Dundee Road,
Kitchener ON
Appendix E
Supplementary Digital Photos (USB)
Page 20 of 20
Page 174 of 415
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