HomeMy WebLinkAboutDSD-2024-064 - Consideration of Objection to Notice of Intention to Designate 70 Francis Street NorthStaNRepvrt
Development Services Department www.kitchener.ca
REPORT TO: Committee of the Whole
DATE OF MEETING: March 18, 2024
SUBMITTED BY: Garett Stevenson, Director of Development and Housing Approvals,
519-741-2200 ext. 7070
PREPARED BY: Jessica Vieira, Heritage Planner, 519-741-2200 ext. 7291
WARD(S) INVOLVED: Ward 10
DATE OF REPORT: February 8, 2024
REPORT NO.: DSD -2024-064
SUBJECT: Consideration of Objection to Notice of Intention to Designate
70 Francis Street North
RECOMMENDATION:
That City Council consider the Notice of Objection dated January 14th, 2024 and
affirm its decision of December 11, 2023, stating its intention to designate the
property, municipally addressed as 70 Francis Street North, under Part IV of the
Ontario Heritage Act;
That City Council not withdraw the Notice of Intention to Designate the property,
municipally addressed as 70 Francis Street North, under Part IV of the Ontario
Heritage Act; and
That the By-law, attached as Attachment `B' to this Report No. DSD -2024-064, to
designate the property municipally addressed 70 Francis Street, in accordance with
Part IV, Section 29 of the Ontario Heritage Act, BE APPROVED.
REPORT HIGHLIGHTS:
The key findings of this report are as follows:
• The purpose of this report is to provide Council with information, analysis, and
options regarding an objection to the City's Notice of Intention to Designate (NOID)
70 Francis Street North, which was published in the Kitchener Record on
December 15, 2023.
• City Council resolved to issue a NOID, for the property municipally addressed as
70 Francis Street, on December 11, 2023. The designation is being undertaken as
part of the Municipal Heritage Register Review Strategy implemented by the City in
2023 in response to amendments to the Ontario Heritage Act introduced through
Bill 23, More Homes More Choices Act.
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
Page 20 of 63
• Heritage Planning Staff contacted the property owners on May 23, 2023, and
August 25, 2023, prior to the formal issuance of NOID, to initiate a conversation
about designation and invite any questions or concerns. This exceeds the
requirements of the Ontario Heritage Act, which only prescribes that the Owners
must be contacted when a NOID is being published. No response was received
from the property owners on either of the initial attempts. A response was received
after a third and final letter was sent to the property owners on December 15, 2023.
• Under Section 29(5) of the Ontario Heritage Act (OHA), anyone may serve the
Clerk with a Notice of Objection within 30 days of the publication of the Notice of
Intention to Designate, triggering a Council review of the original decision. The
Notice of Objection was served within this timeframe, being received by the Clerk
on January 14, 2024.
• City Council has until April 13, 2024, which is 90 days from the date of the end of
the objection period, to make a decision on the objection as per the timeline under
the OHA.
• Heritage Planning Staff have reviewed the reasons for objection provided by the
Property Owner and remain of the opinion that the property meets the criteria for
determining cultural heritage value or interest, as prescribed by Ontario Regulation
9/06, and continues to merit heritage designation under Part IV of the Ontario
Heritage Act.
BACKGROUND:
The subject property is located on the north side of Francis Street North, to the west of
Francis Street North and Water Street North intersection. The heritage resource is a two -
and -one-half storey late 19th century brick house built in the Queen Anne architectural
style. The building is situated on a 0.24 -acre parcel of land in the Urban Growth Centre of
the City of Kitchener within the Region of Waterloo.
,rti 144
�- CIVICCENTRE
Figure 1: Location Map of Subject Property
Page 21 of 63
A full assessment of 70 Francis Street North was completed in 2023 and included a field
evaluation and detailed archival research. This work was undertaken as part of the City of
Kitchener Municipal Heritage Register (MHR) Review, initiated in February of 2023. The
MHR Review is the City's response to amendments to the Ontario Heritage Act introduced
in January of 2023 through Bill 23, the More Homes Built Faster Act. The findings of the
review conclude that the subject property meets five (5) of the nine (9) criteria for
designation under Ontario Regulation 9/06 and possesses design/physical,
historical/associative, and contextual value. Upon receiving the objection, Heritage
Planning Staff have reassessed the subject property and can confirm that four (4) out of
the nine criteria (9) are met. It was determined that while the property does possess
decorative elements and some unique features, it does not display craftmanship or artistic
merit beyond what is usual for the Queen Anne architectural style, which is a highly -
decorative style.
A summary of the criteria that is met or not met is provided in the table below. A detailed
review of the cultural heritage significance of the property can be found in Schedule B of
Attachment `B', which is the designating By-law recommended by staff to be passed by
Council.
Criteria
Criteria Met (Yes/No)
1. The property has design value or
Yes. Representative example of a late -19th
physical value because it is a
century residential dwelling constructed in the
rare, unique, representative, or
Queen Anne Revival architectural style. This
early example of a style, type,
style is known for its elaborate and decorative
material, or construction method.
method of construction and was popular
among the wealthy and upper -middle class.
2. The property has design value or
No. While the building does possess several
physical value because it
different decorative elements, the degree of
displays a high degree of
artistic merit displayed does not exceed the
craftsmanship or artistic merit.
amounts usual seen with the Queen Anne
Revival architectural style. Of note however is
the gambrel -style front gable, which is an
unusual and unique design feature.
3. The property has design or
No. The construction method and materials
physical value because it
used are typical of the time period and
demonstrates a high degree of
architectural style and do not reflect any
technical or scientific
technical or scientific achievement.
achievement.
4. The property has historical value
Yes. The original owner of the property was
or associative value because it
Albert Ruby, a prominent businessman within
has direct associations with a
the community with direct ties to the Krug
theme, event, belief, person,
Furniture Company and did contribute to the
activity, organization or institution
economic development of the City. The Ruby
that is significant to a community.
family retain their ties to Krug Furniture
Company to the date of this report, with Len
Ruby being the president as of 2023.
Page 22 of 63
5.
The property has historical or
No. The primary use of the property was
associative value because it
residential. While it was occupied by a
yields, or has the potential to
prominent citizen of importance to the City,
yield, information that contributes
the use does not contribute to a greater
to an understanding of a
understanding.
community or culture.
6.
The property has historical value
No. The architect of the building is unknown.
or associative value because it
demonstrates or reflects the work
or ideas of an architect, artist,
builder, designer or theorist who
is significant to a community.
7.
The property has contextual
Yes. The building maintains and supports the
value because it is important in
character of the area as it remains in its
defining, maintaining or
original location within the downtown core.
supporting the character of an
This was an area that was historically
area.
occupied by other prominent citizens of the
time. A number of these residences along
Francis Street remain intact and in good
condition.
8.
The property has contextual
Yes. The property is physically, visually, and
value because it is physically,
historically linked to its surroundings as the
functionally, visually, or
building remains in its original location along
historically linked to its
Francis Street North and is surrounded by
surroundings.
other historic buildings. It continues to
contribute to the continuity and character of
the streetscape. It is historically linked to the
Krug Furniture factory located in proximity.
9.
The property has contextual
No. The property is not located in a prominent
value because it is a landmark.
location and is not distinct in terms of size,
massing, or design.
An updated Statement of Significance on the property's cultural heritage value was taken
to the Heritage Kitchener Committee on June 6, 2023. On this meeting date, the
Committee recommended that pursuant to Section 29 of the Ontario Heritage Act, the
cultural heritage value or interest of 70 Francis Street North be recognized, and
designation pursued. The City contacted owners of listed properties through an initial letter
dated May 23, 2023, to inform them of this undertaking. Owners of properties
recommended for designation were contacted via a second letter dated August 25, 2023,
and invited to contact the City's Heritage Planner with any comments, questions, or
concerns. No response was received from the property owners of 70 Francis Street North
in either of these instances.
Subsequently, a Notice of Intention to Designate Report (DSD-2023-466)was taken first to
Heritage Kitchener Committee on November 7t", 2023, and than Council on December
11 t", 2023.
Page 23 of 63
Decision History
The Heritage Kitchener Committee indicated their support of the designation on November
71" 2023. On December 11, 2023, City Council passed the following motion:
"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 70 Francis Street
North as beina of cultural heritage value or interest as outlined in Development Services
Department report DSD -2023-466."
The Notice of Intention to Desiqnate was published in the Kitchener Record and served to
the Owner on December 15, 2023. This was the third opportunity for comments provided
and fulfilled the notice requirements under Section 29(3) and 29(4) of the OHA.
COMMENTS:
Staff have reviewed the Notice of Objection dated January 14, 2024, and prepared by the
owners Shane Stickel and Kassandra Stickel. A copy of the Notice of Objection is included
as Attachment W. The Owners divided their reasons for objecting into four (4) points.
Point One
The Owners are of the opinion that the property no longer displays cultural heritage value
as some alterations have occurred to the property and the use of the building has
expanded from residential to mixed-use. While some elements are no longer original, the
majority of identified attributes remain including:
• The massing and irregular building plan including the bay and octagonal tower;
• Roofline with gambrel roof and eight -sided conical roof;
• Buff brick;
• Rock -faced stone foundation;
• Plain fascia, moulded soffit, and frieze with dentils and mouldings; and
• Window and entrance openings.
It is Heritage Planning Staff's opinion that the alterations that have occurred are
appropriate for the character of the building and are not so extensive as to have impacted
heritage integrity. The alterations identified within the letter are reversible and restoration
to original condition would still be feasible. While the windows themselves may not be
original, the fenestration pattern of the windows is characteristic to the Queen Anne
Revival architectural style. The windows have been removed from the attribute list of the
proposed designating by-law and speak only to window openings; as such heritage
permits would not be required for window work unless changes to openings are
contemplated. It should be noted that the rear and side additions identified in the objection
letter date back to at least 1925, as shown in the 1925 Fire Insurance Map.
The use of the building was not identified as either a heritage attribute nor was it identified
as contributing to the heritage significance of the property. Interior features were also not
reviewed as part of the evaluation and are not identified as heritage attributes that
contribute to the heritage value and significance of the property.
Page 24 of 63
Point Tvtio
The second point of concern relates to cost and process, and the impact that designation
may have on the ability for them to maintain or redevelop the property in the future. The
maintenance of designated heritage properties is encouraged and supported by the City
through the Heritage Grant program, which is intended to help with the costs of work and
repair. Further, there is no fee associated with a heritage permit application. It should also
be noted that not all work requires a heritage permit. This includes all interior renovations
and any exterior work that will not impact an attribute specifically identified within the
heritage attributes list of the designating by-law.
The designation of the property would not prevent the owners from adding an addition to
increase the number of units as well. It would only require a heritage permit to be obtained
and the addition to be designed and constructed in a manner the complies with best
conservation practices. These best practices speak primarily to additions being located
away from the front fagade and being compatible but distinct in appearance from the
original structure. Examples of designated properties where additions have been proposed
and approved to increase the number of dwelling units include 38 Shirk Place, 53
Margaret Avenue, and 170 David Street. There are a number of other examples where
additions intended to simply increase living space within a designated home have also
been approved by Heritage Planning Staff. A project of the scale identified within the
objection letter would likely not require heritage consultants to complete heritage studies.
The examples listed did not require specialized contractors or consultants.
Of further note, while insurance for older homes may be more expensive due to the age of
the home, designation in and of itself does not impact insurance premiums.
Point Three
In the third point, the Owners state that designation will impact the resale value of the
building. There is no basis for this claim. In fact, there is strong evidence from different
studies that suggest heritage designation is associated with an increase in property sale
values. Examination of sales history trends of individually designated properties in
comparison to the sales history of average properties further indicate that such designated
properties are more resistant to market downturns and have an equal to or greater rate of
sale than other properties. [1][2][31
I Correia, R et al. (2023). Investigating the Impact of Heritage Property Designation on Real Estate Value. Accessed
via https://macsl2here.mcmaster.ca/bitstrealr11375/28406/l/McMaster%20Research%20Shop%20Rel2ort%20-
%20City %20ot%20Ha milton%20Herita a e%20Prol2erties .pdf
2 Kovacs, J. F. et al. (2015). Assessing the Success ofHeritage Conservation Districts: Insights from Ontario, Canada.
Accessed via https://www.sciencedirect.conVscience/article/abs/12ii/SO264275114001723
3 Shipley, R. (2000). Heritage Designation andProperty Values; Is there anEffect? Accessedvia https://ehQ-
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1'855bc1_Al2pendix I_ -_ Robert _Shiplev_Report_-_Heritage Designation_ and Property Values.pdVX-Amz-
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Page 25 of 63
Point Four
The fourth point of concern identified by the property owners once again relates to the
heritage integrity of the home and the heritage value it displays. The letter identifies the old
Krug Furniture Factory as encapsulating the same values identified for 70 Francis Street
North. The old factory, well demonstrative of a direct association to a significant company,
is not necessarily demonstrative of a direct association to Albert Ruby. The designation of
70 Francis Street North allows for the separate recognition of Albert Ruby as a prominent
businessman within the community during a crucial time of economic development.
The Importance of Cultural Heritage within the City
The identifying and protection of cultural heritage resources within the City of Kitchener is
an important part of planning for the future, and helps to guide change while conserving
the buildings, structures, and landscapes that give the City of Kitchener its unique identity.
In addition to the creation of distinct places and a cultural identity, there are social,
economic, environmental, informational, and aesthetic values.
The City plays a critical role in the conservation of cultural heritage resources. The
designation of property under the Ontario Heritage Act is the main tool to provide long-
term protection of cultural heritage resources for future generations. Designation
recognizes the importance of a property to the local community; protects the property's
cultural heritage value; encourages good stewardship and conservation; and promotes
knowledge and understanding about the property. Designation not only publicly recognizes
and promotes awareness, but it also provides a process for ensuring that changes to a
property are appropriately managed and that these changes respect the property's cultural
heritage value and interest.
Council Options
In accordance with Section 29 of the Ontario Heritage Act, City Council has the following
options to consider in response to the Notice of Objection:
1. Decline the objection, affirm Council's decision to designate the property, and pass
the designating By-law (recommended).
The City's Heritage Planning Staff have found that 70 Francis Street North meets
the criteria for designation as prescribed by Ontario Regulation 9/06 (amended
through Ontario Regulation 569/22). Protection of the property is consistent with
both provincial, regional, and local policy which directs that municipalities should
conserve significant built heritage resources.
Should the designation proceed, the Owner may appeal the designating by-law to
the Ontario Land Tribunal (OLT) once the designating by-law has been passed,
notice has been provided, and by-law has been published in accordance with
Section 29(8) of the OHA. Through an appeal under s. 29 of the OHA, there is an
opportunity for heritage attributes to be modified during the appeal process, should
the OLT deem it appropriate. The decision of the OLT is binding.
Page 26 of 63
2. Accept the objection and withdraw the Notice of Intention to Designate.
Council could choose this option if it is convinced by the letter of objection that the
building does not possess the cultural heritage value identified by Heritage Planning
Staff and that designation will lead to increased costs and delays in process.
Heritage Planning Staff do not recommend this option and have provided
responses to each area of concern brought up by the property owner as outlined
above.
It should also be noted that should Council decide not to proceed with a Notice of
Intention to Designate, that the building will remain on the City's Municipal Heritage
Register until January 1, 2025, after which it will be removed according to the
changes enacted by Bill 23. Once removed, it cannot be re -listed on the Register
again for five (5) years, i.e., January 1, 2030.
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 Meeting. The Notice of Intention to Designate Report was posted to the
City's website with the agenda in advance of the Heritage Kitchener Meeting on November
7, 2023.
CONSULT— Heritage Planning staff have consulted with the Heritage Kitchener
Committee regarding designation under the Ontario Heritage Act. Property owners were
invited to consult via two separate letters dated May 23, 2023, and August 25, 2023. The
Notice of Intention to Designate was published in the Kitchener Record and a letter was
also served per standard operating procedures following Council's decision on December
11, 2023.
Heritage Planning Staff were contacted by the Property Owners after a Notice of Intention
to Designate letter was sent by the City. Heritage Planning Staff spoke to Shane Stickle
via phone in January of 2024, prior to Clerks receiving the Notice of Objection Letter. The
concerns outlined in the letter were identified during this phone call and responded to by
Heritage Planning Staff. The phone call concluded with the property owner noting that he
was still uncertain in his stance on designation of the subject property.
Page 27 of 63
PREVIOUS REPORTS/AUTHORITIES:
• Ontario Heritage Act
• Notice of Intention to Designate 70 Francis Street North — DSD -2023-466
REVIEWED BY: Tina Malone -Wright, Manager, Development Approvals
Garett Stevenson, Director of Development Approvals and Housing
APPROVED BY: Justin Readman, General Manager, Development Services Department
ATTACHMENTS:
Attachment A — Notice of Objection, dated January 14, 2024
Attachment B — Draft Designating By-law for 70 Francis Street North
Page 28 of 63
January 14th, 2024
Amanda Fusco, City Clerk
City of Kitchener 200 King Street West
P.O. Box 1118
Kitchener, ON N2G 4G7
Dear Ms. Fusco,
We have received the Notice of Intention to Designate my property at 70 Francis Street North
dated December 15, 2023. Please accept this letter as notice of our objection to the proposed
designation. We are opposed to the heritage designation for the following reasons.
1. The building has been altered and does not possess the heritage value that the City's
report states. The building is now a commercial space on the main floor with 2 upper
residential units and 1 unit in the basement. To accommodate this, the inside of the building
has been significantly altered and an addition was put on the east side of the building,
leaving little of the original characteristics intact.
Further, none of the doors are original, many windows have been replaced and/or modified
and most windows have been retrofitted with storm covers that have damaged any remaining
original windows and are not in keeping with the heritage attributes. The building does not
possess any of the original siding, the chimney has been removed and the front porch is in
disrepair and has been patched together over the years with uncharacteristic lumber and
masonry to maintain safety of the tenants.
Thirdly, when we purchased the building a little over 2 years ago, I inherited an illegal
basement apartment, which had both OBC and Fire Code issues. In order to rectify them, we
were required to remove and board up some of the original windows and also replace one
original window with a larger egress window, among other costly expenses. As a result,
these original features of the building have been lost.
Therefore, the City's description of the heritage value of the house and the list of heritage
attributes are largely overstated. Many of the attributes are common in many buildings across
the City. As a result, we think the City's proposed designation is in error.
Page 29 of 63
2. The costs and time delays of any future work and maintenance due to the heritage act
requirements and approvals. This building houses 3 families and a lawyer's office. When
issues arise on the building, whether it be maintenance issues due to the age of the building
or increasing vandalism (i.e. homeless encampment, St John's Kitchen), we are required as a
responsible landlord to address these issues ASAP. We do not have the time to wait for
approvals to go through the Heritage Committee to maintain a comfortable atmosphere for
my tenants. We constantly have issues with trespassing, tenant harassment, and vandalism
including rocks being thrown through windows. We believe a designation would hinder us
from running the property the way it needs to be run and only exasperates an affordability
issue. We would only be faced with increased costs (i.e higher insurance premiums, higher
maintenance costs) which would directly impact rents and potentially make this building
uncompetitive and unsustainable for us in the long run as a rental property.
When we purchased the property about two years ago, in the craziness of the house boom, it
was done with the plan to convert the main floor commercial unit into 2 residential units
when the current tenant retires, in an effort to improve our operating income and make the
property more financially sustainable. The building has run extremely tight from a financial
perspective and is only going to become more difficult with the pressures of rising interest
rates and inflationary costs we have been experiencing. Adding units would provide rental
housing for two additional families in the core, but there would have to be some adjustments
made to the exterior of the building. We are concerned that the designation will result in
unsustainable costs related to heritage approvals including costs due to delays, costs of
retaining consultants or special contractors and potentially not allowing me to make the
conversion altogether.
3. The resale value will certainly be impacted should the building have to be sold due to
rising carrying costs. We know the Guide to Heritage Designation says that a designation
shouldn't affect property value, however I know as an investor myself, and after talking to
many other investors, that few would want to invest in a multi -tenant heritage property. As
discussed above, it only creates restriction, time delays and added maintenance costs, which
are none of the qualities a landlord would be looking for.
4. Lastly, the house is no longer the grand home that it once was, and it never will be
again. We can understand the City's desire to ensure that the buildings important to our
history are preserved and I also understand from the City's report that the house was once the
home of an important family, which is mainly known for their success in the establishment of
the Krug Furniture Co. That history is largely encapsulated in the Krug Furniture building
itself, which still stands today, and therefore, the importance of the family home is less
Page 30 of 63
significant, and, as discussed above, the property's status as a family home has long been
removed. Further, most of Francis Street North's properties have been largely altered and/or
converted to other uses and the nature of the street and its context to the ever-changing area
is diminished. Due to land costs and the location in the downtown, this property will never
revert back to the grand single family home that it once was.
At the same time, there is no threat that the house will be demolished. My wife and I
purchased the property as long term income property that we hope to leave our children and
plan to continue to run as such, provided we can continue to sustain the operating costs. We
will maintain the property to ensure our tenants have a safe and comfortable place to live and
work. However we feel given the amount of alterations that have been made to the street and
the building, in our opinion this is not a good property for designation.
In conclusion, for the reasons stated above, we object to the proposed heritage designation of
our property. We ask that you please consider our opinions and information provided above.
Sincerely,
Shane Stickel
Kassandra Stickel
Page 31 of 63
BY-LAW NUMBER
OF THE
CORPORATION OF THE CITY OF KITCHENER
Being a by-law to designate the property
municipally addressed as 70 Francis Street
North, in the City of Kitchener as being of
historic and cultural heritage value or interest.
WHEREAS section 29 of the Ontario Heritage Act, R.S.O. 1990, C. 0.18,
authorizes the Council of a Municipality to enact by-laws to designate real property,
including all of the buildings and structures thereon, or portions thereof, to be of cultural
heritage value or interest;
AND WHEREAS the Council of The Corporation of the City of Kitchener has received
and considered the recommendations of its municipal heritage committee (Heritage
Kitchener) regarding the designation of a property located at 70 Francis Street North,
Kitchener (the "Property");
AND WHEREAS the Council of The Corporation of the City of Kitchener resolved at
its Council Meeting held on December 11, 2023, to publish a Notice of Intention to designate
the Property as being of cultural heritage value or interest pursuant to section 29 of the
Ontario Heritage Act, R.S.O. 1990, C. 0.18, and which resolution was confirmed by By-law
No. 2023-183;
AND WHEREAS a copy of the Notice of Intent to Designate was served upon the
registered owners of the Property and upon the Ontario Heritage Trust;
AND WHEREAS a copy of the Notice of Intent to Designate was published in the
Waterloo Region Record, which is a newspaper having general circulation in the City of
Kitchener on December 15, 2023, a copy of which is attached to this by-law as "Schedule
A" ;
AND WHEREAS a Notice of Objection to the Notice of Intention to Designate was
served on the Clerk of the City of Kitchener by the owner of the Property within the timeline
set out in the Ontario Heritage Act;
AND WHEREAS City Council considered said Notice of Objection at their meeting
of March 18, 2024, and resolved not to withdraw the Notice of Intention to Designate for
the Property within the timeline set out in the Ontario Heritage Act;
NOW THEREFORE the Council of The Corporation of the City of Kitchener enacts
as follows:
1. The building and property known as 70 Francis Street North, Kitchener, as more
particularly described in Schedules "B" and "C" to this by-law are hereby
designated as being of cultural value or interest under Part IV, section 29 of the
Ontario Heritage Act, R.S.O. 1990, C. 0.18;
2. The City Solicitor is hereby authorized to cause a copy of this by-law to be
registered against the whole of the property described in Schedule "D" to this by-
law with the Land Registry Office;
3. The City Clerk is hereby authorized to cause a copy of this by-law to be served
upon the registered owners of the property described in Schedule "D" to this by-
law and on the Ontario Heritage Trust; and,
4. The City Clerk is hereby authorized to publish a notice of this by-law in a
newspaper having general circulation in the City of Kitchener.
PASSED at the Council Chambers in the City of Kitchener this day of March, 2024.
Page 32 of 63
Mayor
Clerk
Page 33 of 63
SCHEDULE A
NOTICE OF INTENTION TO DESIGNATE
70 FRANCIS STREET NORTH. KITCHENER
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a -e in Llie mirtpjc( kirlretier, m dr_rc ar< inL nenre r rrpks ul this hu_nira Ippo"y w thin We Ci}'.
Ihe-dknrr[.a an7 a6lp;giala°..al u5 CA Hia D'oP^a'"S' rekalaS la Ins r.ngi-al., TW. pLVXW. arO re4lucalhp In r-CpC6 M. nrli hWj;lI:tsNrdl Ihe.
rc.h049rigC'6rreie'l"ve c!i I -o nYrbnl3149.1I opmenl lrwhiaslzwn0 pLKO 1''FJIUWBr in pre k;M 19^ Pro Rgri`.lU-:e-10-?'
Th5 5ul:)r,+,aaw-n:jV,.7j0p Wolnrve wn le a:[cm Ti-AK.+7'efe^-aawp`Ye'e►an ttre SaariI 551 I a -m Beene and Deme Burn any
Gid it Facwry on Cjwn 5Iw1 Sci„Ih iron krow?s Ile 6'eaia and Pw,.s Corg4watt•ej
Die uukslud -sAue ul ire pra:psdy rel -al- b ilio- L-Ying s li sAuiic mi:l v wit irk Yc duo- a4auen1 i id 5bial bu "!, irdajng hr '1:nrrer
4%'iiams, saneerr and Ro Shy: and 3clar rzriun_' a -d7 -e Tr -.o Shrl raclorr.
25 Gp4tUapp AwgnU* Eilst
The laofi_s" r iiimiu pd y adliuieua as 25 Cuirfiinrh A.wftLe Eau a_rlYJneliabss V--� gnoijw �I. h afld c:vle.xl_al 4v4e
The didip and phys".a iieaHip-npatp males r. Hwa uni:piA'verracnln' VKVrinn C:nric arc hlMi ural %-.y A`XAak.rp mr hinngs
ra,a to Iris rrmgsl.of Kluwiner,wl- nol many argrigq� nI this hni_Rrq tppckgl MI•.n IFre E Iy
Tl`* 'iakoM aid egWu?.ialixse11kofrheF+*�P 'e reeksI013ecrq'al.,xiwi:pvxse.andr>=lalicmtip10d:iarxnield.srrieleneldF'ga.Ttie
*Ik-lup it" P I)Afl¢i4'eprklekiive 6F Ilk ifizkA ddeke upment nal was LWN PWe8 i'n N laie1eir in the We 19"6'd ea0e 211 a'lu-y.
Thebuil31v Tres arrrsk l X -d hi Wal n He Sen Iu 3=ff.rrXlax to raya a -Le S Pati Vie a4eoen15551 a-& Greene a'd writ Stix arld
Cala=Fa-my uii Our 3113u_lli crux lrumr m*ra Bredz dRvr_s Cu=Il__'6aej.
Th. mriashul'.M nI tris Fir-partyraUl-k,Iia hJMngshsJn- anyaxliai Irks. In. aJ aw—Irh.Urtal bit"s, .0,4.9 irki-rtrrar
Wwirns, :;wank are Poona Shy Rid rl:r oarJrJry a -d t'e rar:xw $hrt Fnckwy
5@'7uktfi Shell South
The Prgner:Y rmmnnal y rdrr3snd m ?A {linen SFcr.l Goyim ncmonslmles 4esr3rrYy. ral will hnsr:nc:1'a . airs, ane cwlrcl_al
%aYird Tar^. drd gn and fry^mlw.dc-d the xcircry maks k•Hit. hndrinc W.ng.a^np�.w.Yahr. nsa-pn nl 1-r. Ama rr situ. RC1 wAl
x_n IrrLral sJjiR In:J din gnaw otiad Irn wrh-any in-ArJ nr g nay Gia Ls
The h 9.0' -CAI of-] aesC-:ia lriw va hue Cf tl'e Ffep�11:7 1Yiglag M I•k tin i7 hal C.'ef 9'd _ifle u' ltr- in He 33 711 C_`a}I'liilb'Ji1 "°8de V
I'k h.5l:ire •l FG kine rner'S r1e5c'L=�p"er14.
TIrenon1]1 ai vaYir.dthe F'nfiedY ictal rs I.rIs. ncnrhLori 1aa notminnd hadoT�:n-r dr.daarng Fr nd_cnai and rrmmvcaI
rrewcLep-r.V r Mil=henry Tr. ..LhK, .r 1-.n 5," p,7p r:te % r is mita r. rarnn and ^anlarx hrsxrrcal and v xrmi 1-k: r. Ys
F.rrn,nainr6F
fib Queen Slrtyd South
The xcpr:r:.y mmnpal y mdressnd as �B Cgjr Srcrl G:nln demonslroles nI and henrnc el'rsx ai.r., ane c:rlr.el_nl
4aYir Tr. drd gn and rips mlwlrre d' me x[ryn-y maks k•thr huiiric tr. ng a ^rpmsvniakw nm -p r. n1 I -e.. Rrra sranrr. Rev ;,Al
ar•chirsLral shyly. That I.singird ccndlrn wrn-airy^ in�ael rg nal ekr 1.s
The h stu'ICEI ane 32sC:i3lxee %81ue el Pe GiCp'e1Ty felam3 c Irk W,p al C.'Ier Era Joe or I]* p'npa'u a3 veel 91111: Q''fII'Ourr.M_an -rem V,
1'e Asi0rp or Mlcter*(s deeIop`ert.
Thr mrik-Aual v Iuc of the Fraparly rehabs In Is rxnr h Lon In a o Aril nn cf h. dn}s _n—rA7.7 cuing rr. nd--.d and m-- a1
rka+crfp 4 r Kil_hener Tn^. .41N r I- ..bleat % r is nnrra kratnn and ^anlarx h...wA grid %1...1 -k; r. Is
Hrrrin-Mrigs
79 y0wy Srl1aM
The xcperty murroxalr aU*cssed as :7 ^`'DEng Simet dormnsl-,airs cosrGmthrr Kal° acid 1-ulon_a imsocnl. w. ane crletkal lata_:,
The des gn and pftpT�oal wilun of Iia pmperl}' rcialrs In Is Gclry: anhilmIxAl shic, lar_ nrr. in lir. skapedn LAln Cross rrth rnsknsrro
1 ncf:k-mralw. Ifric and mane m]ur_rg. burTe� . ane nmlNr hrri Iles: Atte nrr.-Ai s( mEiry of Lnr rhlrch Wrr SIM a-LWIrIL an_
Ienrshahon 7:allcrosH—.grri_L
The h sao,ical and aew6a7,e vB1 ue o1 Oe pfooerl;,- reklm )u He or gid ornri4 rad use of Lie p'Wwrf 3'd r„ Idf.A. rad Ire carrGi:u:.
n)a& in K ioli w e -'g •.rAn p. Ttie Lang has grays L-j�cn .rk'd ..aa a CII v:,h ani ctma i •a chi 0I he dear l rh..f& e s i1 t3lerre rrt!f. TA ' L:
W.Verrp has drec: assuisiiN)!5 with A!I'vir 5551 a- Holrcks. a oewrineul arctika¢ who da.01!ed moral eT Ilki' reef to desianiag _tul:r•r;a
FJr Vw Rvrnar Calhol c Clvw)u' in Suility Gmaikx
The cnrh_eLa '.Amo- of tn: pgrtp relalyd In ptepral, hnrJn-ral iLn=Irnal, rd HsiW I ms iv rir. ha d ng s sJ ircrgs Tho :hJ n
nanny hash strong wrlhnl prose-ra. Irr. lidng irrys:rum.x >v., an nude tlmel mrd YnlrIg Sr"I as mk hLld riq,xupw aangry sha S knry
yrr., lc, a'.1 The¢^ri"h tar icing 175 al Eoxier-re;Nnuerl aba 1a71mark wlh n fie City r.1 Slrhe kir
4 Kh$511rote E46DI i2mom 31rerl 3oulh
The ri x rre n nraly adcrr.ss rI m ! K ng Srcr.1 Easl'1 r'Sa.,rrri SAm L Suer, d—m &alcc dL s !ph}.a ° hxltas rhn r
ranMNtu 1. Ari rmnn:rri r. vain.'
TI, main,' 3'd Kli,4sd .a use rekte in Te La iioaoe afeAlLowial u,ie t al a i• flood ecnr3iw.. Lh nr31g iewcl -iiro al a e T re
Th,- hs1r 1 and a aYor -I- ro ak to In: anginal uxror and use of hitt h_ii d ng Tnc on3nil o.ror of ra to 1-9 9 was I—
2L rhapl while lir: canal usr..r Lhc to rrgasas A holy, Illed tr. A-wiimn HolrJ. Tr. hen d ng is Ihr n dc;i c. nrnrnal xai]nc r the
CI'LnI-m 3m Ihmipt mars A prom neat xnsrrsr. r 6Mn as well as a lnmmr rnad N
pn-ans runNnrJulrnc r. 1-c dlr_ rie.nwl c#6r. tin frim
T riNrai rhapir:' in Scan's nom-r.^raal ane rri l nal dewr:reni:-L
ThS GLIB RS has Ccn)]e Le ,Aje. be wj LIJL I fn Ne 4�-Afik•n mffmacal me Cl ilei'-befl In 3fdpan: P'agruiprf :uldir�,Y Iml.'eveelel: ..l
a' r[* o,,w Y i idng r a ad :o-ff eroi el Je tele p"P ^+ .. Ink Die Tesla y, 7 wile C wild N9a 3C' r the dtwr, nto rrr iCdi.l'r'_.°,: a I mire or FGi.',`•:.
fid yneOp Cci'libule Y5 1'k C#afa:ier Cl die a-a. -1* hnilderg i5 n in c4raifal bwtian a,d -'a mars h stiNi;91 air_ inial ins5 !.
wnuJndnga Fwrhiffnfe° the kildrgislemedatapiu-remrimecidir liedcwniurm ti f000e.
2-tt Duro Su4sitAmt
Thepr•Jperlpniuri�elhpadies as2-22Dike 5oee-Weivieffcmvabea bstmrai"asscco=tire. a'4a'ieAp-alvakwi.
The 13L i d n3 mLnapa ly addras sad is 2,21 Dukn Sl-cei East has do si3r and Fhpzac al tory uc, berg a notable and r qua raampl r el tic lir.
De archlecLml rJyln as wei w ceplarng a nigh degree of rrafl-anerp Ihnough I� -any do :llm rl m is at In,- sJnirlu,-o
Thr p°Xa7p ray h ilp W'I aRl 9E40{+EIFre vak e5, cb it r k1.e'i X18=1 i' Io ane lharne of FCChYn C 910MI, aril da.11;7l:rrie rr i'r IM #rs'^rocw'i
&r w .3rd nag .7l' eCl a SSC':i3ns7f1 Vii I r Ilk Bye iti31 p, res -Ii' Ily.A gi, ile e' i!jin a "nefalip
The crlml_al er uc r Ina properly ^cl= lo Is ch}'aca hislonca, vncl on:aL snd 4isu2l Inx to its s�undrgs. The bLid no sis on
Inc rlorsocl on cf Guam SI -eel hlx-h and D_d a G7 l Easl, n is ongnal logon. t mon ns im xtg nal u:1C as the hmrn Io mull pk lcml
nLa
Page 34 of 63
J41 CMpel HIII Drive
Thr prep t1 monkFal Fj .,Fide dac 411 Chapel 141 and -I --.,a urs.
Ttl pl,� Wl'+ali a Gta9 CN" -11 Glib r#WAE n rk Ve;em ar00TA rot 1,'o*. W.: 4r,i'ip an inegu ar1W pli), Brd UIJ Flrg a
rr.. c4 raft r#I bar J*--MGr'al=_-r-c. *ng;kne-01W1-,01.1=r;rg 0M*003 S re. kS Tre d"o=erAwaEgnl'-Srrr*4IC e1.rf. an7'*IB7n6
Io Ih21he* 6?t cl Ire ra'mel Ma;l- 8' Nba .erLffi 3Jen_
The he==al and ass -.1- wire of r.] Chid III re ores 9c the o°igna -s -d use of the p -x la a -d tUd nil Thehuling-rsis
mretrsd h r Fe �_a rre;I C-urdr of Flus, Jcnisar• m wFo rernei7 lx umricns t o dax.. Th. Caro amu-_ h cf rhe Neer l e�,cdem i s a x -•n i y
E the FJce'_hs Aik7 e a Clrreiar de nom na4rn iia: Foloass the Ihee o oil xrings and nluprclaln n IF Lamwx 1A- n-.e•di•v is}
soerle- priksopFe, arc Ihrokgia-rE- -A S'uaoerto'g S-icl- s clscarn berefeoed bas S+xdent-gorrs.TFe Fevrsy4.a-r'.S.Lgm
ir Sa rkrktjar .arc tax cr IM -pal Pal sou rocs r mnlarntnn In 4R'akrioe Cau-ty and taxi -IM ton omorg¢niy oI IM. anis
A.. b-rI-mtldle-4Ihe rind-l7ocmJy. Ttcpropert}'nrao p-y+des sornicr gal NopYlrr-e.cIoorr and do cpmwI-Ivh
i� arca nus. krmay Inc rrrdm cf m ndcpenxn_ a•a sril'.w15-rcnl rru'i:n coli-u•lrp krcrr7 r. CarynslFr.. Lmiwnr and a rncr ng
pcnrlabon WJGn Fnc: Fm Ir s-,1. nm a-nrx..ahcn nb Krlchcnnrrn Uro' AM. Frere the --.I- in
rk Tv..•'p-Jin n_ai arcr.Icr..Ji_hiLngvfl.
Tr1a VYnpC118°oen-aaki'i'9lc0li-my,
im JH,a asCarve". T'A%r. vW an-ahas J,41Wd IYcm c.xr n-tiiy Ia AfthMh'hLi5d Wd II halm 910M, 9iAWC;irmv rrcrlj,h uw
mmirsc j" or veq s-Iri.im4erm as n c4 am in11 dm_+*men: Ip� xekm nail reddeiilid .oc ar' lire area remise Tire su*c: p"`.11ae'rY amd
the aro care te_rr iderii"red tis burr;, a C. Intl-e'iagle U,tA-4".
5a.69 King 6hrar MY t
T'P.x pr'..ixry mu•i: ipal FY ari']reavGd as 6458 KNA 3 rLe 1'rrr dL.aTar54aie9 doa n r yhY a i;d. hi*'7c ri',alLasiart a i se. arrJ LC m e h dl'rri Llei;
The 7csrgn aria pty3 G i ,enc oI 5A -re FOng 54mvi Woes: msxos in r_, arohtn-lune and pireslcai oonshucioh Trn tukrg is a urknie
mpmasnhc(?Acdr sl a"_h IMILm lhal aeaouJAMnr_aSs. al alio nrx dms4cal mulls. l rs ms.soph MIC=d umdrro of dflerem surras.
I•rrnrn-g erasIha1-ase the..h-1prp,,I.y' a sgufranl pnru•. of archkr ,aitr- Irendy, Thmigh iK- rLW LSe and c4Frtr
rkHa ling to sr: wisp aPx a hnyh -g- ot oraFinanxhp
TTR hiYnrVA Rid a�.3•'..Cek.* ,eu Cl Pe iYopAill 9Y h il'aAY Wri"..aS&%b3GIG) *iMLa'tFr9 i'61L iCM. FriCYro bi?MM iA Phe Bame or
W-K'a Scolia it 1SM the mot - e Felda Fneld'WW'Giffzlla irleMn ax ltp-K$t fuer 96xt. -huh as uc uNed trY to ..marl 53ri. The Welmmr
6kres rr!s ce-aiit" n 1962aric rellacar: ,rih Pe es s+;•g xa-ma" nukj'ig. Thi? ba d n;jaw.)hat Frt-ece A e k in alsx.al dh
. lh p(oy'atym a'd niillirea LMerlakelr bre Iqe bah= Vl -e1-ited wy riipn i'951-rkYrs wd Pei rw:etse5 fllarg sed de.Xhped.•m'
Lola. L -Flea. Pe -ani- ainme ur Iru01 die area avl. 11 w dsyree. 9ne Lu -by erre liar of ils u .siu lu TFe hadng rrex
rFehgrud lip Cd AJLod Ruder,aor-rirind I:r-d intikLt M -u node si�rirrxnl a L-nrii•orns Fa Ilio- field diary lie .ca rr u!` is career.
Tho o-whi9t +mJ m af.y+SQ k ---j ejmA; VA.V m131e, k..L5 Mrd.-.9. ih nri F. 3nrg 1-a rn W1 a {t?WI., pJ Ihl EU mr,4rring,7ma,
a5"I a5 r5 phfvc;j, fUi.:o-) .Waal. xdtea Kan:a irk r#.IE. EU'rnr ng6 II If I!, IN PM rlrM-CAkrel Ha-Iwe La"4wW.'#,V1
G'Ar11.4h lie CIPe C6nl'* s51'rC on7 r6 an or#a tai "dE h*-Xn;aly z.ew n;c*)r'I24?d a5 IN hWrl of rel -oo-knn;1A B 6:C31 :#rnl `7'the
"ien In ad,lko7. 1'1a RSJwj ;injVIKr Ural yy16 41 .',A -y5 Fin g -_-dreg' STeFl ami il.: tiC.aicr en a!::lr•Hr jai aiWy a Drrrory rryd.7 rn.;Mfi .1rW
bu 0 ria p^amne-M' cable arc early pgcCg'1n;d:de
70 Francis Sinal North
I Rp 1WIrWy mri'Kpafy 401niMoW a5 71J Frew* Sk-w1l#dh deinr5J;rote*d65r94'r.Irp5". hfatWA1aG55WjRl y6 anti Grnl.rtU31 '.BIUi5
T1r Alin; A T4 F'rarp:8 Suee. NnM has dnp i and Wrfm" vai.a. LiS q a repieastriese e.a-pe ura &e -is' mama niaeriiai
dnel"g ucilfl-ixk-d melte Quesli tree Rau sal audile _iLrd 3iffe.
The rroti y hr, 1-11- and ast vakrn rl i to 1c rhe nag nal -Pip as wall as is. _mvnrrkh-, k lM. tone. r.1-crrrrrnWr.
drank -n -d main IN :Ary Tho .m Areal at drynl rig 1 nut for Alt 1 Ri" a 7rrmmnl rilmn arc da.lorrp msrcart r Karin mars.
KllcrgrRija-.ia malar rant hJa^In Ihu Imnim 1-IJL*Ili Ith. inb ileo H. K -up sr,mdwe L`,vmka f.- afJ.A shgc n Ih. 1`1.1.0.7. h}_1 hart
RAa n push p uih Ha lma- Kn1g rb *EJaM shmanl &3G 1rgrUm9mAl k7 lie r,ru" and 09x1hp^6 J vl -he G IN, ?ntl rw *;A-„ny, re rag
rB.UW IJ G9 I -e lama' . ii R1 llna plant in 7'a hnMJi trap+"a in 7n*'earte 1910Se KIU7 `uml.0"6 _14n 55 to Irl a l@.rt'.*n r IN d359'' arq
"ro,1BGI.nw*elkvNpre=-o riiar5 WWI" nWy nr elliw5 vel I-ami-eare."to r, rernm."0I•e-"V, b1.5+no5-m**h IGpc"aln.3lh
K.FF:h*hx. rte �iUbr'*n4 y 571 ra? Jie-1 am7 Sl.-niL:wu W wW the :h-pai,Y. u,lh :*h RM lleirik Vj :rsrilerr r GYM
Tire oarlrxJ ;A vaire r 7G ria m 3kee1 Nonh re airs x the rnTrwal. Iis4m wi am *mM iris Ilrr Lim x.nculJirg area. Tre u -i d ug is
in i'� arra rul a=alar airy Francs 31es1 F4orlh and s s-Fr-ndsc ti utei h sto is 7rkhiga. Though the Inure a nom tired as- oYice
space t -ti- es k = riaule to the eonin-itj orad d-a'aoter oI the Francs 5'ree1 Nu1n eaeeheaFt. Fudher, it s h sln-A y° I nsea la the
knrg %miu-c f-Fxf 1coaxed i1 prommtr a: "1 Ah -s. $heN iibsL'135 Er.&a,F13feel.
104156 K Ing 51fa*1 Witter
TIno- frl:rP'ayvdc uI the muaealp murk pd y ed*4as'44-'5C Krog Sv-Iffi!sl tinrnns4mks cesiyn IrP>K•z♦, hsWic1'a smoueli. e.
ardc I -IL. smbnrs.
I he zig ppr and pt" Gil ,aloe UI lie W i d rg '65 d63 r h 0 B';h Ie: F, r# o nd pt-" C41 w rr3v xv)r, a5 I,@ GJ Fj •] IS i revel. s nlalme ww;4
W the JBfr51G{J H e'.rA;la re:hl*;Jiro 15746 A hrlh d6rri*6 0l Ie:M.-.al a rKl 646r IrFq;. arJn i3,'*oerr, G d wii+'Gdalbd. 05 IreWnl
I•e 1 r4J n ft Cri!' 7L" as bit r• ■ih p'WW. W C'E1e. 1n ado". h rs to -Eiji rinat TL5 b u prg u'B3 -bE, NA rtb n uta G r; Ir, n=1 N1 :r e+rwto,
The Irciier.'r has hcscHcal -1 ea ue die Lu its O nhi -ixr 2'ha Ui- Le u-ic dreAapnind i -t Lie -I- area. I118t']
Cr.xid'M-. bar sold a --w pa_rl 46ne rnrth of ting 3keel a nr- -t ar' Yhu ars Stw-t Al . Lim Lx. 16 a -d p.,1 cf t. 0-a_R lad- nude
Irf hs`alherin-1-in 1031'. FRderi Go -el. Thr pa- Iiccame T. sr7 oI IY Wyfisi'$W and Ihe'Akber Chanbeis titihk- is the
irscpkar roan on ire parapnk c 144 1 E4 ling Saee1'Ji'esl. The M!ber Cra-hers Lvn ki,g orijmk.v hcoseo slarehorr3 on the ground door
and offer spaces abalr. and was none to a nunber oI ninabia terunts.
Ttc- 0.-.,k.;rrral u9 F.* 411-* b.+dog'*'E Ar, x o .npcil.3-c -n -aolz `9 Inc-,:+y9!"e'Uat dnao{u*r rl rte e..--'d.,A 3C-»9. E13 X105
dal Ghrs•��. liner e'NI ,.,?iii j h67Gn_31 fink -G (S Bmxo'•dnfrs, Tre 1jLr'D1)W9 me is Cc4,p e7 by. * ,.1L:]J u=6'a. wir P.JI* * ba118
wdClRr oomrlterr: ol$'lwx-5*S be.°A kh*o'9•te g,Jra cJ Fe'_.,rr,^'*r0.a QCfe Th# -9h IjEL"LP*7:1*,5 a9 n_.n'e, dEeil al vin IPM:
,gore B" m u rfa el s b Cr ci'a I coma=,:a l Ueb amu: coda KM x su'W Ohs OW06f.:tel #raaTA F o' U* 9'i J.
119.151 Ontario Smm Nadi
Th_ proved} m,nr, poly ab.':� m 149-1.5' cfurrt 3116a1 N7lih r}rn:n 5Jmk6 o*egnYhYS.:c. Wd h5J8r T",
bili d ni a„ ead. ?"mqo cl a We 17 :a'I,n Sim-dil3JEd. -,a,"d Ae' anrh toldeg Y,+T bC1h 1A an3te a,d m*c*_I T erg a,
ni46'c*s
The p"opistr Iran his cFkal and roc+ idiim valor ho --..use I is the iasl ranuii•g example cfa rcs:kr6d Lvidrig i- lbs, sstikrr of Chiario
SIr Noah andix a asanp4a ora r-k.rig.assask.-
On Ntw 91.11ION fta4d
Tlie pAo to mu-icgAte arkJIre-_d- 82E Ne DunGke Rued eemi-Irales de sigL'oh }vLv, histr hl xsxiWl rrd carte 1m s Iur
I h5. r,'-MbI] On to IIA 15 a r*p'?e8ri1dtM6 olid We e.a-p a 0* a O -N-] ccTrtlnrGkid F the GdMc h'ktvi-13 Curo9¢artrrF, rJU"aJ We
Gcm-o 7 Ibol1}' c' c'a wvF nmc 0 tW spathe Vyl B are dna.l.AyAm arrd IN bi dti r.g * om0ruzAm pr o' x IJ7n 1649roICn r n " M7
N ane displayed as lire vxv,rY 'mos u-rx a wu"irll 19 :.irlu7 a';r'r-rllr l famn Lsurdex aid it di-Wu•r
assrrule+l w lir Ur of ayn_u rues Jii+19 Lx Kui,agn-IL. al tis are rx akd Mil- the llrerrrc ail ear y-11kiierr.
it I- Eeas ers{id a'L earea cfWis'-ku Tainrslip.Thr s,Twmre Shu Jeoiiioiiham V+A manerials uAai aue 4r sellers errJ corn -u7
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35 of 63
I:Yy:1ABill 4:11111111:1
B104r=1LY, I=10111Its] ffwjN M ZLSM:1=1NIII r_[e3=1111IL9aIIMM]MIL411111=1V =R&11
70 FRANCIS STREET NORTH, KITCHENER
Description of Cultural Heritage Resource
70 Francis Street North is a two -and -one-half storey late 19th century brick house built in
the Queen Anne architectural style. The residence is situated on a 0.24 acre parcel of
land located on the north side of Francis Street North between Duke Street West and
Water Street North in the City Commercial Core Planning Community of the City of
Kitchener within the Region of Waterloo. The principal resource that contributes to the
heritage value is the house.
Heritage Value
70 Francis Street North is recognized for its design/physical, historical/associative, and
contextual value.
Design/Physical Value
The building at 70 Francis Street North has design and physical value, being a
representative example of a late -19th century residential dwelling constructed in the
Queen Anne Revival architectural style. It utilizes a mix of materials in its design, including
buff brick — now dark and weathered in appearance — cedar shake along the gables and
turret, and black asphalt shingles.
Front South Facade
The building is asymmetrical in its massing, with projecting bay windows to the left and
an octagonal turret with an eight -sided conical roof to the right. The projecting bay has a
gambrel roofline, and the rest of the roof is steeply pitched. Frieze board decorated with
a foliated scroll wraps around the turret, while frieze board with a simpler dentil pattern is
present along the rest of the second -storey roofline. Fan brackets with ornamental
pendants are also present at the corners of the projecting bays.
A porch spans the full width of the front, and its roof is supported by six square posts. The
main entrance is in the centre of the front fapade. The door has a large centre window
and 12 raised panel detailing. There is a transom and sidelights surrounding the door.
The windows on the front are mostly rectangular in shape and are a mix of casement,
single -hung, and double -hung. The windows located on either the turret of the gables
have soldier course heading and either concrete or stone sills. There are two windows on
the first floor that have semi -circular stained and leaded glass transoms with radiating
voussoirs and molded brick trim.
Page 36 of 63
West Side Fagade
The west side fapade maintains the asymmetrical massing. There is a two-storey bay with
three windows on each storey to the left, and a brick chimney flute and chimney to the
right. The windows are single hung with solider course heading and stone or concrete
sills. A portion of the rock -faced stone foundation is visible on this side of the structure.
Modern additions including cables and gas -metres are also visible.
East Side Facade
The east side fapade possesses an asymmetrical massing. The octagonal turret which
forms part of the front fapade also forms the left side of the east fapade. To the right, there
is a two-storey protruding section with gabled roof, cladded in wood siding. The windows
on this section are casement. There is also a semi -circular window with a radiating
voussoir and brick sill on the ground floor.
Historical Value
The property has associative value due to the original ownership of the home and
historical value in relation to economic development within the City. The residential
dwelling was built for Albert Ruby, a prominent citizen and life-long resident of Berlin (now
Kitchener) and a major contributor to the furniture industry within the area. The property
itself was obtained by Nelson Ruby, Albert Ruby's father, in 1881, with the house
constructed by Albert Ruby in 1898. It remained in the Ruby family until 1966.
H. Krug Furniture Company was established in the 1880's by Albert Ruby in partnership
with Hartman Krug. The Rub -Krug business relationship lasted many years, and their
connection developed further when Albert Ruby and Hartman Krug later married sisters
Frances Dunn and Mary Ann Dunn and became brothers-in-law. Albert Ruby acted as
the First Secretary Treasurer of Krug Furniture Co. until his death in 1932 at the age of
66. The position was then superseded by his son Leonard W. Ruby, who later became
the Vice -President of the company in 1954, the President in 1962, and Chairman to the
company in 1971. The Ruby family still retains a prominent presence and remains actively
involved with Krug Furniture, with Len Ruby being the President of the company as of
2023.
Contextual Value
The contextual value of 70 Francis Street North relates to the physical, historical, and
visual links to the surrounding area. The building is in its original location along Francis
Street North and is surrounded by other historic buildings. This includes 64 Water Street
to the south (the First Church of Christ Scientist), 97 Victoria Street North to the north,
and 42 Francis Street North further to the west. Though the house is now used as an
office space, it continues to contribute to the continuity and character of the Francis Street
North streetscape. Further, it is historically linked to the Krug Furniture factory located in
proximity at 111 Ahrens Street West/135 Breithaupt Street.
Page 37 of 63
I;Yy:1:11Bill 4:96
DESCRIPTION OF HERITAGE ATTRIBUTES
70 FRANCIS STREET NORTH. KITCHENER
Description of the Heritage Attributes
All elements related to the construction and Queen Anne architectural style of the
building, including:
o Building massing and irregular building plan;
o buff brick laid in a common bond;
o rock -faced stone foundation;
o Projecting two storey bay on south elevation with gambrel roof;
o modified gable roof;
0 octagonal tower with an eight -sided conical roof;
o plain fascia, moulded soffit, and frieze with dentils and mouldings;
o window openings;
o main entrance door opening with single light, sidelights and transom with
beveled glass; and,
o verandah.
Page 38 of 63
141y:1:11Bill 4:81
MCM1m91*16101i0Eel kq1
PT LT 125-126 PL 374 KITCHENER AS IN 928437: KITCHENER
Being all of PIN 22317-0030 (LT)
Page 39 of 63