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DSD-2024-324 - Heritage Permit Application HPA-2024-V-015, 99 College Street, Construct a Rear-Yard Addition
Staff Report Development Services Department www.kitchener.ca REPORT TO: Heritage Kitchener DATE OF MEETING: August 6, 2024 SUBMITTED BY: Garett Stevenson, Director and Housing and Development Approvals, 519-741-2200 ext. 7070 PREPARED BY: Deeksha Choudhry, Heritage Planner, 519-741-2200 ext. 7602 WARD(S) INVOLVED: Ward 10 DATE OF REPORT: July 22, 2024 REPORT NO.: DSD -2024-324 SUBJECT: Heritage Permit Application HPA-2024-V-015 Construction of a rear -yard addition RECOMMENDATION: That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA-2024-V-015 be refused to construct a rear -yard addition on the property municipally addressed as 99 College Street, in accordance with the supporting information submitted with this application. REPORT HIGHLIGHTS: • The purpose of this report is to present Heritage Planning staff's recommendation for the proposed partial demolition and construction of an addition at the subject property municipally addressed as 99 College Street. • The key finding of this report is that the proposed addition does not meet the policies included within the Civic Centre Neighborhood Heritage Conservation District Plan for new additions to existing buildings and would have a negative impact on the integrity of the Civic Centre Neighborhood Heritage Conservation District. • There are no financial implications associated with this report. • Community engagement included consultation with the City's Heritage Kitchener committee. • This report supports the delivery of core services. EXECUTIVE SUMMARY: Heritage Permit Application HPA-2024-V-015 proposes the partial demolition and construction of an addition on the property municipally addressed as 99 College Street. The subject property is located within the Civic Centre Neighborhood (CCNCHCD) and is designated under Part V of the Ontario Heritage Act. The CCNHCD Plan includes various policies for new additions to ensure that any new development or redevelopment within the district is sympathetic to and compatible with the existing buildings within the District. In assessing whether the proposed development satisfies these policies, it is staff's *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. Page 39 of 454 opinion that the proposed addition does not meet these policies and would have a negative impact on the existing building as well as the CCNHCD. BACKGROUND: The Development Services Department is in receipt of Heritage Permit Application HPA- 2024-V-015 (Attachment A) seeking permission for the partial demolition of the laundry room and staircase, and construction of a rear-yard addition on the property municipally addressed as 99 College Street (Fig 1). /- -`226 127 a '103 82 �� 22 MT HOPE HURON PARK/ � 2� 80d 16 2 122 /' �.t-N 125 '4591 �yRF�`S3 76 74 T yvG�OT`P131 115 87 123 115 119 110 111 118 120 83 79 70Hbnar Park 149.. 105 h - .� 10G� -y 116 73 �'� 58 t i� 102 �� 107 71 54 100 103 e94 110 of 6967� 50 11946 ti100 99 -104 136 109 132 1103 .:124 94 88 927 i�51, IN �Sb1�...,\ 84 74 95• X912`^, ��\19j�� '45 4 87� E-t-, Synod777� 65 OfTheE—gd-1 � 066 „78 Lutheran Church InCanada �6258 leexandnan`\ '�' J��/ 74 64 102>.104 ! Ok.9 - 54 66 /\ 107 65 48 / a6 ,� 664CITY COMMERCIAL CORE` R 56 i 57 (4(1n [Sci nvs[ 53 51 ..hnficn S�rence� _ y�4 ,'St Loci: 8 �0 F. r ling Room �� ult L_sr 3� R 52- RockTenn%nrt 7; \ %„5v0 48 44 Chur, 43 h Z n Jnir W rTT. Figure 1. Location Map of subject property REPORT: The subject property is located on the east side of College Street between Weber Street West and Ahrens Street West. The property currently includes a two-and-a-half storey residential dwelling built c. 1910 in the Kitchener Vernacular architectural style (Fig. 2). Page 40 of 454 Figure 2. Front Elevation of subject property The subject property is located within the Civic Centre Neighborhood Heritage Conservation District (CCNHCD) and is designated under Part V of the Ontario Heritage Act. The building has been classified as a Group `B' building within the CCNHCD Plan. Civic Centre Neighborhood Heritage Conservation District The CCNHCD is an important historical residential neighborhood that can be linked to several key periods in the development of the City of Kitchener. This neighborhood helps tell the story of Kitchener's phenomenal growth at the turn of the 19th century and of the development of its extensive industrial sector. Almost two-thirds of the existing houses were built between 1880 and 1917 and in most cases were occupied by owners, managers, or workers for some of the key industries that defined the community at the turn of the century. The heritage attributes of the CCNHCD include: • Its association with important business and community leaders during a key era of development in Kitchener; • A wealth of well maintained, finely detailed buildings from the late 1800s and early 1900s that are largely intact; Page 41 of 454 • A number of unique buildings, including churches and commercial buildings, which provide distinctive landmarks within and at the edges of the District-, • A significant range or recognizable architectural styles (Queen Anne, Berlin Vernacular, Italianate, etc.) and features including attic gable roofs, decorative trim, brick construction, porches, and other details, associated with the era in which they were developed-, • The presence of an attractive and consistent streetscape linked by mature trees, grassed boulevards and Ianeways-I and • Hibner Park, Kitchener's second oldest city park, in the centre of the District. Proposed Development at 99 College Street The proposed development at the subject property involves the partial demolition of the rear staircase and laundry room, and the construction of a three-storey addition with basement in order to accommodate eight (8) units on the property (Fig. 3-6). v Q 2N_I R�©R F.F. F_ GROUND FLOOR F D. in ex _ NEW BASEMENT I I RR -9'-2 114• Ex. BASEMENT F.F.- 9'-712' EAST ELEVATION I Vl - EL Figure. 3 — East (side) elevation of the existing dwelling with the proposed addition. Page 42 of 454 D c; e a' aLgp-GE a4'-av4 _ M CEIUNG - t , 19'-4jl4' - v Q 2N_I R�©R F.F. F_ GROUND FLOOR F D. in ex _ NEW BASEMENT I I RR -9'-2 114• Ex. BASEMENT F.F.- 9'-712' EAST ELEVATION I Vl - EL Figure. 3 — East (side) elevation of the existing dwelling with the proposed addition. Page 42 of 454 1 2 3 OP OF EX. ROOF _ _ _ _ _ _ _ _ TOP OF EX. ROOF n 34' - 01 /4" 34'- 0 114" _ I . II UIS CEILING T1 - UIS CEILING OISTS �8'--5j112" — — — a a — — — — — 28'-5112" � 3RD FLOOR F.F. L — — �_ — — — 3RD FLOOR F.F. AU J 19' 4 314„ __— _— I I 19' - 4 314" 1 1 - 101 1 1 EX.h Q"NDQ"FLOOR F.F. _ _ _ - _ _ _ _ 2ND FLOOR F.F. n - 11 3/4" —_ . 9' - 11 314"-V �C - OO r r 1 1 I GROUND FLOOR GROUND FLOOR F.F. 0,-q, - - - - - - F C 0,-0" IN 5 5 GRADE— 3 -- GRADE L� �-' -3'-74 112" -122" 3' - IF, NEW BASEMENT NEW BASEMENT F.F. L J F.F. -9' - 2 114" -9'-21/1 EX. BASEMENT EX. BASEMENT F.F. '-71/2" _ — — — — — — — — — — — — _ — F.F. r1 -9'-71/2" � DSOUTH ELEVATION 3/16" = 1'-0, Figure 4. South (rear) elevation of the addition. A T4P O X, ROOF � OP OF EX , ROOF WS CEILINq 115 CEILING A J 1112' _ _ -- V 259 — _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ JgI5T5 f� 2%�511Y� Ij 1 � LE �'E 16 � 43+4' IF 4W II 1� I_ m J BRG Fw FF, l\ 1A -{3f4' d +, I IEll - EKi I WL I A RNO-fLti9N F.F. _ _ _ _ — _ � _ �dOfL20H F.F,-� 9'� 11 S!4" 5 5 I 6 5 GRWNO FLOORExe �- I GROIINO FLOON Q�,.C_F_F.__ Aa % IEXl iE% lcx:,,r7 El MEW 9ASEMENf F I I': NEW BASEMENT -B'-211d" EXBASEMENT .� 7 10 r_---- - ---------=r----�.-----�----r�— EX. EASEMENT ANT 6C WEST ELEVATION Figure 5. West (side) elevation of the existing building with the addition. Page 43 of 454 2ND FLOOR F.F. - 11 314" - =W BARRIER -FREE PLATFORM LIFT BY SAVARIA WITH A GLASS ENCLOSURE~- REPLACE GUARD TO MEET MIN. REQUIRED BY O..B,C. MATERIALS TO MATCH EX GRCUNDFLooR _F F. _ 3'-4112" NEW BASEMENT I F.F. -9'- 2 114' EX. BASEMENT _ [1� F.F. L L —E77-1 - TOP OF EX. RODF L� 34'-Oif4" I _ U/S CEILING JOISTS n 28' - 5 112" 3 2 �y TOP OF EX, ROOF F.F. 34 -5 1114" I UIS CEILING I �X) EX.I P JOISTS - - IEX.I - - - - _ 2B'-5112" 3RD FLOOR F.E. qII_ _ I I 19 '-4314„ 2ND FLOOR F.F. - 11 314" - =W BARRIER -FREE PLATFORM LIFT BY SAVARIA WITH A GLASS ENCLOSURE~- REPLACE GUARD TO MEET MIN. REQUIRED BY O..B,C. MATERIALS TO MATCH EX GRCUNDFLooR _F F. _ 3'-4112" NEW BASEMENT I F.F. -9'- 2 114' EX. BASEMENT _ [1� F.F. L L —E77-1 - TOP OF EX. RODF L� 34'-Oif4" I _ U/S CEILING JOISTS n 28' - 5 112" _ 3RD FLOOR F.F• I ' 19'- 4 314" _ 2ND FLOOR F.F. 9'-113f� .NEW PORCH FLOORING TO MATCH EXISTING. :NEW EX.STAIRS. ENSURE RISE'RUN ARE IN ;CORDANCE WITH O.B.C. REQUIREMENTS. GROUND FLOOR F.F. I � 0'-00" GRADE r -3' -4 i!2" J NEW BASEMENT F.F. 9'-2114" I - I �X) l IEX.I I _ 3RD FLOOR F.F• I ' 19'- 4 314" _ 2ND FLOOR F.F. 9'-113f� .NEW PORCH FLOORING TO MATCH EXISTING. :NEW EX.STAIRS. ENSURE RISE'RUN ARE IN ;CORDANCE WITH O.B.C. REQUIREMENTS. GROUND FLOOR F.F. I � 0'-00" NORTH ELEVATION G 0116" = 1'-0" Figure 6. North (front) elevation of the property. According to the heritage permit application and drawings that have been submitted, the addition is proposed to have a gable roof, with dark grey horizontal aluminum siding and white window trims. The application mentions that "the addition is necessary to provide additional housing in accordance with the Provincial Growth Plan". Conformity with the CCHNCHD Policies Repardinp Additions The CCNHCD Plan includes specific goals and policies for the preservation of the existing built heritage stock within the District. One of the Goals of the CCNHCD Plan with respect to buildings include "establishing policies and design guidelines to ensure new development and alterations are sensitive to the heritage attributes and details of the District and are based on appropriate research and examination of archival and/or contextual information." One of the goals regarding Land Use speaks about "ensuring that infill development or redevelopment is compatible with the heritage character and pedestrian scale of the District'. Sections 3.3.2, 6.4 and 6.5 of the Plan include policies that are meant to guide any alterations and additions to existing buildings within the district. These policies include - Page 44 of 454 GRADE r -3' -4 i!2" J NEW BASEMENT F.F. 9'-2114" EX. BASEMENT - F.F. & NORTH ELEVATION G 0116" = 1'-0" Figure 6. North (front) elevation of the property. According to the heritage permit application and drawings that have been submitted, the addition is proposed to have a gable roof, with dark grey horizontal aluminum siding and white window trims. The application mentions that "the addition is necessary to provide additional housing in accordance with the Provincial Growth Plan". Conformity with the CCHNCHD Policies Repardinp Additions The CCNHCD Plan includes specific goals and policies for the preservation of the existing built heritage stock within the District. One of the Goals of the CCNHCD Plan with respect to buildings include "establishing policies and design guidelines to ensure new development and alterations are sensitive to the heritage attributes and details of the District and are based on appropriate research and examination of archival and/or contextual information." One of the goals regarding Land Use speaks about "ensuring that infill development or redevelopment is compatible with the heritage character and pedestrian scale of the District'. Sections 3.3.2, 6.4 and 6.5 of the Plan include policies that are meant to guide any alterations and additions to existing buildings within the district. These policies include - Page 44 of 454 (a) Minor exterior alterations and additions to single detached dwellings shall be permitted provided such alterations are not within any front or side yard. a. The addition is located at the rear of the existing single detached dwelling. However, the addition being proposed would not be considered minor. It is proposed to be 3 -storeys in height and larger in size to the existing dwelling. (b) Structural alterations to the exterior of buildings are not permitted in the event of residential conversion. Any exterior stairs or fire escapes are to be enclosed and kept away from the fagade of the structure. ii. This is not a residential conversion. (c) Major structural alterations to the exterior of buildings are not permitted for conversions in the Office -Residential Conversion designation. iii. This is not a residential conversion. (d) Additions shall be subordinate to the original structure to allow the original structure to allow the heritage features and built form to take visual precedence on the street. iv. The proposed addition is not subordinate to the original heritage due to the following factors: 1. It is bigger in size in than the original structure (11.9 m x 9.04 m) with a liveable area of 95.44 square metres — whereas the existing structure has a liveable area of 83.74 square metres after the proposed demolition of the laundry room and staircase (Fig. 7). Figure 7. Proposed Site Plan for the subject property. 2. The existing building is two -and -a -half storeys in height, and the addition is proposed to be 3 -storeys. This will have an impact on the existing roof and roofline, with the altered roofline being visible from the public realm. It is recommended that the roof of the addition be Page 45 of 454 of a sympathetic design as the existing. The proposed roof has a smaller roof slope and unsympathetically alters the roofline, thereby negatively impacting the roof. 3. Subordination doesn't include just size, but the impact of the addition on the overall appearance and symmetry of the original structure as well. Additions are recommended to be of similar or neutral colours, so they do not negatively detract from the original structure. The proposed addition has dark grey aluminum siding. Due to its size and proposed colour, this addition will be in greater contrast from the existing red brick structure, negatively impacting the existing heritage resource and detracting from the visual prominence that the original structure would have on the streetscape. The proposed roof design, roofline, along with the fenestration pattern has a negative impact on the overall symmetry of the building. Furthermore, there is a paved driveway on the western side of the property along with the driveway of the neighboring property, due to which this addition will be highly visible from the public realm and will have a negative impact on the established streetscape (Fig 8-11). ACROSS THE STREET 3 Figure 8. 3D Views submitted as part of the application Figure 9. View from the street. Approximate location of the addition highlighted by red arrow and will be highly visible from the street. Page 46 of 454 ACROSS THE STRF'-T -a Figure 10. 3D views submitted with the application. Figure 11.View from the street. Approximate location of the addition highlighted by red arrow and will be highly visible from the street. (e) Design guidelines provided in Sections 6.4 and 6.5 of this Plan will be used to review and evaluate application for additions and alterations to ensure that the proposed changes are compatible with the existing dwelling and do not result in irreversible loss of heritage attributes. v. The proposed development has been assessed against these design guidelines in Section 6.5 and have been summarized in the table below. CCNHCD Plan Section and Policy Compliance with the HCD Policy Section 6.5 — Additions to Existing Buildings Policies: • Additions that are The proposed addition is clearly distinguishable from the necessary should original structure, but it is not sympathetic and be sympathetic and complementary in design to the original structure. The complementary in addition does not use traditional materials, finishes and design as possible, colours. The proposed material is aluminum siding in a clearly dark grey colour, which is incompatible with the original distinguishable from structure. Due to these factors, the proposed development the original also does not provide for an appropriate transition between construction by form the addition and the original structure. or detail. The use of traditional materials, finishes, and colours rather than exact duplication of form, can provide appropriate transition between additions and original structures. Page 47 of 454 4 • Additions should be located away from the principal fagade(s) of heritage properties, preferably at the rear of the building, to reduce the visual impact on the street(s). The proposed addition is located at the rear of the property; however, it will have a negative visual impact on the existing home and the street. The paved driveway located on the western portion of the property, along with the driveway of the neighboring property has resulted in the rear portion of the property to be highly visible from the public realm. The proposed addition, with its size, colour, and design, will be highly visible from the public realm and will have a negative visual impact on the street. • Details of the Details of the proposed addition are not complementary to addition should be the original construction with respect to style, scale and complementary to materials. The addition is not compatible in size and scale the original with the existing dwelling. The western elevation of the construction, with proposed facades is almost flush with the existing building, respect to style, with the eastern elevation projecting out (Fig. 12). Good scale, and materials heritage preservation practice recommends that any but distinguishable addition be subordinate in size and massing to the original to reflect the structure, which this addition is not. The proposed roof and historical roofline would result in an undesirable alteration to the construction periods existing roofline. of the building. se v mi 1 �xp rwas o�o, I Figure 12. Western facade of the addition flush with the existing dwelling, with the eastern fagade projecting out. • The height of any The height of the proposed addition is similar to the addition should be existing building; however, the design of the roof is not similar to the compatible with the existing building (Fig 13). Furthermore, existing building due to its size and scale, the addition would most likely and/or adjacent dominate the original building. buildings to ensure that the addition does not dominate the original building, Page 48 of 454 neighboring buildings or the streetscape. - Figure 13. Incompatible roofline of the addition. • Additions should not The addition does not propose to remove any important obscure or remove features of the original building. However, the addition will important impact the roofline of the existing building. architectural features of the existing building. • Additions should not As mentioned above, due to the size, scale and massing of negatively impact the proposed addition, it will have a negative impact on the symmetry and existing dwelling. Furthermore, the existing building is two - proportions of the and -a -half storeys in height, with the proposed addition building or create a being 3 storeys in height, along with the proposed roofline visually unbalanced has resulted in the creation of an unbalanced east and fagade. west fagade and a negative impact on the overall proportions of the building (Fig. 14). oEE 9 QrJ O OO � s pap�pf Figure 14. West elevation of the proposed development. • New doors and New doors and windows are of similar style and windows should be orientation, but not of similar proportion as the existing of similar style, building. The placement and location of the windows on orientation and the proposed addition is not sympathetic to the existing proportion as on the building. Since the roof slope of the existing building and existing building. the addition do not match, the window pattern on the Where possible, addition contribute negatively to the overall proportion of consider the use of the building and contribute to the creation of an appropriate unbalanced east, west, and rear fagade with respect to the reclaimed materials. original construction. Furthermore, the fenestration pattern of the proposed addition is not in alignment with, sympathetic or cohesive to the fenestration pattern of the original dwelling (Fig. 15). Page 49 of 454 There are other sources available to determine whether an addition is complementary and compatible with the existing heritage buildings. The proposed addition does not meet the intent of some of the standards included in the Standards and Guidelines for the Conservation of Historic Places in Canada. These include: • Aim for minimal intervention. o The existing laundry room and staircase located at the rear of the property would have to be demolished and openings on the rear fagade would have to be created to facilitate the construction of the addition. • Make sure the new work is physically and visually compatible with, subordinate to and distinguishable from the historic place. o As has been demonstrated above, the new addition is not physically and visually compatible with and subordinate to the existing building. It is, however, distinguishable from the historic place. • Design new work so that it could be removed in the future (reversibility). o The new addition could technically be removed in the future through demolition. • Select the location for a new addition so that the heritage value of the original building is maintained. o The addition is located on the rear of the property; however, the scale, massing and style of the addition will have a negative impact on the heritage value of the original building. • Design that new addition in a manner that draws a clear distinction between what is historic and what is new. o The proposed addition has been designed in a manner that draws a clear distinction between what is historic and what is new. • Design the addition so that it is compatible in terms of materials and massing with the exterior form of the historic building and its setting. o The proposed addition is not compatible in terms of materials and massing with the exterior form of the historic building and its setting. Due to its proposed size, scale, massing, colour, fenestration pattern, and roof design, Page 50 of 454 dA to c.r P —_—_ — _ __ — _ — ___— L_ LU I I I I w Fig 15. The proposed windows are not in alignment with existing windows, creating an unbalanced fagade. • New construction To facilitate this addition, the existing laundry room and should avoid staircase at the rear of the house will have to be irreversible changes demolished, which is considered an irreversible change to to original original construction. construction. There are other sources available to determine whether an addition is complementary and compatible with the existing heritage buildings. The proposed addition does not meet the intent of some of the standards included in the Standards and Guidelines for the Conservation of Historic Places in Canada. These include: • Aim for minimal intervention. o The existing laundry room and staircase located at the rear of the property would have to be demolished and openings on the rear fagade would have to be created to facilitate the construction of the addition. • Make sure the new work is physically and visually compatible with, subordinate to and distinguishable from the historic place. o As has been demonstrated above, the new addition is not physically and visually compatible with and subordinate to the existing building. It is, however, distinguishable from the historic place. • Design new work so that it could be removed in the future (reversibility). o The new addition could technically be removed in the future through demolition. • Select the location for a new addition so that the heritage value of the original building is maintained. o The addition is located on the rear of the property; however, the scale, massing and style of the addition will have a negative impact on the heritage value of the original building. • Design that new addition in a manner that draws a clear distinction between what is historic and what is new. o The proposed addition has been designed in a manner that draws a clear distinction between what is historic and what is new. • Design the addition so that it is compatible in terms of materials and massing with the exterior form of the historic building and its setting. o The proposed addition is not compatible in terms of materials and massing with the exterior form of the historic building and its setting. Due to its proposed size, scale, massing, colour, fenestration pattern, and roof design, Page 50 of 454 construction of the addition would result in unbalanced facades and its visibility from the public realm would have a negative impact on the historic building and the streetscape. • Find solution to meet accessibility requirements that are compatible with the exterior form of the historic building, i.e., introducing a gently sloped walkway instead of a constructed ramp with handrails in front of an historic building. o n/a • Work with accessibility and conservation specialists and users to determine the most appropriate solution to accessibility issues with the least impact on the character -defining elements and overall heritage value of the historic building. o n/a The policies and guidelines included within the CCNHCD recognizes that development or redevelopment is bound to occur in the HCD. In fact, these policies and guidelines have been put in place based on that assumption. The intent of these policies and guidelines, however, is to guide the compatibility of gentle infill with the existing heritage stock within the HCD, not to restrict it. There have been many properties over the last few years that have been successfully converted to multi -unit residential homes while still meeting the intent of these policies and guidelines. Some of these include, but are not limited to; 53 Margaret Avenue, which included construction a small third -storey addition to the existing triplex, and 58-60 Ellen Street West and 115 Lancaster Street West for which a site plan application has been approved to build a 2 -storey addition to the existing building to increase the number of units. Numerous other additions to existing homes have been supported by staff, only after it has been demonstrated that the proposed additions will not have a negative impact on the existing heritage resource. Staff do not have any concerns with the additional dwelling units proposed within the CCNCHD, however, staff do have concerns regarding the proposed design of the addition and the impact it might have on the existing heritage dwelling and on the streetscape. Staff have communicated a number of design interventions that could be used for the addition to better comply with the policies within the CCNHCD Plan to the applicant's architect, but those interventions have not been integrated into the final design. In reviewing this application, heritage planning staff note that: • The subject property municipally addressed as 99 College Street is located within the Civic Centre Neighborhood Heritage Conservation District and is designated under Part V of the Ontario Heritage Act; • The proposed development includes the construction of a rear -yard addition to the existing building; • The proposed addition does not meet the policies included within Section 3.3.2 and 6.5 of the CCNCHD Plan related to the additions to existing buildings; • The proposed addition does not meet the intent of most of the standards and guidelines of the Standards and Guidelines of the Conservation of Historic Places in Canada -land • The proposed addition will have a negative impact on the existing dwelling, and because it would be visible from the public realm, the CCNHCD streetscape. Page 51 of 454 As a result, Heritage Planning staff are of the opinion that the proposed addition to the property municipally addressed as 99 College Street will negatively impact the existing property and the integrity of the CCNHCD. STRATEGIC PLAN ALIGNMENT: This report supports the delivery of core services. FINANCIAL IMPLICATIONS: Capital Budget — The recommendation has no impact on the Capital Budget. Operating Budget — The recommendation has no impact on the Operating Budget. COMMUNITY ENGAGEMENT: INFORM — This report has been posted to the City's website with the agenda in advance of the Heritage Kitchener committee meeting. CONSULT — The Heritage Kitchener committee will be consulted on the subject Heritage Permit Application. PREVIOUS REPORTS/AUTHORITIES: • Ontario Heritage Act, 2023 APPROVED BY: Garett Stevenson, Acting General Manager, Development Services ATTACHMENTS: Attachment A — Heritage Permit Application HPA-2024-V-015 Page 52 of 454 2024 HERITAGE PERMIT APPLICATION & SUBMISSION REQUIREMENTS �—� Development & Housing Approvals .L 200 King Street West, 6t" Floor MNER Kitchener ON N2G 4V6 519-741-2426; plan ning@kitchener.ca PART A: SUBMISSION REQUIREMENTS Page 1 of 10 The following requirements are designed to assist applicants in submitting sufficient information in order thal their Heritage Permit Application may be deemed complete and processed as quickly and efficiently as possible. If further assistance or explanation is required please contact heritage planning staff at heritage(a)kitchener.ca. 1. WHAT IS A HERITAGE PERMIT APPLICATION? The Province of Ontario, through the Ontario Heritage Act, has enacted legislation to assist its citizens with the protection and conservation of cultural heritage resources. Once properties are designated under the Ontario Heritage Act, the City is enabled to manage physical change to the cultural heritage resources as a means of protection. The principal mechanism of management is the Heritage Permit Application process, which allows the municipality to review site-specific applications and determine if proposed changes will beneficially or detrimentally affect the reasons for designation and heritage attributes. As a general rule, the preferred alterations to heritage properties are those that repair rather than replace original heritage attributes, and those that do not permanently damage cultural heritage resources and their heritage attributes. Where replacement of materials or new construction is necessary, these should be compatible with the original. Reversibility is also preferable as this allows for the future reinstatement of heritage attributes. According to the Ontario Heritage Act, no owner of designated property shall alter the property or permit the alteration of the property if the alteration is likely to affect the property's heritage attributes, unless the owner applies to the council of the municipality and receives written consent. This consent is obtained through the approval of a Heritage Permit Application. Heritage Permit Applications are applicable for all individually designated properties (under Part IV of the Ontario Heritage Act) and all properties located within the boundaries of Heritage Conservation Districts (designated under Part V of the Ontario Heritage Act). 2. WHEN IS A HERITAGE PERMIT APPLICATION REQUIRED? Under the Ontario Heritage Act, R.S.O. 1990, any new construction or "alteration" to a property designated under Part IV of the Act (individually designated property) or a property designated under Part V of the Act (within a Heritage Conservation District) requires a Heritage Permit Application. "Alteration" is defined as: "to change in any manner and includes to restore, renovate, repair or disturb." In addition, the approval of a Heritage Permit Application is required for any demolition of a property designated under Part IV or V of the Act. Please contact Heritage Planning staff directly to confirm if your specific project requires the approval of a Heritage Permit Application. Below are some examples of typical Part IV alterations that may require a Heritage Permit Application: • Addition and/or alteration to an existing building or accessory building • Replacement of windows or doors, or a change in window or door openings • Change in siding, soffit, fascia or roofing material • Removal and/or installation of porches, verandahs and canopies • Removal and/or installation of cladding and chimneys • Changes in trim, cladding, or the painting of masonry Working together • Growing thoughtfully • Building community rage 2024 • Repointing of brick Page 2 of 10 Note: Heritage Permit Application requirements differ between Part V designations depending on the policies and guidelines of the respective Heritage Conservation District Plans. Please refer to the City of Kitchener's website at www.kitchener.ca/heritage to download a copy of the relevant Heritage Conservation District Plan (Civic Centre Neighbourhood, St. Mary's, Upper Doon, and Victoria Park Area). 3. WHAT INFORMATION IS REQUIRED WITH A HERITAGE PERMIT APPLICATION? The information required varies with each application. The intent of the application is to ensure that Heritage Planning staff and, where required, the Heritage Kitchener committee understand the specific details of any proposed changes in order to be sufficiently informed so they may offer advice to the applicant and, where required, to City Council. An incomplete application cannot be processed and the official notice of receipt (as required under the Ontario Heritage Act) will not be issued until all of the documents have been submitted. Failure to provide a complete application may result in deferral by Heritage Planning staff or the Heritage Kitchener committee in order to secure additional information, which will delay final approval. At minimum, the following information is required: Heritage Permit Application Form The applicant must provide a complete original copy, including signature of the owner, of the Heritage Permit Application Form. Written Description The applicant must provide a complete written description of all proposed work. The description should complement drawings, detailed construction plans, photos and any other sketches or supporting information submitted with the application. The written description must include a list and the details of all proposed work including, but not limited to, proposed colours, materials, sizes, etc. Construction and Elevation Drawings Along with construction elevation drawings (drawn to scale) the applicant may also, but not in lieu of, submit a sketch of the proposed work made over a photograph. Drawings must be drawn to scale and include: a) Overall dimensions b) Site plan depicting the location of existing buildings and the location of any proposed new building or addition to a building c) Elevation plan for each elevation of the building d) Specific sizes of building elements of interest (signs, windows, awnings, etc.) e) Detailed information including trim, siding, mouldings, etc., including sizes and profiles f) Building materials to be used (must also be included in the written description) g) Construction methods and means of attachment (must also be included in the written description) Some of the above components may be scoped or waived at the discretion of Heritage Planning staff following discussion with the applicant. Photographs Photographs of the building including general photos of the property, the streetscape in which the property is located, facing streetscape and, if the property is located at an intersection, all four corners. Photos of the specific areas that may be affected by the proposed alteration, new construction, or demolition must be included. Electronic copies of construction and elevation drawings, sketches, and photographs, along with hard copies submitted with the application, are encouraged. Working together • Growing thoughtfully • Building community rage 2024 Samples Page 3 of 10 It is recommended that applicants bring samples of the materials to be used to the Heritage Kitchener meeting when their application is to be considered. This may include a sample of the windows, brick, siding, roofing material, as well as paint chips to identify proposed paint colours. Other Required Information In some circumstances Heritage Planning staff may require additional information, such as a Heritage Impact Assessment or Conservation Plan, to support the Heritage Permit Application. The requirement for additional information will be identified as early on in the Heritage Permit Application process as possible. Pre - consultation with Heritage Planning staff before formal submission of a Heritage Permit Application is strongly encouraged. 4. WHAT CAN I DO IF MY HERITAGE PERMIT APPLICATION IS DENIED? City of Kitchener Heritage Planning staff and the Heritage Kitchener committee endeavour to come to solutions for every Heritage Permit Application submitted. Discussions with the applicant and revisions usually result in successful applications. However, if the municipality refuses your application and you choose not to resolve the issue with a revised application, you have the option of appealing the decision to the Conservation Review Board (for alterations to designated properties under Part IV) or the Ontario Municipal Board (for demolition of property designated under Part IV or for any work to designated property under Part V). 5. IMPORTANT NOTES Professional Assistance Although it is not a requirement to obtain professional assistance in the preparation of this information, the applicant may wish to seek such assistance from an architect, architectural technologist, draftsperson or others familiar with the assessment of buildings and the gathering together of building documents. Building Codes and Other By-laws It is the applicant's responsibility to ensure compliance with all other applicable legislation, regulations and by-laws. These items include the Ontario Building and Fire Codes, and the City's zoning and property standards by-laws. 2024 Heritage Permit Application Submission Deadlines 2024 Heritage Kitchener Meeting Dates November 24, 2023 January 9, 2024 December 29, 2023 February 6, 2024 January 26, 2024 March 5, 2024 February 23, 2024 April 2, 2024 March 29, 2024 May 7, 2024 April 26, 2024 June 4, 2024 - No July Meeting June 28, 2024 August 61 2024 July 26, 2024 September 3, 2024 August 23, 2024 October 1, 2024 September 27, 2024 November 5, 2024 - No December Meeting Working together • Growing thoughtfully • Building community rage 2024 Page 4 of 10 6. HOW DO I PROCEED WITH SUBMITTING MY HERITAGE PERMIT APPLICATION? a) Heritage Planning Staff are available to meet with applicants and review all documentation prior to formal submission. Often Heritage Planning staff can assist you with historical and architectural information that might help with your proposed changes. b) Formal submission of a Heritage Permit Application with all supporting documentation (written description, construction drawings, sketch plans, scale drawing, photographs) to Heritage Planning staff are due approximately five (5) weeks prior to a Heritage Kitchener meeting (see schedule for submission deadlines and committee meeting dates). c) Upon confirmation of the submission of a complete application, including the owner's signature and all supporting documentation, Heritage Planning staff will issue a Notice of Receipt, as required by the Ontario Heritage Act, to the Applicant. d) Heritage Planning staff determine whether the Heritage Permit Application may be processed under delegated authority approval without the need to go to Heritage Kitchener and/or Council. Where Heritage Permit Applications can be processed under delegated authority approval without the need to go to Heritage Kitchener and Council, Heritage Planning staff will endeavour to process the application within 10 business days. e) Where Heritage Permit Applications are required to go to Heritage Kitchener, Heritage Planning staff prepare a staff Report based on good conservation practice and the designating by-law, or the guidelines and policies in the Heritage Conservation District Plan. Preparation of the staff Report may require a site inspection. f) Heritage Kitchener Meeting Agenda, including staff Report, circulated to Committee members prior to Heritage Kitchener meeting. Staff Report circulated to applicant prior to meeting. g) Heritage Permit Application is considered at Heritage Kitchener meeting. Heritage Planning staff present staff Report and Recommendations to Heritage Kitchener. Applicants are encouraged to attend the Heritage Kitchener meeting in order to provide clarification and answer questions as required. Failure to attend the Heritage Kitchener meeting may result in a deferral in order to secure additional information, which would delay consideration of the Heritage Permit Application. Where the applicant, Heritage Planning staff, and Heritage Kitchener support the Heritage Permit Application, the application may be processed under delegated authority and approved by the Coordinator, Cultural Heritage Planning. Where the applicant, Heritage Planning staff and/or Heritage Kitchener do not support the Heritage Permit Application, the staff report with recommendation and Heritage Kitchener recommendation will be forwarded to Council for final decision. h) Where the staff report with recommendation and Heritage Kitchener recommendation are forward to Council for final decision, Council may: 1. Approve the Heritage Permit Application; 2. Approve the Heritage Permit Application on Terms and Conditions; or, 3. Refuse the Heritage Permit Application. i) Within 30 days of receiving Notice of Council's Decision, the applicant may appeal the decision and/or terms and conditions to the Conservation Review Board or Local Planning Appeal Tribunal (LPAT). 7. SPECIFIC REQUIREMENTS FOR NEW CONSTRUCTION, ALTERATIONS AND ADDITIONS TO DESIGNATED PROPERTY Information presented in the Heritage Permit Application should indicate an understanding of the reasons for designation and heritage attributes of the designated property and, if applicable, the surrounding area, including the following: Working together • Growing thoughtfully • Building community rage 2024 Page 5 of 10 Setting 1. Positioning of the heritage building or structure on the property 2. Lot size related to building size 3. Streetscape (relationship to other properties and structures on the street) Building Details 1. Proportion and massing 2. Roof type and shape 3. Materials and detailing 4. Windows and doors: • Style • Proportions • Frequency or placement 5. Relationship of the heritage building to other buildings on the lot and to the streetscape Heritage Attributes The following applies where a Heritage Permit Application includes work on heritage attributes: Windows and Doors The applicant should consider in order of priority: 1. Repairing or retrofitting the existing units (information on how to make older windows more energy efficient is available from Heritage Planning staff) 2. Replacing the units with new units matching the originals in material, design, proportion and colour 3. Replacing the units with new units that are generally in keeping with the original units If historic window units are proposed to be replaced the application should include the following: • Description of the condition of the existing units • Reasons for replacing the units • Description of the proposed new units If approval to replace historic window units is given, the following action should be considered: • A sample of a window removed should be stored on site in case a future owner wishes to construct a replica of the original • The masonry opening and/or door framing should not be disturbed • Exterior trim should match the original Roofing The application should include: • Description of proposed roofing material to be applied • If there is a request to install a different roofing material, the applicant may wish to investigate what the original material might have been Working together • Growing thoughtfully • Building community rage 2024 Page 6 of 10 Masonry Work The application should include: A description of the proposed work, materials (type/style of brick, type of mortar mix, etc.) and methods of repair and application • Outline the reasons for the work Signage The application should include: • A general written description of the proposed signage to be installed A scale drawing of the signage with dimensions, materials, methods of construction, colours and means of attachment (the means of attachment should be arranged to anchor into joints between historic masonry units or into wood building elements) • Type of illumination, if applicable Awnings The application should include: • A sketch view of the proposed awning — perhaps over a photo A scale drawing of the awning on the building with dimensions, materials, operating mechanism, method of construction, colours and means of attachment (the means of attachment should be arranged to anchor into joints between masonry units or into wooden building elements) • Type of illumination, if applicable. 8. SPECIFIC REQUIREMENTS FOR DEMOLITION Information presented in the Heritage Permit Application should describe the existing conditions, including the existing setting and existing heritage attributes, of the designated property and the surrounding area, specifically as they relate to the building proposed for demolition. The Heritage Permit Application should provide a detailed rationale for the demolition, including an assessment of the current condition of the building, and a cost comparison identifying the difference in cost to repair and restore the building versus cost to demolish and construct a new building. 9. HERITAGE CONSERVATION PRINCIPLES The Heritage Permit Application must demonstrate how the proposed work (e.g., alteration, new construction or demolition) is consistent with the designating by-law for individual properties (Part IV) or the Heritage Conservation District Plan for properties within a Heritage Conservation District (Part V designation). In addition, the Heritage Permit Application must demonstrate how the proposed work is consistent with the Parks Canada's Standards and Guidelines for the Conservation of Historic Places in Canada (available at www.historicplaces.ca/en/pages/standards-normes.aspx). For more information on Heritage Planning in the City of Kitchener please contact our heritage planning staff at heritage(o-)-kitchener.ca. Working together • Growing thoughtfully • Building community rage 2024 HERITAGE PERMIT APPLICATION & SUBMISSION REQUIREMENTS Planning Division — 200 King Street West, fit" Floor T P.O. Box 1118, Kitchener ON N2G 4G7 K-('HF:'`F.R 519-741-2426; planning@kitchener.ca STAFF USE ONLY Page 7 of 10 Date Received: Accepted By: Application Number: H PA - PART B: HERITAGE PERMIT APPLICATION FORM 1. NATURE OF APPLICATION ❑ Exterior ❑ Interior ❑ Signage ❑ Demolition ❑ New Construction ❑ Alteration ❑ Relocation 2. SUBJECT PROPERTY Municipal Address:99 COLLEGE ST, KITCHENER, ON. Legal Description (if know):PLAN 401 PT LOT 7 RP 58R-1450 PART 1 Building/Structure Type: ❑ 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: Company: Address: City/Province/Postal Code: Phone: Email: Working together • Growing thoughtfully • Building community rage 2024 5. WRITTEN DESCRIPTION Page 8 of 10 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. This prosect consists of a 3 storey addition (11.9m x 9.04m) with basement to the existing 3 storeys with basement. The addition will be located at the back of the ex. building and will connect to the rear wall of the ex. building. The exterior of the ex. building is to remain untouched aside from the rear wall. The addition is to have a dark grey horizontal aluminum siding as a finish with white window trims. 6. REVIEW OF CITY OF KITCHENER HERITAGE PERMIT APPLICATION SUBMISSION GUIDELINES Describe why it is necessary to undertake the proposed work: The addition is necessary to provide additional housinq in accordance to the Provincial Growth Plan. Describe how the proposal is consistent with the Part IV individual designating by-law or the Part V Heritage Conservation District Plan: 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): Existing heritage building is to remain as is without any alterations to the building exterior aside of the rear wall where the addition will join with the existing building. Minimal intervention will be required with the existing building. 7. PROPOSED WORKS a) Expected start date: Expected completion date: b) Have you discussed this work with Heritage Planning Staff? ❑ Yes No - If yes, who did you speak to? c) Have you discussed this work with Building Division Staff? ■ Yes ❑ No - If yes, who did you speak to? Garett Stevenson b) Have you applied for a Building Permit for this work? ■ Yes ❑ No c) Other related Building or Planning applications: Application number. Working together • Growing thoughtfully • Building community rage 2023 8. ACKNOWLEDGEMENT Page 9 of 10 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 imii ^r—ided for under the Ontario Heritage Act. Signature of Owner/Agent Date: Signature of Owner/Age 9. AUTHORIZATION Date: If this application is being made by an agent on behalf of the property owner, the following authorization must be completed: I I We, , owner of the land that is subject of this application, hereby authorize Signature of Owner/Agent Signature of Owner/Agent: Date: Date: to act can my I our behalf in this regard. The personal information on this farm 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 (519-747-2769). Working together a Growing thoughtfully • Building community 2024 Application Number: Application Received: Application Complete: Notice of Receipt: Notice of Decision: 90 -Day Expiry Date: PROCESS: ❑ Heritage Planning Staff: ❑ Heritage Kitchener: ❑ Council: Page 10 of 10 STAFF USE ONLY Working together • Growing thoughtfully • Building community rage eW 'esign studio ltd. 01 November 2023 Planning Department City of Kitchener 200 King Street, West Kitchener, ON N2G 4V6 RE: Written Description for Heritage Permit Good afternoon, The proposed addition will be located to the rear of the property, with the walls entirely concealed by the existing building. The materials selected for the new addition are intended to resemble the appearance of other rear additions that have been done in the neighborhood, using a colour to differentiate it from the original building. The construction and materials for the addition are going to be typical/standard for this type and size of building. The construction will be wood frame with some ICF around the stairs to address the requirement for a 1 -hour Fire Resistance Rating along the Norther property line. The cladding will be vinyl siding with a 5" aluminum frame around the windows with standard asphalt shingle roof. Best Regards, ralet Design Studio Steve Burrows https://facetdesign.sharepoint.com/sites/2207_0399Collegestair/Shared Documents/3—Authorities/1—SPA/23.10.31 Zoning By -Law Amendment, Minor Variance & Heritage Permit Applications/Written Description - Heritage.docx Page 11 of 1 Facet design studio 0 490 Dutton Drive 0 Suite B1 0 Waterloo, ON 0 N2L 61-17 0 519.746.1003 0 facetds.ca 0 dR@gef,6acoiA54 �t ��M�tr6 . I 1� t mor sm- oni n too- mor sm- oni NP4. Aw" 1440, J - ti RM PAN 6oT-Q. w � Wo �4r 'd i ift all FP;*. W/1 97 All p, 4N. rk cr Ap [I ■tea■ �aw� usm� =ss■ _ f 1w*. .. ! .Ire ♦.-' - �1 { _ ,.1,-".'iA '' i.. 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D — uru11 L1 JueS��ueueue �e J JuSu' S IIFEW [.................' W '— ............. I-- z W T z W W Li z L z ®u o J v N � C� N U Z m € x I a6 SURVEYOR'S REAL PROPERTY REPORT PART 1 PLAN OF SURVEY OF PART OF LOT 7 NORTH OF WEBER ST. AND EAST OF COLLEGE ST. D. WEBER'S SURVEY REGISTERED PLAN 401 CITY OF KITCHENER REGIONAL MUNICIPALITY OF WATERLOO SCALE 1:250 MTE OLS LTD. ONTARIO LAND SURVEYORS f_.P- IM T. SOUIII OF NIRENS SIRFLT - S, SOUM OF W1REN5 SfRFET - _ IM 7. NORM OF WE9IX STREET -- _ LOf & NORTH OF WE9aR SIREEi I I � ;'.{;?T :, nl.•il`% .,...."I•f::D P.I.N. 11J15-009] (Lr) P.LN. i 1131a-0948 (L'h RWCK OIY6IMS I 10 j I^wrP,. P3 aET)` MOOR Ir. FENT£ I L5D.1z,.rP,. P7 -- 47.97 y 157 P.I.N. 113fa-004] (LT) Jdli1-• •� O DENOTES PLANTED MONUMENT ■DENOTES FOUND MONUMENT SIB DENOTES STANDARD IRON BAR SSIB DENOTES SHORT STANDARD IRON BAR IB DENOTES IRON BAR IP DENOTES IRON PIPE OU DENOTES ORIGIN UNKNOWN WIT DENOTES WITNESS MEAS DENOTES MEASURED P.I.N. DENOTES PROPERTY IDENTIFICATION NUMBER (LT) DENOTES LAND TITLES MTE DENOTES MTE OLS LTD. 1191 DENOTES GUENTHER RUEB SURVEYING LTD. RP DENOTES REGISTERED PWJ BE DENOTES BOARD FENCE CLF DENOTES CHAIN LINK FENCE ME DENOTES METAL FENCE RW DENOTES REFAINING WALL P1 DENOTES PLAN 58R-1450 P2 DENOTES PLAN SOR-8073 P3 DENOTES PLAN OF SURVEY BY MTE OLS., FILE NO. 43512-108-SR1 MEMIC. DISTANCES AND COORDINATES SHOWN ON THIS PUN ARE IN METRES AND CAN BE CONVERTED TO FEET BY DIVIDING BY 0.3048. NOTES: BEARINGS ARE UTM GRID, DERIVED FROM GPS OBSERVATIONS USING THE CAN -NET NETWORK AND ARE REFERRED TO UTM ZONE 17, NAD83 (CSRS V7j EPOCH 2O1D.00. DISTANCES ON THIS PUN ARE GROUND DISTANCES AND CAN SE CONVERTED TO GRID DISTANCES BY MULTIPLYING BY THE COMBINED SCALE FACTOR OF 0.999573. FOR BEARING COMPARISON, ROTATIONS HAVE BEEN APPLIED TO THE FOLLOWING PUNS TO CONVERT THEM TO GRID BEARINGS PLAN ID ROTATION AMOUNT DIRECTION 5BR-1450 (P1 1'115- COUNIER-CLOCKWISE 43512-108-SR1 (P3) 011'15' CLOCKWISE SURVEYOR'S CE7mRC47E: I CERRFY THAT: 1. THIS SURVEY AND PLN ARE CORRECT AND IN ACCORDANCE WITH THE SURVEYS ACT, THE SURVEYORS ACT AND THE LAND TITLES ACT AND THE REGULATIONS MADE UNDER THEM. 2. THE SURVEY WAS COMPLETED ON THE 25th DAY OF JANUARY .2023 FES& 27, 9023 TREVOR DA WNEIL ONTARIO LAND SURVEYOR THIS PIAN OF SURVEY RELATES 70 AOLS PLAN SUBMISSION FORM NUMBER' V-39850 Page 77 of 454 L_ii I P.LN. 1zJfa-D144 (Lr) I 1137a P..n. _ .. P.4ii7 i.PLAA- ----------- Jdli1-• •� O DENOTES PLANTED MONUMENT ■DENOTES FOUND MONUMENT SIB DENOTES STANDARD IRON BAR SSIB DENOTES SHORT STANDARD IRON BAR IB DENOTES IRON BAR IP DENOTES IRON PIPE OU DENOTES ORIGIN UNKNOWN WIT DENOTES WITNESS MEAS DENOTES MEASURED P.I.N. DENOTES PROPERTY IDENTIFICATION NUMBER (LT) DENOTES LAND TITLES MTE DENOTES MTE OLS LTD. 1191 DENOTES GUENTHER RUEB SURVEYING LTD. RP DENOTES REGISTERED PWJ BE DENOTES BOARD FENCE CLF DENOTES CHAIN LINK FENCE ME DENOTES METAL FENCE RW DENOTES REFAINING WALL P1 DENOTES PLAN 58R-1450 P2 DENOTES PLAN SOR-8073 P3 DENOTES PLAN OF SURVEY BY MTE OLS., FILE NO. 43512-108-SR1 MEMIC. DISTANCES AND COORDINATES SHOWN ON THIS PUN ARE IN METRES AND CAN BE CONVERTED TO FEET BY DIVIDING BY 0.3048. NOTES: BEARINGS ARE UTM GRID, DERIVED FROM GPS OBSERVATIONS USING THE CAN -NET NETWORK AND ARE REFERRED TO UTM ZONE 17, NAD83 (CSRS V7j EPOCH 2O1D.00. DISTANCES ON THIS PUN ARE GROUND DISTANCES AND CAN SE CONVERTED TO GRID DISTANCES BY MULTIPLYING BY THE COMBINED SCALE FACTOR OF 0.999573. FOR BEARING COMPARISON, ROTATIONS HAVE BEEN APPLIED TO THE FOLLOWING PUNS TO CONVERT THEM TO GRID BEARINGS PLAN ID ROTATION AMOUNT DIRECTION 5BR-1450 (P1 1'115- COUNIER-CLOCKWISE 43512-108-SR1 (P3) 011'15' CLOCKWISE SURVEYOR'S CE7mRC47E: I CERRFY THAT: 1. THIS SURVEY AND PLN ARE CORRECT AND IN ACCORDANCE WITH THE SURVEYS ACT, THE SURVEYORS ACT AND THE LAND TITLES ACT AND THE REGULATIONS MADE UNDER THEM. 2. THE SURVEY WAS COMPLETED ON THE 25th DAY OF JANUARY .2023 FES& 27, 9023 TREVOR DA WNEIL ONTARIO LAND SURVEYOR THIS PIAN OF SURVEY RELATES 70 AOLS PLAN SUBMISSION FORM NUMBER' V-39850 Page 77 of 454