HomeMy WebLinkAboutDSD-2025-464 - Heritage Permit Application HPA-2025-V-025 - 50-56 Weber Street West and 107 Young Street
Development Services Department www.kitchener.ca
REPORT TO: Heritage Kitchener
DATE OF MEETING: December 2, 2025
SUBMITTED BY: Garett Stevenson, Director of Development and Housing Approvals,
519-783-8922
PREPARED BY: Garett Stevenson, Director of Development and Housing Approvals,
519-783-8922
WARD(S) INVOLVED: Ward 10
DATE OF REPORT: November 5, 2025
REPORT NO.: DSD-2025-464
SUBJECT: Heritage Permit Application HPA-2025-V-025
50-56 Weber Street West and 107 Young Street
Construction of an 8-storey Building
RECOMMENDATION:
That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application
HPA-2025-V-025 be approved to permit the demolition of the rear porch at 107
Young Street, and the construction of an 8-storey building at the properties
municipally addressed as 50-56 Weber Street West and 107 Young Street, in
accordance with the supplementary information submitted with this application, and
subject to the following conditions:
1. That the final Phase II Heritage Impact Assessment be approved by the
Director of Development and Housing Approvals prior to final site plan
approval;
2.
Heritage Planner prior to the issuance of this heritage permit; and
3. That the final building permit be reviewed, and heritage clearance be provided
by Heritage Planning staff prior to the issuance of the building permit for the
building.
REPORT HIGHLIGHTS:
The purpose of this report is
construction of an 8-storey building within the Civic Centre Neighborhood Heritage
Conservation District (CCNHCD).
The key finding of this report is that the proposed development satisfies many policies
and guidelines for new development within the CCNHCD. Heritage Planning staff have
some outstanding comments on final design that would benefit from discussion at
Heritage Kitchener.
There are no financial implications associated with this report.
Community engagement included consultation with the Heritage Kitchener committee.
*** This information is available in accessible formats upon request. ***
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This report supports the delivery of core services.
EXECUTIVE SUMMARY:
Heritage Permit Application HPA-2025-V-025 is seeking permission to construct an 8-
storey building on the properties municipally addressed as 50-52 Weber Street West, 56
Weber Street West and 107 Young Street. This development includes the demolition of
the existing structures at 50-52 and 56 Weber Street West, approvals for which have
already been granted by Council in 2020, and the integration of 107 Young Street into the
new development. A portion of the back porch will have to be demolished to facilitate the
integration of the new building with 107 Young Street. That is not expected to have an
adverse impact on 107 Young Street as that rear porch is not an original feature and holds
no significant cultural heritage value. The proposed development satisfies many policies
and guidelines of new development within the Civic Centre Neighborhood Heritage
Conservation District Plan (HCD Plan).
BACKGROUND:
The Development and Housing Approvals Division is in receipt of Heritage Permit
Application HPA-2025-V-025 seeking permission to construct an 8-storey residential
building at the property municipally addressed as 50-56 Weber Street West and 107
Young Street. These properties are designated under Part V of the Ontario Heritage Act
and located within the Civic Centre Neighborhood Heritage Conservation District
(CCNCHD).
The properties are located at the corner of Weber Street West and Young Street. 50-56
Weber contains two buildings that are proposed to be demolished, approvals for which
were given by Council in August 2020. The draft Heritage Impact Assessment (HIA) for
Figure 1. Location Map showing 50-56 Weber Street West and 107 Young Street.
REPORT:
The properties are located at the corner of Weber Street West and Young Street. 50-52
Weber Street is a c. 1875 one-and-a-half storey Ontario Cottage constructed of
stucco(Fig. 2). 56 Weber Street West is a c.
1889 two-and-a-half storey brick house built by John Motz (Fig. 3)
building within the district. 107 Young Street is a c. 1910 one-storey vernacular brick
house (Fig. 4).
Figure 2. 50-52 Weber Street West.
Figure 3. 56 Weber Street West.
Figure 4. 107 Young Street. (Source: Phase I HIA)
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
th
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;
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 laneways; and
Proposed Development
The proposed development includes the demolition of 50-52 Weber Street West and 56
Weber Street West, and the retention and integration of 107 Young Street into the new
development (Fig. 5-6). The new development is an 8-storey apartment building.
The new building includes a range of materials including: stucco
finish (EIFS) (light and medium beige), stone masonry veneer, wood finish cladding,
architectural concrete block masonry veneer (natural), steel diamond-shaped roofing (blue
silver) and steel diamond-shaped tiles (blue silver) and sealed double glazing unit. Some
of the materials, not all, are represented in the District; these materials include wood and
stone masonry (veneer). EIFS is used as the finish on the upper levels. Although it is not a
material used in the District, visually it is similar to stucco which is a material used in the
HCD. Wood reflects the use of this material for the front porch columns and guard as well
as the shed dormer and bay windows. The stone finish on the first two levels reflects stone
elements of the house at 107 Young Street such as the stone caps on porch columns and
stone sills. The colours are natural, earthy hues which are common throughout the district
consistency in the proportions and rhythm of door and window openings of the buildings
within the Weber Street policy area. While the door and window openings of the proposed
building are not the same as others, they are generally compatible with the buildings on
Weber Street.
The new building will be connected to the existing heritage building at 107 Young Street by
removing a small portion of the south-east corner to allow for access and connectivity
between buildings. The proposed removal is not anticipated to have any adverse impacts
as the rear is not original to the building and holds no significant cultural heritage value.
Figure 5. Proposed Development at 50-56 Weber Street West and 107 Young Street
facing Weber Street West.
Figure 6. Site Plan of the proposed Development.
The site plan for the proposed development has received conditional approval, and
obtaining a heritage permit for the proposed development was made a condition to be
fulfilled prior to any demolition, construction, or grading on the site. The applicant is
currently working towards fulfilling other requirements.
Heritage Impact Assessment (HIA) for 50-56 Weber Street West and 107 Young Street
The HIA for this project was submitted in two phases. Phase I focused on the proposed
demolitions of 50-52, and 56 Weber Street West. Phase II focused on the finalized
concept of the new development
the HCD Plan. Both HIAs are still in their draft form and have not been approved by the
Director of Development and Housing Approvals.
The Phase II HIA identified the following impacts due to the proposed development:
- Minor impact of alteration to 107 Young Street due to the removal of building fabric
to facilitate the integration of the new building. This alteration impacts heritage
attributes of the CCNHCD as it is to a well maintained, finely detailed building that is
largely intact.
- Potential impact of land disturbances for 107 Young Street due to vibrations emitted
from construction equipment and possible drainage issues. There is potential for
physical damage to existing building during the construction phase (i.e. dust, debris,
materials or equipment accidentally damaging exterior form).
- Potential impact of land disturbances for 48 Weber Street West and 109 Young
Street, which are contributing, well maintained, largely intact buildings within the
CCNHCD. The depth of excavation caused by the two level parking garage raises
potential impacts of land disturbances to the foundation of both of these adjacent
buildings.
The HIA recommended the following mitigation measures for the proposed development:
- Temporary Protection Plan which will include a Vibration Monitoring Plan for subject
lands and adjacent properties;
- Salvage and inventory of removed built heritage fabric extracted from 107 Young
Street to facilitate the physical connection between the new construction and
existing building to be stored for future repairs;
- Monitoring of deconstruction of portion of 107 Young Street as part of the alteration;
- The rehabilitation of 107 Young Street must be consistent with the Parks Canada
Standards and Guidelines for the Conservation of Historic Places in Canada. it is
recommended that work be completed by professionals who are members of the
Canadian Association of Heritage Professionals (CAHP) who are familiar with these
standards and guidelines and that MHBC monitor the progression of the
rehabilitation; and
- Materials extracted from the demolition of 50-56 Weber Street West and alteration
to 107 Young Street should be repurposed within the development, if feasible. This
includes materials such as: Masonry, Wood (i.e. flooring); and the Original front
door of 56 Weber Street West.
The HCD Plan contains policies for guidelines for new buildings within the district. These
have been assessed in the table below.
CCNCHD Plan Section and Policy HIA Phase II Commentary
Section 3.3.5.2 of the CCNCHD The proposed development will retain the
existing building at 107 Young Street and
a) The protection and retention of its associated architectural features. The
existing heritage buildings and their building at 50-52 and 56 Weber Street
architectural features is strongly West have already been approved for
encouraged. removal.
b) Maintain residential streetscape The proposed development will be larger in
character through the use of built form and height than the buildings
appropriate built form, materials, within the interior of the neighbourhood.
roof pitches, architectural design However, the building includes a 2 storey
and details particularly at the podium which is similar to the two storey
interface between Weber Street and buildings along Young Street. The
the interior of the neighbourhood, materials used are more similar to that
along the Weber Street interface (i.e.
stucco is used in 48 Weber Street West).
The architectural design is contemporary,
including its roof pitch, which is to be a
contemporary interpretation of an inverted
gable roof.
The north side of Weber Street West is
characterised by a range of uses including
residential, institutional, and mixed-use. It
includes two large places of worship and
their associated surface parking lots and
purpose-built multiple residential buildings.
The remaining single detached dwellings
have all been converted to multiple
residential dwellings or non-residential
uses. As a result, the character and built
form of the Weber Street area is different
than the rest of the District. The use of the
proposed building as a multiple residential
building is consistent with the other uses
on the street. The two storey podium, the
location of parking at the rear, and some of
the building materials are consistent with
the existing character, albeit the new
building is taller than the others in the
Weber Street area.
The podium is similar in height to the
buildings within the interior of the district
and includes an assortment of design
elements of the neighbourhood. The
mélange of architectural elements is
supportive of creating a signature design
for the gateway into the District and along
Weber Street.
The building is a contemporary
architectural design and responds to its
unique location on the corner (as per
Section 6.6 of CCNHCD Plan). Where
appropriate, traditional details have been
incorporated in a contemporary way and,
as recommended in the Plan, they do not
the materials, roof gables, window styles
(Section 6.6.1 of the CCNHCD Plan).
c) Adaptive reuse of existing buildings The existing building located at 107 Young
should be given priority over street will continue to be used for
redevelopment. Flexibility in Municipal Plan residential purposes.
policies and zoning regulations is
encouraged where necessary to
accommodate appropriate adaptive reuse
options.
d) Where redevelopment is proposed on The proposed development is larger in
vacant or underutilized sites, new height and massing than the adjacent
development shall be sensitive to and heritage resources, however, it
compatible with adjacent heritage incorporates 107 Young Street into the
resources on the street with respect to overall design.
height, massing, built form and materials.
e) Any buildings proposed over 5 storeys The proposed development is over 5
in height may be required to undertake storeys, and a shadow study was
shadow studies where they abut existing completed to demonstrate that the
residential uses, to demonstrate that they shadows caused by the new building will
will not unreasonably impact on access to not unreasonably impact access to sunlight
sunlight in rear yard amenity areas. in rear yard amenity spaces of adjacent
properties (see Appendix D). Residential
properties on Roy Street are not impacted
by shadows. The adjacent property at 109
Young Street will experience some
shadows, but it is used as a commercial
property with no rear yard amenity.
f) Design guidelines provided in Section See the following sub-section regarding
6.9.2 \[Note: this is a typo and should read the evaluation of the proposed
6.9.4\] Section of this Plan will be used to development under the site specific
review and evaluate proposals for major
alterations, additions or new buildings to guidelines in Sub-section 6.9.4 of the
ensure that new development is CCNHCD Plan
compatible with the adjacent context.
Section 6.9.4 of the CCNHCD
CCNHCD of Heritage Plan and HIA Phase II Commentary
Guidelines
Any infill development on Weber Street The proposed development will have a two
should maintain a strong relationship to the storey podium to reflect the general height
street at the lower levels (2 to 4 storeys) of buildings within the interior of the District
with respect to built form and use. and to maintain a strong relation to the
street and pedestrians.
Setbacks of new development should be The proposed building is setback from
consistent with adjacent buildings. Where Young Street is similar to 107 Young
significantly different setbacks exist on Street although, the new construction is
either side, the new building should be closer to the front yard property line (this is
aligned with the building that is most primarily due to the Region implementing a
similar to the predominant setback on the road widening on Weber Street).
street.
Building facades at the street level should The existing buildings on Weber Street
incorporate architectural detail, similar West include a range of materials, colours,
materials and colours, and consistency and architectural styles indicative of their
with the vertical and horizontal proportions period of construction, therefore, there is
or rhythm of adjacent / nearby buildings on no consistent or dominant design. The
the street to establish a cohesive design of the proposed building is a
streetscape. contemporary interpretation of vertical and
horizontal proportions of nearby buildings,
however, in doing so, contrasts with the
traditional elements of some of the
adjacent buildings. The colours are neutral
including beige/ cream which is commonly
used throughout the District. The policies
in this section are specific to Weber Street;
however, the colours selected for the new
building are neutral (light-medium beige,
natural) and consistent with the colours in
the District including 109-113 Young Street
and throughout the District. The subject
lands are located in the Weber Street area
which has its own specific policies as it is
acknowledged that it is different than the
balance of the District. The retention of 107
Young Street allows for a transition from
the Weber Street interface and the interior
of the District.
New development shall have entrances The new development has a primary
oriented to the street. entrance off of Weber Street West which is
oriented towards that streetscape.
Size, placement and proportion of window The buildings on Weber Street West have
and door openings for new buildings or a variety of size, placement and proportion
additions should be generally consistent of window and door openings. The window
with those on other buildings along the openings on the first and second storey
street. are similar to the narrow, lancet windows
from the Former Zion United Church (now
used as River of Life Fellowship). The
main door opening was intended to be
contemporary on the corner of Weber and
Young Street. The window openings for
the upper levels are simple in design and
similar to the window openings throughout
the District.
Any new buildings taller than 3 to 4 storeys The proposed development is taller than 4
should incorporate some form of height storeys and incorporates a two storey
transition or stepbacks to minimize the podium with a stepback on the 3rd , 7th
perception of height and shadow impacts and 8th storey. The 8th storey is largely
to pedestrians on the street and provide screened from view at the pedestrian level
more visual continuity. Stepbacks should and only visible from a longer distance
be a minimum of 2 metres to provide for
useable outdoor terraces for the upper
levels
Any buildings taller than 5 storeys abutting The angular plane not only traverses the
a residential property to the rear should be existing heritage building located at 107
constructed within a 45 degree angular Young Street (proposed to be retained and
plane where feasible, starting from the rear restored), but would also impact a
property line, to minimize visual impacts on significant portion of the proposed
adjacent property owners. development which is consistent with the
current Zoning By-law as the development
does not go beyond the permitted 4 FSR
and proposed 8 storey limitations. In
summary, 13 affordable suites, two, 2
bedrooms and two, 3 bedrooms market
rate apartments and the roof terrace which
reduced the overall yield of approximately
16% of market rate units and 30% of
senior women living together (affordable)
units, 24% of abbey field (affordable) units
and approximately 30% of all outdoor
amenity area. The reduced number of units
of affordable suites would be then below
the minimum required for the owner to
obtain provincial funding for the affordable
housing component of the project.
It is important to note that although the
proposed development does not meet the
angular plane if taken from the rear
property line, there are no significant visual
impacts to adjacent properties. The new
building will be seen in the background
view of 65 Roy Street which also includes
the existing 3 1/2 storey apartment located
at 48 Weber Street and will not impact the
view of 109 or 113 Young Street as these
views are intended looking eastward from
Young Street. The shadows as a result of
the height of the new building, as
discussed in the previous section, will be
cast onto the parking lot of 109 Young
Street and parking lot of 65 Roy Street
which is not considered a significant
adverse impact. Furthermore, there will be
no privacy issues as the rear yards of
these properties are not amenity spaces.
Similarly, the significant views of adjacent
(non-contiguous) properties located at 102
Young Street and 58-60 Weber Street are
looking north-west and as a result, away
from the proposed development and not
considered a visual impact. Balconies and
associated guard rails are proposed to be
designed in a manner that will avoid
privacy issues and be dealt with through
the site plan process.
To minimize impacts on properties to the The rear yard setback is 7.5 metres and
rear of or flanking Weber Street, a rear does not meet this guideline, however, the
yard setback of 15 metres should be impact of the reduced setback is minor as
maintained for new buildings as well as the properties to the rear have no amenity
additions where feasible space. As described above, the shadow
study and angular plane requirements are
satisfied.
Locate loading, garbage and other service Loading, garbage and other service
elements (HVAC, meters, etc.) away from elements are located away from the front
the front façade so they do not have a façade to the rear of the building between
negative visual impact on the street or new the new building and 107 Young Street to
building / addition. avoid a negative visual impact on the
street and the new building.
Additional Staff comments
This portion of Weber Street has been designated
-
2024. However, in the event of any conflict, according to Section 42 of the Ontario
Heritage Act, the HCD Plan prevails. The HCD Plan was not updated during the Growing
Together project.
The HCD Plan acknowledges that the existing land use designation (which is now
Strategic Growth Area A, but was formerly High Density Commercial Residential
designation) has the potential to be in conflict with the intent of the HCD Plan, and that
potential infill or redevelopment along Weber Street could have a negative impact on the
heritage character of the area if not undertaken in a sensitive manner In addition to
providing policies and guidelines for development, the Plan also contains commentary
meant to further elaborate on the intent of policies and guidelines that guide change within
the HCD.
With regard to the existing character of Weber Street, the HCD As
the existing context of Weber Street contains a number of heritage buildings (churches, 4
storey apartment) that are taller than others in the district (with the exception of modern
high-rise apartments) and the opposing side of Weber Street is generally different in
character than other boundary streets, infill development fronting on Weber Street could
potentially be compatible even if taller than 4-
residential area should maintain a lower profile to be compatible with the development
Thus, part of the intent of the policies and guidelines for
the Weber Street area, particularly if any development is located at a gateway to the
interior of the building, is to ensure that any alteration or new development be
complimentary, respectful, and compatible with the existing character of the neighborhood.
There are many policies and guidelines that reflect that intent, including not limited to:
- maintain residential streetscape through the
use of appropriate built form, materials, roof pitches, architectural design and
details particularly at the interface between Weber Street and the interior of
the neighborhood.
- Where redevelopment is proposed on vacant
or underutilized sites, new development shall be sensitive to and compatible with
adjacent heritage resources on the street with respect to height, massing, built
form and materials.
- One of the policies of Section 6.9.4 states that
should incorporate architectural detail, similar materials and colours, and
consistency with the vertical and horizontal proportions or rhythm of adjacent
/ nearby buildings on the street to establish a cohesive streetscape.
- One of the policies of Section Size, placement and proportion of
window and door openings for new buildings or additions should be generally
consistent with those on other buildings along the street.
Staff implement the intent of the HCD Plan and provide advice to applicants on proposed
developments within the HCD. Staff have provided comments on the proposed design to
make it more sensitive and compatible with the existing context of the neighbourhood, and
with the HCD in general (Fig 7). These comments included:
-Using a higher quality and/or different material than EIFSfor the upper storeys.
o The project Architect indicated that reveal lines could be used to create more
visual interest and it will appear similar to stucco.
o
regarding proposed materials:
The cladding of the building incorporates a range of materials including
masonry, steel, EIFS (formed and painted to resemble stucco), and wood.
These materials are similar to those used on other buildings along Weber
Street West and within the CCNHCD. While EIFS is not a natural or common
material within the district, it will be formed and painted to resemble a stucco
finish, which is common along Weber Street West and within the District as a
whole. Our opinion in the HIA that the building is consistent with the
guidelines in section 6.9.4 of the CCNHCD Plan (specifically guideline #3)
- blue silver
building more compatible with immediately adjacent building, and the
neighbourhood and instead select a more neutral colour that is more readily found
throughout the district.
o The project Architect commented that there is a deliberate design intention to
have the balcony areas appear differently from the entry, however they are
considering an alternative colour.
o Staff are requesting final confirmation on the proposed colour, to be shown
on the final building elevation plans, prior to consideration of the Heritage
Permit Application by Council on December 15.
o s heritage consultant provided the following comment:
The building has a range of materials and colours. However, the building
design is contemporary, and the building is primarily a neutral colour with
brighter colours employed to accent architectural features and differences in
materials in a manner consistent with a contemporary building. The colours
used are similar to those used within the HCD and our opinion as stated in
the HIA that the materials and colours are consistent with the guidelines of
t
o Furthermore, the heritage consultant has communicated to staff
that no colours are strictly prohibited in the HCD Plan.
- Changing the design of the curved balconies to simple squares or Juliette balconies
so that the building design looks clean and simple, keeping the prominence and
compatibility on the retained heritage resource at 107 Young Street.
o the following comment:
the other comments (such as the shape of the balconies and the concern
about a blank wall on one of the facades) are at a level of detail that is
beyond the scope of the policies and guidelines in the CCNHCD Plan. In our
opinion, the design of the building conforms to the policies and guidelines of
the CCNHCD Plan and the blank façade and balconies do not have an
impact. Similarly, should the design change such that windows are inserted
into the façade or the shape of the balconies change, these changes would
also not result in conflict with the CCNHCD Plan and would not result in
impacts to the heritage district.
- Activating the blank wall that faces the heritage resource at 107 Young Street
through the use of brick or other similar material so that the development can be
further integrated with 107 Young Street (Fig. 8).
o
The other comments (such as the shape of the balconies and the concern
about a blank wall on one of the facades) are at a level of detail that is
beyond the scope of the policies and guidelines in the CCNHCD Plan. In our
opinion, the design of the building conforms to the policies and guidelines of
the CCNHCD Plan and the blank façade and balconies do not have an
impact. Similarly, should the design change such that windows are inserted
into the façade or the shape of the balconies change, these changes would
also not result in conflict with the CCNHCD Plan and would not result in
impacts to the heritage district
st
- The black arches on the 1 storey be removed and replaced with a more simplistic
design so that the building podium is minimal and maintains a lower profile as it is
o The project Architect wishes to retain the arches.
o
the urban design comments discuss the design of the arches at the 1st
storey. While these features are contemporary and are not similar to features
found on nearby buildings, the proposed building is a contemporary design
and the inclusion of contemporary architectural features is considered
appropriate. The proposed design and features of the building conform to the
CCNHCD policies and guidelines and are not anticipated to result in any
adverse impacts to heritage resources
Staff do not anticipate any adverse impacts from having a reduced 7.5 metre setback
whereas 15 metres is required. No adverse impacts from shadows are expected.
Figure 7. Proposed Elevations of the development.
Figure 8. Rendering showing the proposed development on Young Street.
Figure 9. Design Precedents as included in the CCNCHD Plan.
Figure 10. Design Precedents as included in the CCNCHD Plan.
Section (Fig. 9 &10) of
development that
neighborhood, in areas such as Margaret Avenue, Ellen Street, Weber Street and Victoria
Street. These developments generally display good relationship to the street, sensitivity to
scale, massing and built form, appropriate interpretation of roof lines, and window
placement
ensure that any proposed development is compatible with the immediately adjacent
Other Cultural Heritage Studies to Support the Site Plan Application
The applicant has also submitted other plans that will help facilitate the development and
ensure that the construction is undertaken using the best conservation practices. A
Conservation Plan (CP) has been submitted for 107 Young Street outlining measures to
be undertaken pre-, during, and post-construction to ensure that the building is adequately
protected. A Cultural Heritage Protection Plan (CHPP) has been submitted for immediately
adjacent protected properties, 109 Young Street and 48 Weber Street West, outlining
safety measures to be undertaken to ensure no damage comes to these properties during
construction.
A Salvage and Reuse Plan has been submitted, which identifies the following materials for
salvage from 50-52 Weber Street West and 56 Weber Street West, and re-use in other
projects:
- 50-
o Lancet window frame;
o Wood newel posts;
o Remaining heritage interior wooden doors (2) in eastern unit;
o Hand-hewn beams.
-
o Tri-pane window frames within gables including on the south and west
elevation as identified in Sub-section of this report;
o Newel posts;
o Pine door surround used in front vestibule;
o Remaining decorative wood brackets.
- If feasible, some masonry may be salvaged for potential landscape features,
however, there are limited options based on the coverage of the site.
- Non-significant Building Materials Recommended for Donation or Sale: The
following outlines building material that should be salvaged where feasible to avoid
deposit in the local land fill:
o Kitchen cabinets; and,
o Contemporary doors in good working order.
Staff have been informed that these materials will be salvaged but will not be re-used in
this particular development.
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
of the Heritage Kitchenercommittee meeting.
CONSULT Heritage Kitchener has been consulted regarding the subject Heritage
Permit Application.
PREVIOUS REPORTS/AUTHORITIES:
Ontario Heritage Act, R.S.O., 1990
Civic Centre Neighborhood Heritage Conservation District Plan
Heritage Kitchener Meeting HK-2021-08-03 Item 2
DSD-2022-187 50-52, 56 Weber Street West and 107 Young Street Revised
Draft HIA
REVIEWED BY: Sandro Bassanese, Manager of Site Plan
APPROVED BY: Justin Readman, General Manager, Development Services
ATTACHMENTS:
Attachment A Heritage Permit Application Form HPA-2025-V-024
Attachment B Phase II Heritage Impact Assessment
Attachment C Response Memo from MHBC
Attachment D Proposed Elevations
2025 Page 7 of 10
HERITAGE PERMIT APPLICATION &
SUBMISSION REQUIREMENTS
Development & Housing Approvals
th
200 King Street West, 6Floor
Kitchener ON N2G 4V6
519-741-2426; planning@kitchener.ca
STAFF USE ONLY
Date Received: Accepted By:Application Number:
HPA-
PART B: HERITAGE PERMIT APPLICATION FORM
1.NATURE OF APPLICATION
ExteriorInteriorSignage
DemolitionNew ConstructionAlterationRelocation
2.SUBJECT PROPERTY
Municipal Address:
Legal Description (if know):
Building/Structure Type: Residential CommercialIndustrialInstitutional
Heritage Designation: Part IV (Individual) Part V (Heritage Conservation District)
YesNo
Is the property subject to a Heritage Easement or Agreement?
3.PRO
Nam
Addr
City/Province/Postal Cod
Phone:
Email:
4.AGENT (if applicable)
Name:
Company:
Address:
City/Province/Postal Code:
Phone:
Email:
2025 Page 8 of 10
5.WRITTEN DESCRIPTION
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.
6.REVIEW OF CITY OF KITCHENER HERITAGE PERMIT APPLICATION SUBMISSION GUIDELINES
Describe why it is necessary to undertake the proposed work:
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):
7.PROPOSED WORKS
a)Expected start date:Expected completion date:
b)Have you discussed this work with Heritage Planning Staff?YesNo
-If yes, who did you speak to?
c)Have you discussed this work with Building Division Staff?YesNo
-If yes, who did you speak to?
d)Have you applied for a Building Permit for this work?YesNo
e)Other related Building or Planning applications:Application number
2025 Page 10 of 10
STAFF USE ONLY
Application Number:
Application Received:
Application Complete:
Notice of Receipt:
Notice of Decision:
90-Day Expiry Date:
PROCESS:
Heritage Planning Staff:
Heritage Kitchener:
Council:
-
-
Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Table of Contents
Project Personnel .............................................................................................................................................................. 4
Glossary of Abbreviations ............................................................................................................................................... 4
Acknowledgements .......................................................................................................................................................... 5
Executive Summary .......................................................................................................................................................... 6
1.0 Introduction .................................................................................................................................................................. 8
1.1 Background .............................................................................................................................................................. 8
1.2 Purpose ..................................................................................................................................................................... 9
2.0 Methodology and Approach ................................................................................................................................ 10
2.1 Methodology ......................................................................................................................................................... 10
2.2 Approach ................................................................................................................................................................ 11
3.0 Description of Site and Surrounding Area ........................................................................................................ 13
3.1 Description of Subject Lands ............................................................................................................................ 13
3.2 Description and Heritage Status of Adjacent Properties .......................................................................... 16
3.3 Weber Street West and Young Street Streetscape .................................................................................... 17
4.0 Description of Cultural Heritage Resources ...................................................................................................... 20
................................................................................................... 20
4.1.1 Statement of Cultural Heritage Value or Interest ............................................................................ 20
................................................ 21
4.2 Description and Key Heritage Attributes of the Surrounding Civic Centre Neighbourhood
Heritage Conservation District ................................................................................................................................24
5.0 Description of Proposed Development ............................................................................................................. 25
6.0 Impacts of Proposed Development .................................................................................................................... 28
6.1 Classifications of Impacts ................................................................................................................................... 28
6.2 Impact of Proposed Development on Civic Centre Neighbourhood Heritage Conservation
District Plan (2007) ..................................................................................................................................................... 29
6.3 Impact of Proposed Development on 107 Young Street and Adjacent Properties ..........................40
6.3.1 107 Young Street ................................................................................................................................... 40
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Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
6.3.2 48 Weber Street and 109 Young Street ........................................................................................... 49
6.3.3 58-60 Weber Street and 102 Young Street ..................................................................................... 50
6.4 Summary of Impacts ........................................................................................................................................... 51
7.0 Consideration of Alternatives ............................................................................................................................... 52
7.1 Alternative Development Approaches ........................................................................................................... 52
7.1.1 Reduce size of underground parking levels ..................................................................................... 52
7.1.2 Alternative building design avoiding physical integration of 107 Young Street ....................... 52
7.1.3 Alternative design of new building .................................................................................................... 52
8.0 Mitigation Measures ................................................................................................................................................54
9.0 Conservation Recommendations ........................................................................................................................ 56
nd
9.1 Standards and Guidelines for the Conservation of Historic Places in Canada (2 Edition) ............ 56
9.1.1 Review and Application of the Standards for Rehabilitation ......................................................... 56
9.1. 2 Review and Application of the Guidelines ...................................................................................... 59
9.2 Eight Guiding Principles in the Conservation of Built Heritage Properties .......................................... 60
9.3 Region of Waterloo Practical Conservation Guides ................................................................................... 61
9.4 Conservation Plan ............................................................................................................................................... 61
Short-Term/ Prior to Construction ............................................................................................................... 61
Medium Term ................................................................................................................................................. 63
Long Term (Maintenance and Monitoring) ............................................................................................... 64
10.0 Conclusions and Recommendations ................................................................................................................. 66
11.0 Sources ....................................................................................................................................................................... 68
Appendix A- Maps of the Subject Land ................................................................................................................... 70
Appendix B- Site Plan and Elevations ....................................................................................................................... 71
Appendix C-Renderings ................................................................................................................................................ 72
Appendix D-Shadow Study .......................................................................................................................................... 73
Appendix E-Angular Plane Study ............................................................................................................................... 74
Appendix F- Structural Condition Report (Tacoma Engineers, 2018) and Relocation Report (Tacoma
Engineers, February, 2020) ........................................................................................................................................... 75
Appendix G- Laurie McCulloch Building Moving Report, March 2020 and Schematics for Temporarily
Stabilizing 107 Young Street During Construction by Facet Design Studio ................................................... 76
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Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Appendix H- HIA Phase II Terms of Reference....................................................................................................... 77
Appendix I-Measured Drawings and Elevations .................................................................................................... 78
Appendix J- Phase I HIA ................................................................................................................................................ 79
Appendix K-Curricula Vitae .......................................................................................................................................... 80
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Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Project Personnel
Dan Currie, MA, MCIP, RPP, Managing Director of Cultural
Senior Review
CAHP Heritage
Rachel Redshaw, MA, HE Dipl.,
Heritage Planner Author
CAHP
Glossary of Abbreviations
Civic Centre Neighbourhood Heritage
CCNHCD
Conservation District
HIA Heritage Impact Assessment
HCD Heritage Conservation District
MHBC MacNaughton Hermsen Britton Clarkson
Planning Limited
M Ministry of
Ontario Heritage Act
OHA
Ontario Heritage Toolkit
OHTK
Ontario Regulation 9/06 for determining
O-REG 9/06 cultural heritage
Provincial Policy Statement (2020)
PPS 2014
Temporary Protection Plan
TPP
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Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Acknowledgements
This report acknowledges that assistance provided by the City of Kitchener Public Library, Grace Schmidt
Room of Local History. The report also acknowledges that the City of Kitchener is situated on the land
and traditional territory of the Anishinabewaki, Attiwonderonk and Haudenosaunee which is located
within the lands protected under the Crown Grant to the Six Nations or the Haldimand Tract (Treaty 4/
Simcoe Patent).
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Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Executive Summary
An initial Phase I HIA was completed and submitted in June 2018 which proposed to remove all buildings
on the subject lands. The proposal was revised to retain 107 Young Street and a second Phase I was
submitted March 13, 2020; the removal of the buildings at 50-52 and 56 Weber Street West was
approved in August of 2020. The purpose of the Phase II of the HIA is to provide a detailed analysis of
the proposed development, and its compliance with the CCNHCD Plan (2007). The proposed
development includes 1) the construction of a new 8 storey building; and, 2) the alteration of 107 Young
Street to facilitate its integration into the new construction. The following lists impacts identified as it
relates to the compliance with the CCNHCD policies and guidelines and impacts of development on
existing and adjacent resources:
Impacts
Minor impact of alteration to 107 Young Street due to the removal of building fabric to facilitate
the integration of the new building. This alteration impacts heritage attributes of the CCNHCD
as it is to a well maintained, finely detailed building that is largely intact.
Potential impact of land disturbances for 107 Young Street due to vibrations emitted from
construction equipment once it is returned to its original location and construction continues
to occur for the integration of the house into the new development. There is potential for
physical damage to existing building during this phase (i.e. dust, debris, materials or equipment
accidentally hitting exterior form).
Potential impact of land disturbances for 48 Weber Street West and 109 Young Street, which
are a contributing, well maintained, largely intact buildings within the CCNHCD. The depth of
excavation caused by the two level parking garage raises potential impacts of land disturbances
to the foundation of both of these adjacent buildings.
There are no anticipated adverse impact for the properties located at 58-60 Weber Street and 102
Young Street are located adjacent (non- contiguous) to the proposed development. Although the
proposed development does not meet the angular plane, if measured from the rear lot line of the
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Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
adjacent property located at 109 Young Street, it has been determined that there are no significant
visual impacts to adjacent properties which is analyzed in sub-section 6.2 of this report.
Recommendations:
107 Young Street and Adjacent Properties
Temporary Protection Plan which will include a Vibration Monitoring Plan for subject lands and
adjacent properties;
Salvage and inventory of removed built heritage fabric extracted from 107 Young Street to
facilitate the physical connection between the new construction and existing building;
Monitoring of deconstruction of portion of 107 Young Street as part of the alteration;
The rehabilitation of 107 Young Street must be consistent with the Parks Canada Standards and
nd
Guidelines for the Conservation of Historic Places in Canada (2 Edition) as outlined in Section
7.0 of this report and in accordance with Section 12.C.1.20
recommended that work be completed by professionals who are members of the Canadian
Association of Heritage Professionals (CAHP) who are familiar with these standards and
guidelines and that MHBC monitor the progression of the rehabilitation; and,
Materials extracted from the demolition of 50-56 Weber Street West and alteration to 107
Young Street should be repurposed within the development, if feasible. This includes materials
such as:
o Masonry;
o Wood (i.e. flooring); and,
o Original front door of 56 Weber Street West.
CCNHCD:
Exterior finishes and materials should be of high quality (i.e. stone masonry) and consistent with
the CCNHCD; their compatibility will be subject to Site Plan Review Committee approval
through the Site Plan process; and,
Lighting should be used to emphasis 107 Young Street along the streetscape (such as including
adjustable exterior flood lighting to highlight the house during evening hours), and signage
should not obstruct significant views of 107 Young Street and the greater CCNHCD.
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Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
1.0 Introduction
1.1 Background
was retained by Facet Design
Studio to undertake a Heritage Impact Assessment (HIA) for the subject lands, which is comprised of
the properties located at 50-52 Weber Street West, 56 Weber Street West as well as 107 Young Street
(see Appendix A for location map). The City of Kitchener required the submission of an HIA in
accordance to Section 12 C.1.23 (a)(d)(e). For the purpose of the proposal, the Heritage Impact
Assessment was divided into two (2) phases. A revised Phase I HIA was submitted March 13, 2020. The
Phase I HIA determined the following Cultural Heritage Value or Interest (CHVI) for each property on-
site:
50-52 Webe The Cottage
Ontario Gothic Revival Cottage and contextual value for its location in CCNHCD;
The Motz House
building, historical associations with John and William J. Motz and Henry J. Shoniker and
contextual value in CCNHCD;
107 Young Street, has representative value as Arts and Craft/
Craftsman house, its historical association with architect C. Knetchel and contextual value in
CCNHCD.
The Phase I HIA submitted in 2020 concluded that the removal of 50-52 Weber Street West was a
moderate impact and the removal of 56 Weber Street West was a minor impact. These impacts were
based on the heritage attributes associated with the CCNHCD. There was also a potential impact of
land disturbances to 48 Weber Street West due to its proximity to the new construction. Mitigation
measures that were recommended included:
A Commemoration Plan to commemorate the historical associations of 56 Weber Street West;
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Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
A Demolition Plan which would include identifying salvageable material from 50-56 Weber
Street West and archival documentation to be consistent with Section 12.C.1.33 of the Official
Plan. The Demolition is further explained in Section 1o.0 of the HIA Phase I ).
Theheritage permits for the demolition of 50-56 Weber Street West in August 2020.
1.2 Purpose
The purpose of the Phase II of the HIA is to provide a detailed analysis of the proposed
development, and its compliance with the CCNHCD Plan (2007). The proposed development
includes:
1)the construction of a new 8 storey building; and,
2)the alteration of 107 Young Street to facilitate its integration into the new construction.
Section 12 of the Kitchener Official Plan (2014) provides the following objectives regarding the
conservation of cultural heritage resources:
protection,
use and/or management in such a way that their heritage values, attributes and integrity are
retained.
12.1.2. To ensure that all development or redevelopment and site alteration is sensitive to and
respects cultural heritage resources and that cultural heritage resources are conserved.
If any impacts is identified, mitigative and/ or conservation measures identified in this report and
approved by the City will be incorporated into the redevelopment plans and conditions of approval for
planning application as per Section 12.C.1.2.7 of the Official Plan.
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Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
2.0 Methodology and Approach
2.1 Methodology
The methodology of this report is based on the Term of Reference for a scoped Phase II HIA provided
by the City of Kitchener which includes, but not limited to (Terms of Reference is included in Appendix
:
Description of site and surrounding features, including photographs and a written description of
the subject property;
An outline of the proposed developments, its context, and how it will impact the subject
property and surrounding streetscape (including existing buildings, structures, and site details
such as landscaping). In particular, the potential visual and physical impact of the proposed
work on the identified heritage attributes of the subject property, the setting and character of
the Weber and Young Street streetscapes, and the integrity of the CCNHCD shall be evaluated.
Specific attention should be given to issues relating to location, scale, massing, and views along
Weber Street and Young Street and compatibility with existing neighbourhood buildings and
landscape.
Recommendations shall be consistent with applicable CCNHCD Plan policies and guidelines
and be consistent with recognized heritage conservation principles and practices
A discussion and assessment of the proposed building materials, proposed setbacks and step
backs with respect to the surrounding neighbourhood is required.
A discussion and assessment of functional considerations such as the location of landscape
features amenity space, pedestrian and vehicle movements, fire access and garbage collection
should be provided.
Review of revised Shadow Analysis;
Consider and address the Official Plan policies (Section 12);
Consideration and evaluation of options that mitigate impact. Methods of mitigation may
include, but are not limited to, preservation/ conservation in-situ, rehabilitation, adaptive re-
use, relocation and alternative development approaches to design (height, massing, scale,
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Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
location, setback, step backs, etc.). Each mitigative measures should create a sympathetic
context for the heritage resource;
A summary of applicable conservation principles and how they will be used must be included;
Proposed alterations and relocation must be justified and explained including discussion on any
loss of cultural heritage value and impact on the property, streetscape, and neighbourhood;
Conclusions or statements regarding structural or general condition, required repairs, and
feasibility of location, shall be supported by reports and cost estimates prepared by qualified
individuals.
The qualifications and background of the person(s) completing the Heritage Impact Assessment are
included in AppeKf this report.
The conclusion and recommendations should include the significance of attributes of the subject
properties, identification of any impact the proposed development will have on the heritage
attributes of the subject property, adjacent properties, Weber Street and Young Street streetscapes,
and the integrity of the CCNHCD, and an explanation of what conservation or mitigative measures,
alternative development or site alteration approaches are recommended, and the way in which such
recommendations can be implemented through the Planning Process.
2.2 Approach
A site visit was conducted by MHBC Cultural Heritage Staff on August 18, 2017, June 7, 2018 and May
3, 2019 to document the current condition of all properties within the subject lands. This Report reviews
the following documents:
The Planning Act;
Provincial Policy Statement (2020);
The Ontario Heritage Act and the Ontario Heritage Toolkit
City of
Draft Civic Centre Secondary Plan
Zoning By-law 2019-051
Civic Centre Neighbourhood Heritage Conservation District Study (2006);
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Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Civic Centre Neighbourhood Heritage Conservation District Plan (2007);
Civic Centre Neighbourhood Heritage Conservation District Designation By-law 2008-039
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Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
3.0 Description of Site and Surrounding Area
3.1 Description of Subject Lands
The subject lands are comprised of the properties located at 50-52 Weber Street West, 56 Weber Street
West and 107 Young Street and are approximately 0.179 hectares (0.442 acres) in size (See Appendix A
for maps of the subject lands). The subject lands include three (3) existing buildings at 50-52 and 56
Weber Street West and 107 Young Street. There is limited landscaping on the subject lands with the
exception of low lying foundation plants and row of mature trees along the southern periphery of 107
Young Street. Access to 50-56 Weber Street West can be accessed via Weber Street West and Young
Street.
Figure1-Map of subject lands identified by red lines(MHBC, 2019).
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Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
A photograph and description of each building on the subject lands as per the Architectural Summary
of the CCNHCD Plan (2007) is located on the following page.
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Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
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Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
The subject lands are in the Civic Centre Neighbourhood Heritage Conservation District and Civic
Centre Secondary Plan, Map 9; the draft Civic Centre Secondary Plan (Map 17) has been released but
not approved. A detailed of policies related to the proposed development and Zoning By-law 85-1,
REINS (2017), City of Kitchener PARTS Central Plan is included in Section 2.0 of the HIA Phase I (see
3.2 Description and Heritage Status of Adjacent Properties
Lands, buildings and/or structures that are
contiguous or that are directly opposite to other lands, buildings and/or structures, separated only by a
laneway, municipal road or other right-of-The following table details the description and heritage
status of designated buildings adjacent to the subject lands:
Adjacent (Contiguous) Properties
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Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Adjacent (Non- contiguous) Properties
3.3 Weber Street West and Young Street Streetscape
The CCNHCD Plan (2007) acknowledges that Weber Street West is a prominent streetscape in the
historical development of the City (Sub-section 3.3.5.2). The description of this streetscape notes the
larger size and scale of buildings along the streetscape including: churches small scale apartments (3-
4 storeys) and a number of larger residences (Sub-section 3.9 of the CCNHCD Plan). The figures
demonstrate the adjacent scale and mass of buildings located in the immediate context of the proposed
development along Weber Street West. The surrounding buildings are primarily constructed of brick,
but other materials such as stucco/ plaster (48 Weber Street West and 44 Weber Street West).
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Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Figures2&3-(Above)Photograph of Weber Street West Streetscape looking westwards along the street;
(Below) Photograph of Weber Street West Streetscape looking eastward along the street (Source: MHBC,
2019).
The Young Street streetscape is characterized by a mature treed boulevard, predominately two storey
dwellings with front porches and hipped roof line either side of the street with relatively large front yard
setbacks and low-lying foundation plantings in the immediate area of the subject lands. The
construction material is primarily brick, however, there is the integration of stone in various elements of
surrounding buildings.
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Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Figures4&5-(Above)Photograph ofYoung Street streetscape looking north-east to the interior of the
District; (Below) Photograph ofYoung Streetstreetscape looking southwards towards intersection at Young
and Weber Streets(Source: MHBC, 2019)
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Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
4.0 Description of Cultural Heritage Resources
The section reviews the cultural heritage value or interest of the retained property located at 107
Young Street and that of the Civic Centre Neighbourhood Heritage Conservation District.
4.1
the Civic Centre Neighbourhood Heritage Conservation District Plan, the building located on the
property is a brick building constructed in the vernacular style of architecture constructed in 1912,
h
s and Cra
4.1.1 Statement of Cultural Heritage Value or Interest
The property located at 107 Young Street has design/physical value as the building is representative of
the Arts and Crafts style of architecture c. 1912. The building includes features indicative of the Arts and
Crafts style including an overhanging roof with verandah supported by brick and wood columns, bay
windows, and dormers above the roofline.
The building is directly associated with Charles Knechtel (son of Jonas Knechtel), an architect who has
constructed other notable buildings in Berlin (Kitchener) in the late 19th and early 20th centuries, such
as the former Victoria Park Pavilion. The building is also indirectly associated with John and William J.
Motz who granted lands to Louiza Zinger (maiden name Motz) in 1912 who commissioned the
construction of the house. While John and William J. Motz never resided on the subject lands, Helen
Motz (wife of John Motz) was demonstrated to reside at 107 Young street with her daughter and son-
in-law in the year 1921.
The property supports the character of the area and is physically and historically linked to its
surroundings inclusive of the CCNHCD.
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Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Heritage Attributes
Overall 1 storey massing of brick construction with original square-shaped plan;
Hipped roof with gables at the north, south and west elevations;
Large red brick chimney at the south elevation;
All original window and door openings and windows with leaded-glass visible from the street;
Front (west) elevation verandah with roof overhang supported by half brick and wood pillars ;
and,
Original foundation;
Frontage, setbacks and orientation along Weber Street West.
4.1.2 Building
A structural assessment was completed by Tacoma Engineers Inc. on July 3, 2018. This assessment made
the following conclusions :
Location Notes
Basement Basement mostly finished. Mechanical room in good condition. Interior and
exterior load bearing walls are rubble stone construction and in good
condition with the exception of some areas affected by efflorescence and
surface deterioration.
Interior No significant damage observed in the interior of the building. Most
considerable damage was related to cracked plaster ceilings in the finished
attic areas. None of the cracks were cause of structural concern and could be
repaired by an experienced plaster trades person with experience with historic
materials.
Original exterior form intact aside from alterations to rear porch. Masonry
Exterior
walls on western elevation determined to be in poor condition with signs of
brick damage and distress. Poor details around bay window do not adequately
allow for rain to be directed away from the façade. At the time of the
inspection, the damage to the brick did not pose a structural concern,
although the brick was recommended to be repaired and drainage details
improved within 1-2 year timeline.
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Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
It is important to note that since the assessment was completed, the masonry along the western
elevation which was determined to be in poor condition was repaired. The following page provides
photographs of the existing building on-site.
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50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
The building has retained the majority of its original heritage attributes; this has been determined after
a comparative study between the original blueprints of the house and the current conditions during
site visits. The main alteration to the building was to the rear porch which has been reconstructed.
4.2 Description and Key Heritage Attributes of the Surrounding Civic Centre
Neighbourhood Heritage Conservation District
Key heritage attributes of the CCNHCD are outlined in Section 2.4 of the CCNHCD Plan (2007). These
attributes are the defining factors of the heritage district. Key attributes are described in the physical
geography and configuration of similar original buildings and their direct relationship to the
surrounding businesses and factories and original land development pattern of the City. It also describes
the progression of architecture and building technology exhibited by houses and other buildings, in
ters of the properties
condition of repair and potential restoration. The following is a list of the key attributes of the CCNHCD
as defined in the District Plan (2007):
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;
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 of recognizable architectural styles 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 laneways;
rk, as a green jewel in the centre of the District.
These attributes are important to the District and the City as a whole and deserve appropriate
preservation and management.
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Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
5.0 Description of Proposed Development
The proposed development includes the demolition of 50-52 and 56 Weber Street and retention and
integration of 107 Young Street into the new development (see Figure 6 & 7). The development consists
of an 8 storey apartment building with 31 units and 32 bedrooms and GFA of 7106m Ο. A two level
underground parking garage is proposed The existing building at 107 Young
Street will be stabilized during the period of excavation.
Figure 6- Excerpt of site plan of proposed development; the existing 107 Young Street is represented in the
north-west corner (Facet Design Studio, September 2021).
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Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
The new building includes a range of materials including: stucco finish (EIFS) (light and medium beige),
stone masonry veneer, wood finish cladding, architectural concrete block masonry veneer (natural),
steel diamond-shaped roofing (blue silver) and steel diamond-shaped tiles (blue silver) and sealed
double glazing unit. Some of the materials, not all, are represented in the District; these materials include
wood and stone masonry (veneer). EIFS is used as the finish on the upper levels. Although it is not a
material used in the District, visually it is similar to stucco which is a material used in the HCD. Wood
reflects the use of this material for the front porch columns and guard as well as the shed dormer and
bay windows. The stone finish on the first two levels is reflects stone elements of the house at 107 Young
Street such as the stone caps on porch columns and stone sills. The colours are natural, earthy hues
which are common throughout the district such as
homes. There is little consistency in the proportions and rhythm of door and window openings of the
buildings within the Weber Street policy area. While the door and window openings of the proposed
building are not the same as others, they are generally compatible with the buildings on Weber Street.
Figure 7- Coloured rendering of proposed development at intersection of Weber Street West and Young
Street (Source: Facet Design Studio, 2023).
The new building will be connected to the existing heritage building at 107 Young Street by removing
a small portion of the south-east corner to allow for access and connectivity between buildings. The
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Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
connection will occur at the rear of the building and includes the removal of the rear porch. A schematic
is provided in the figures below to show the temporary stabilization of the existing building located at
107 Young Street during construction
Figures 8 & 9- (above) West elevation of proposed development showing the integration of the new
construction with the existing building located at 107 Young Street; (below) Schematic for stabilization of existing
building at 107 Young Street (Source: Facet Design Studio, 2021).
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Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
6.0 Impacts of Proposed Development
6.1 Classifications of Impacts
The impacts of a proposed development or change to a cultural heritage resource may occur over a
short or long-term duration, and may occur during a pre-construction phase, construction phase or
post-construction phase. Impacts to a cultural heritage resource may also be site specific or widespread,
and may have low, moderate or high levels of physical impact. According to the Ontario Heritage Tool
Kit, the following constitutes negative impacts which may result from a proposed development:
Destruction: of any, or part of any significant heritage attributes or features;
Alteration: that is not sympathetic, or is incompatible, with the historic fabric and appearance:
Shadows: created that alter the appearance of a heritage attribute or change the viability of a
natural feature or plantings, such as a garden;
Isolation: of a heritage attribute from its surrounding environment, context or a significant
relationship;
Direct or Indirect Obstruction: of significant views or vistas within, from, or of built and natural
features;
A change in land use: such as rezoning a battlefield from open space to residential use,
allowing new development or site alteration to fill in the formerly open spaces;
Land disturbances: such as a change in grade that alters soils, and drainage patterns that
adversely affect a cultural heritage resource.
Furthermore, this report utilizes guides published by the International Council on Monuments and Site
(ICOMOS), Council of UNESCO, from the World Heritage Convention of January of 2011. The grading
Built Heritage and Historic Landscapes
Impact Grading Description
Major Change to key historic building elements that contribute to the cultural
heritage value or interest (CHVI) such that the resource is totally
altered. Comprehensive changes to the setting.
Moderate Change to many key historic building elements, such that the resource
is significantly modified.
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Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Changes to the setting of an historic building, such that it is
significantly modified.
Minor Change to key historic building elements, such that the asset is slightly
different. Change to setting of an historic building, such that is it
noticeably changed.
Negligible/ Slight changes to historic building elements or setting that hardly
Potential affect it.
No change No change to fabric or setting.
6.2 Impact of Proposed Development on Civic Centre Neighbourhood
Heritage Conservation District Plan (2007)
Section 3.3.4 of the CCNHCD Plan states that the goal of the HCD is to preserve and protect the heritage
resources within its boundaries, however, the Plan states that there are situations where demolition and
redevelopment may occur where it is in keeping with appropriate City policies. The following section
will review the compliance of the proposed development in the framework of the policies and guidelines
within the CCNHCD.
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Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Figure 10- Map of the Civic Centre Neighbourhood Boundary. Shaded areas indicate properties within the
noted in red. *Note that the subject lands are entirely within the Weber Street Area. (Source: CCNHCD Plan,
2007).
Section 3.3.5.2 of CCNHCD- Weber Street Area Special Policies and Guidelines
Section 3.3.5.2 of the CCNHCD Plan (2007) states that Weber Street contains a number of the oldest
buildings in the Civic Centre Neighbourhood and that the scale of heritage buildings is generally larger
than those at the interior of the district (being 3-4 storeys) and there have been a number of larger
residences converted to multiple residential units or office/ commercial units. The following excerpt
from the CCNHCD Plan (2007) describes the Weber Street Area
ĻĬĻƩ {ƷƩĻĻƷ ĭƚƓƷğźƓƭ ƓĻğƩƌǤ ŷğƌŅ ƚŅ ƷŷĻ ƚƌķĻƭƷ ĬǒźƌķźƓŭƭ źƓ ƷŷĻ /źǝźĭ /ĻƓƷƩĻ bĻźŭŷĬƚǒƩŷƚƚķͲ
ƒğƉźƓŭ źƷ ƚƓĻ ƚŅ ƷŷĻ ƒƚƭƷ źƒƦƚƩƷğƓƷ ƭƷƩĻĻƷƭ źƓ ƷŷĻ 5źƭƷƩźĭƷ ŅƩƚƒ ğƓ ğƩĭŷźƷĻĭƷǒƩğƌ ğƓķ ŷźƭƷƚƩźĭ
ƦĻƩƭƦĻĭƷźǝĻ͵ ŷĻ ƭźǩĻ ğƓķ ƭĭğƌĻ ƚŅ ŷĻƩźƷğŭĻ ĬǒźƌķźƓŭƭ ƚƓ ĻĬĻƩ {ƷƩĻĻƷ źƭ ŭĻƓĻƩğƌƌǤ ƌğƩŭĻƩ ƷŷğƓ
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Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
ƷŷĻ ƩĻƭƷ ƚŅ ƷŷĻ 5źƭƷƩźĭƷͲ ğƓķ źƓĭƌǒķĻƭ ƷǞƚ ĭŷǒƩĭŷĻƭͲ ƭƒğƌƌ ƭĭğƌĻ ğƦğƩƷƒĻƓƷƭ ΛЌ Ѝ ƭƷƚƩĻǤƭΜ ğƓķ ğ
ƓǒƒĬĻƩ ƚŅ ƚƷŷĻƩ ƌğƩŭĻƩ ƩĻƭźķĻƓĭĻƭ ƷŷğƷ ŷğǝĻ ĬĻĻƓ ĭƚƓǝĻƩƷĻķ Ʒƚ ƒǒƌƷźƦƌĻ ƩĻƭźķĻƓƷźğƌ ǒƓźƷƭ ƚƩ
ƚŅŅźĭĻΉĭƚƒƒĻƩĭźğƌ ǒƭĻƭ͵ ŷĻ aǒƓźĭźƦğƌ tƌğƓ ķĻƭźŭƓğƷĻƭ ƒƚƭƷ ƚŅ ƷŷĻ ƭƷƩĻĻƷ ğƭ Iźŭŷ 5ĻƓƭźƷǤ
/ƚƒƒĻƩĭźğƌ wĻƭźķĻƓƷźğƌͲ ǞźƷŷ ƷŷĻ ķĻƭźŭƓğƷźƚƓ ĻǣƷĻƓķźƓŭ ƭƌźŭŷƷƌǤ źƓ ƭƚƒĻ ğƩĻğƭ͵ ŷĻ ŅƚƌƌƚǞźƓŭ
ƦƚƌźĭźĻƭ ğƩĻ Ʒƚ ğƦƦƌǤ Ʒƚ ƷŷĻ ǞŷƚƌĻ ƚŅ ĻĬĻƩ {ƷƩĻĻƷ ǞźƷŷźƓ ƷŷĻ 5źƭƷƩźĭƷ ğƭ ǞĻƌƌ ğƭ Ʒƚ ƷŷƚƭĻ ƭĻĭƷźƚƓƭ
ƚŅ ƷŷĻ Iźŭŷ 5ĻƓƭźƷǤ /ƚƒƒĻƩĭźğƌ wĻƭźķĻƓƷźğƌ ķĻƭźŭƓğƷźƚƓ ƷŷğƷ ĻǣƷĻƓķ źƓƷƚ ƷŷĻ 5źƭƷƩźĭƷ ƚƓ /ƚƌƌĻŭĻ
ğƓķ ƚǒƓŭ {ƷƩĻĻƷƭ͵
The Weber Street Area policies are:
a)The protection and retention of existing heritage buildings and their architectural
features is strongly encouraged;
The proposed development will retain the existing building at 107 Young Street and its
associated architectural features. The building at 50-52 and 56 Weber Street West have
already been approved for removal.
b)Maintain residential streetscape character through the use of appropriate built form,
materials, roof pitches, architectural design and details particularly at the interface
between Weber Street and the interior of the neighbourhood,
The proposed development will be larger in built form and height than the buildings
within the interior of the neighbourhood. However, the building includes a 2 storey
podium which is similar to the two storey buildings along Young Street. The materials
used are more similar to that along the Weber Street interface (i.e. stucco is used in 48
Weber Street West). The architectural design is contemporary, including its roof pitch,
which is to be a contemporary interpretation of an inverted gable roof.
The north side of Weber Street West is characterised by a range of uses including
residential, institutional, and mixed-use. It includes two large places of worship and their
associated surface parking lots and purpose-built multiple residential buildings. The
remaining single detached dwellings have all been converted to multiple residential
dwellings or non-residential uses. As a result, the character and built form of the Weber
Street area is different than the rest of the District. The use of the proposed building as
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Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
a multiple residential building is consistent with the other uses on the street. The two
storey podium, the location of parking at the rear, and some of the building materials
are consistent with the existing character, albeit the new building is taller than the others
in the Weber Street area.
The podium is similar in height to the buildings within the interior of the district and
includes an assortment of design elements of the neighbourhood. The m Î lange of
architectural elements is supportive of creating a signature design for the gateway into
the District and along Weber Street.
The building is a contemporary architectural design and responds to its unique location
on the corner (as per Section 6.6 of CCNHCD Plan). Where appropriate, traditional
details have been incorporated in a contemporary way and, as recommended in the
Plan, they do
ion 6.6.1 of the CCNHCD
Plan).
(c) Adaptive reuse of existing buildings should be given priority over redevelopment.
Flexibility in Municipal Plan policies and zoning regulations is encouraged where
necessary to accommodate appropriate adaptive reuse options.
The existing building located at 107 Young street will continue to be used for residential
purposes.
d) Where redevelopment is proposed on vacant or underutilized sites, new
development shall be sensitive to and compatible with adjacent heritage resources on
the street with respect to height, massing, built form and materials.
The proposed development is larger in height and massing than the adjacent heritage
resources, however, it incorporates 107 Young Street into the overall design.
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Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
e)Any buildings proposed over 5 storeys in height may be required to undertake
shadow studies where they abut existing residential uses, to demonstrate that they
will not unreasonably impact on access to sunlight in rear yard amenity areas.
The proposed development is over 5 storeys and a shadow study was completed to
demonstrate that the shadows caused by the new building will not unreasonably
impact access to sunlight in rear yard amenity spaces of adjacent properties (see
Appendix D). Residential properties on Roy Street are not impacted by shadows. The
adjacent property at 109 Young Street will experience some shadows, but it is used as
commercial property with no rear yard amenity.
f)Design guidelines provided in Section 6.9.2 \[Note: this is a typo and should read
6.9.4\] Section of this Plan will be used to review and evaluate proposals for major
alterations, additions or new buildings to ensure that new development is
compatible with the adjacent context.
See the following sub-section regarding the evaluation of the proposed
development under the site specific guidelines in Sub-section 6.9.4 of the
CCNHCD Plan.
Section 6.9.4 of CCNHCD- Site/ Area Specific Design Guidelines for Weber Street
The CCNHCD Plan (2007) outlines site specific guidelines in Sub-section 6.9.4 of the Plan. They are as
follows:
Any infill development on Weber Street should maintain a strong relationship to the street at
the lower levels (2 to 4 storeys) with respect to built form and use.
The proposed development will have a two storey podium to reflect the general height of
buildings within the interior of the District and to maintain a strong relation to the street and
pedestrians.
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Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Figures 11 & 12- (above) South elevation of proposed development; (below) West elevation of proposed
development; red box indicates projecting first two storeys (Source: Facet Design Studios, 2021).
Setbacks of new development should be consistent with adjacent buildings. Where
significantly different setbacks exist on either side, the new building should be aligned with the
building that is most similar to the predominant setback on the street.
The proposed building is setback from Young Street is similar to 107 Young Street although,
the new construction is closer to the front yard property line (this is primarily due to the
Region implementing a road widening on Weber Street).
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Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Buildingfacadesatthestreetlevelshouldincorporatearchitecturaldetail,similarmaterials
andcolours,andconsistencywiththeverticalandhorizontalproportionsorrhythmof
adjacent/nearbybuildingsonthestreettoestablishacohesivestreetscape.
Theexistingbuildings on Weber Street West include a range of materials, colours, and
architectural styles indicative of their period of construction, therefore, there is noconsistent or
dominant design. The design of the proposed building is a contemporary interpretation of vertical
and horizontal proportions of nearby buildings, however, in doing so, contrasts with the
traditional elements of some of the adjacent buildings. The colours are neutral including beige/
cream which is commonly used throughout the District. The policies in this section are specific to
Weber Street, however, the colours selected for the new building are neutral (light-medium beige,
natural) and consistent with the colours in the District including 109-113 Young Street and
throughout the District. The subject lands are located in the Weber Street area which has its own
specific policies as it is acknowledged that it is different than the balance of the District. The
retention of 107 Young Street allows for a transition from the Weber Street interface and the
interior of the District.
Figure13-Coloured rendering showing view of proposed development looking westward comparing it to the
existing building at 48 Weber Street West (Source: Facet Design Studios, 2021)
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Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
New development shall have entrances oriented to the street.
The new development has a primary entrance off of Weber Street West which is oriented
towards that streetscape.
Size, placement and proportion of window and door openings for new buildings or additions
should be generally consistent with those on other buildings along the street.
The buildings on Weber Street West have a variety of size, placement and proportion of
window and door openings. The window openings on the first and second storey are similar
to the narrow, lancet windows from the Former Zion United Church (now used as River of Life
Fellowship). The main door opening was intended to be contemporary on the corner of
Weber and Young Street. The window openings for the upper levels are simple in design and
similar to the window openings throughout the District.
Any new buildings taller than 3 to 4 storeys should incorporate some form of height transition
or stepbacks to minimize the perception of height and shadow impacts to pedestrians on the
street and provide more visual continuity. Stepbacks should be a minimum of 2 metres to
provide for useable outdoor terraces for the upper levels.
The proposed development is taller than 4 storeys and incorporates a two storey podium with
rdththth
a stepback on the 3, 7 and 8 storey. The 8 storey is largely screened from view at the
pedestrian level and only visible from a longer distance.
Any buildings taller than 5 storeys abutting a residential property to the rear should be
constructed within a 45 degree angular plane where feasible, starting from the rear property
line, to minimize visual impacts on adjacent property owners.
The proposed new construction is taller than 5 storeys and therefore, an angular plane study
has been completed from the rear lot line of 109 Young Street which is included in Appendix
of this report. The angular plane not only traverses the existing heritage building locate at
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Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
107 Young Street (proposed to be retained and restored), but would also impact a significant
portion of the proposed development which is consistent with the current Zoning By-law
development does not go beyond the permitted 4 FSR and proposed 8 storey limitations.
In summary, 13 affordable suites, two, 2 bedrooms and two, 3 bedrooms market rate
apartments and the roof terrace which reduced the overall yield of approximately 16% of
market rate units and 30% of senior women living together (affordable) units, 24% of abbey
field (affordable) units and approximately 30% of all outdoor amenity area. The reduced
number of units of affordable suites would be then below the minimum required for the
owner to obtain provincial funding for the affordable housing component of the project
(visuals are included to demonstrate the above analysis in of this report).
It is important to note that although the proposed development does not meet the angular
plane if taken from the rear property line, there are no significant visual impacts to adjacent
properties. The new building will be seen in the background view of 65 Roy Street which also
includes the existing 3 1/2 storey apartment located at 48 Weber Street and will not impact
the view of 109 or 113 Young Street as these views are intended looking eastward from Young
Street. The shadows as a result of the height of the new building, as discussed in the previous
section, will be cast onto the parking lot of 109 Young Street and parking lot of 65 Roy Street
which is not considered a significant adverse impact. Furthermore, there will be no privacy
issues as the rear yards of these properties are not amenity spaces. Similarly, the significant
views of adjacent (non-contiguous) properties located at 102 Young Street and 58-60 Weber
Street are looking north-west and as a result, away from the proposed development and not
considered a visual impact. Balconies and associated guard rails are proposed to be designed
in a manner that will avoid privacy issues and be dealt with through the site plan process.
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Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
considered a visual impact.
Figure 14- Angular plane for proposed development (Source: Facet Design Studios, 2022)
To minimize impacts on properties to the rear of or flanking Weber Street, a rear yard setback
of 15 metres should be maintained for new buildings as well as additions where feasible.
The rear yard setback is 7.5 metres and does not meet this guideline, however, the impact of
the reduced setback is minor as the properties to the rear have no amenity space. As
described above, the shadow study and angular plane requirements are satisfied.
Locate loading, garbage and other service elements (HVAC, meters, etc.) away from the front
façade so they do not have a negative visual impact on the street or new building / addition.
Loading, garbage and other service elements are located away from the front façade to the
rear of the building between the new building and 107 Young Street to avoid a negative visual
impact on the street and the new building.
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Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Section 6.9.5 of CCNHCD- Case Studies
In addition to complying with the architectural design guideline policies in the CCNHCD Plan (2007),
the overall design of the proposed development also considered the preferred examples from case
studies outlined in 6.9.5 of the CCNHCD Plan (2007).
The photos below illustrate examples of development that would be considered reasonably
compatible in the Civic Centre neighbourhood, in areas such as Margaret Avenue, Ellen Street,
Weber Street and Victoria Street. These developments generally display good relationship to the
street, sensitivity to scale, massing and built form, appropriate interpretation of roof lines, and
window placement. For the most part, they also break up the buildings visually into smaller units
through articulation of the front façade and variation in building materials (CCNHCD Plan (2007),
Section 6.33).
Below is a comparison exemplifying how the overall design of the proposed development reflects a
preferred example outlined in the CCNHCD Plan (2007) particularly as it relates to a corner lot:
Figures 14 & 15: (left)
(CCNHCD, 2007); (right) Rendering of proposed development (Source: Facet Design Studios, 2021)
The proposed development includes the narrow, elongated windows shown in the case study to the
left. The windows on the first two levels of the proposed development are similar to other buildings on
Weber Street and the two storey podium helps break up the mass of the building. The windows are
placed symmetrically and consistently along the facades facing the street.
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Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
6.3 Impact of Proposed Development on 107 Young Street and Adjacent
Properties
6.3.1 107 Young Street
The following chart evaluates the impact the proposed development will have on the existing cultural
heritage resource on the subject lands.
Table 1.0 Adverse Impacts to 107 Young Street
Level of Impact
Impact Analysis
((Potential, No, Minor,
Moderate or Major)
Destruction or alteration In order to facilitate the excavation for the
Minor.
of heritage attributes underground parking garage, the existing
house located at 107 Young Street will be
temporarily stabilized in-situ.
The development will retain the building at
107 Young Street, however, the new
construction requires the removal of a
portion of the south east corner of the
exterior wall and roofline, which are
considered heritage attributes, to facilitate
the integration of the building into the new
development. This alteration requires the
removal of some building fabric including a
portion of the roofline and masonry walls
and rear porch.
See sub-section 6.3.1.1.
The property will not have shadows that
Shadows No.
adversely affect its associated heritage
attributes as a result of the development.
Sor Shadow Study.
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Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Isolation No. The proposed development will not isolate
the building from its neighbouring heritage
properties or from the overall CCNHCD.
Direct or Indirect No. The new construction is set in front of the
Obstruction of Views setback of 107 Young Street which may
indirectly obstruct views along the east side
of Young Street, however, historically this
view has been blocked by the former
building at 56 Weber Street.
See sub-section 6.3.1.2.
The building will continue to be used for
A Change in Land Use No
residential purposes.
The building will be retained in-situ during
Land Disturbance Potential.
excavation. There is potential that the
building could be affected by vibrations
emitted from construction equipment. There
is also potential adverse effects related to
drainage as well as an increased risk of
accidental damage form construction
activities.
6.3.1.1. Impact of Alteration/ Destruction
The proposed development will temporarily stabilize the existing house at 107 Young Street in-situ
during the construction period while allowing for excavation. The original setback and original
orientation to Young Street will be maintained. The development requires the removal of a portion of
the south east corner of the house, including the roofline, to facilitate the integration of the building
into the new development. The removal includes the rear porch, which was reconstructed, and
approximately 2.8 metres on the south elevation and approximately 5 metres on the east elevation with
a total of 14m Ο. This alteration requires the removal of some building fabric including a portion of the
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Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Figure16-Aerial view of subject lands; red flag identifies 107 Young Street which is proposedto remain in-situ
during excavation(Source: VuMap, 2021).
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Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Figures17&18-(above) Excerpt of Site Plan of identifying location of building fabric proposed to be
removed from 107Young Street to facilitate the integration into the new construction; red box indicating
building fabric proposed to be removed (below) Main floor plan indicating area proposed to be removed
(Source: Facet DesignStudio, 2021).
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Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Figures19,20&21-(above left) East elevation of 107 Young Street; red box indicating approximate area to
be removed; (above right) South elevation indicating approximate area to be removed; (below) Photograph
of existing rear porch and south and east elevations to be removed(Source: Facet DesignStudio, 2021).
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Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
6.3.1.2ImpactofDirectandIndirectObstructionofViews
The table on the following page identifies the two identified significant views of the existing buildings
on the subject lands.
Ћ
Њ
ğĬƌĻЋ͵Љ {źŭƓźŅźĭğƓƷ źĻǞƭ
źĻǞ bƚ͵ ЊΏ{ƷğƷźĭ ǝźĻǞ ŅƩƚƒ ǞĻƭƷ ƭźķĻ ƚŅ ƚǒƓŭ {ƷƩĻĻƷ ƌƚƚƉźƓŭ ĻğƭƷǞğƩķ
źĻǞ bƚ͵ ЋΏYźƓĻƷźĭ ǝźĻǞ ǝźğ ƚǒƓŭ {ƷƩĻĻƷ ĻƓƷĻƩźƓŭ ğƓķ ĻǣźƭƷźƓŭ //bI/5
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Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
ViewNo.1StaticviewfromwestsideofYoungStreetlookingeastward
The house located at 107 Young Street will be returned to its original location, retaining its original
setbacks and orientation. The proposed development will not significantly alter this view, although there
will be changes within the background due to the new construction.
Figure22-Static view of 107 Young Street looking eastwards (Source: MHBC, 2018).
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Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
ViewNo.2KineticviewalongYoungStreetenteringandexitingtheCCNHCD
The proposed development will remove the existing trees that have historically blocked the view of 107
Young Street moving northwards along Young Street which will improve its visibility(see Figures 21-22).
The proposed development has a similar setback to 107 Young Street and formerly 56 Weber Street
West to maintain a sense of continuity between the old and new. The view moving southwards along
Young Street towards Weber Street willnot change with the exception that the new building will be
visiblein the background(see Figures 22& 23).
Figures23&24-(above) View of Young Street streetscape looking northwards (Source: Google EarthPro,
2021).; (below) Rendering of proposed development at the intersection of Young and Weber Street West
(Source: Facet Design Studio, 2023).
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Figures25&26-(above) View of existing Young Street streetscape looking southwards (Source: Google Earth
Pro, 2021);(below) Coloured rendering view of Young Street streetscape looking southwards (Source: Facet
Design Studio, 2023).
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6.3.2 48 Weber Street and 109 Young Street
Table 3.0 on the following page evaluates the impact the proposed development will have on the
existing cultural heritage resource adjacent to the subject lands. Aminor impact of land disturbances is
identified for both adjacent properties at 48 Weber Street West and 109 Young Street as they are within
close proximity of excavation and construction for the proposed development. The property at 109
Young Street is approximately 3.7metres and 48 Weber Street is approximately 3.9 metres from the
underground parking garage (see Figure 24).
Figure27-Excerpt of basement/ parking level floor plan in comparison to neighbouring heritage properties;
measurements are in red(Source: Facet Design Studio, 2021 & MHBC, 2021).
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Table 3.0 Adverse Impacts to Adjacent Properties
Impact 48 Weber Street West 109 Young Street
Destruction or No. The proposed development will No. The proposed development will not
alteration of not result in alterations or destruction result in alterations or destruction to
heritage attributes to identified heritage attributes. identified heritage attributes.
Shadows No. Shadows will not negatively impact No. Shadows will not negatively impact or
or detract from existing heritage detract from existing heritage attributes of
attributes of the building. the building.
Isolation No. The proposed development will No. The proposed development will not
not isolate the building from its isolate the building from its neighbouring
neighbouring heritage properties or heritage properties or from the overall
from the overall CCNHCD. CCNHCD.
Direct or Indirect No. The proposed development will No. The proposed development will not
Obstruction of not obstruct any significant views of the obstruct any significant views of the
Views building which consist of kinetic views building which consist of kinetic views
along Weber Street West and from the along Young Street and from the west
south side of Weber Street West side of Young Street looking north
looking north towards the front façade. towards the front façade.
A Change in Land No. The land use will be the same. No. The land use will be the same.
Use
Land Disturbance Potential. The new construction will be Potential. The new construction will be
approximately 4 metres between the approximately 4 metres between the
existing building and the new existing building and the new
construction. There is potential that the construction. There is potential that the
vibrations emitted from construction vibrations emitted from construction
could impact the foundation of the could impact the foundation of the
existing building particularly due to the existing building particularly due to the
depth of excavation for the two level depth of excavation for the two level
parking garage. parking garage.
6.3.3 58-60 Weber Street and 102 Young Street
The properties located at 58-60 Weber Street and 102 Young Street are located adjacent (non-
contiguous) to the proposed development. There are no anticipated adverse impact of destruction,
alteration, shadows, isolation, direct or indirect obstruction of views, a change in land use (which remains
residential) or land disturbances. The existing building located at 58-60 Weber Street is approximately
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14 metres away and approximately 18 metres from 102 Young Street which are sufficient distances to
not anticipated impacts of land disturbances.
6.4 Summary of Impacts
The following is a summary of adverse impacts identified in this Section. Please note, that the heritage
attributes of the CCNHCD described in Sub-section 4.2 were included as part of the overall analysis.
Minor impact of alteration to 107 Young Street due to the removal of building fabric to facilitate
the integration of the new building. This alteration impacts heritage attributes of the CCNHCD
as it is to a well maintained, finely detailed building that is largely intact.
Potential impact of land disturbances for 107 Young Street due to vibrations emitted from
construction equipment and possible drainage issues. There is potential for physical damage to
existing building during the construction phase (i.e. dust, debris, materials or equipment
accidentally damaging exterior form).
Potential impact of land disturbances for 48 Weber Street West and 109 Young Street, which
are contributing, well maintained, largely intact buildings within the CCNHCD. The depth of
excavation caused by the two level parking garage raises potential impacts of land disturbances
to the foundation of both of these adjacent buildings.
There are no anticipated adverse impact for the properties located at 58-60 Weber Street and 102
Young Street are located adjacent (non- contiguous) to the proposed development.
In conclusion, the proposed development is consistent with the majority of the policies and guidelines
for the CCNHCD resulting in its general compliancy with the CCNHCD Plan (2007), in particular Section
3.3.1 of the Plan regarding development patterns and land use as the site is considered underutilized.
The new building is located at the perimeter of the District where higher density is anticipated and along
Weber Street West which varies in mass, scale and architecture. The new building, albeit taller than
adjacent buildings within the CCNHCD, uses architectural design articulations (i.e. stepbacks) to ensure
adequate transition between higher density developments along Weber Street West and low rise
residential areas at the interior of the District.
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7.0 Consideration of Alternatives
7.1 Alternative Development Approaches
The following have been identified as a range of development alternatives that may be considered as
part of the heritage planning process. These options have been assessed in terms of impacts to cultural
heritage resources as well as balancing other planning policies within the planning framework. These
options could be selected individually or combined. The following are alternative development options
to minimize impacts to 107 Young Street on the subject lands, adjacent properties and overall CCNHCD.
7.1.1 Reduce size of underground parking levels
This option results in the reduction of the underground parking/ storage levels as it relates to its
proximity to 107 Young Street, 109 Young Street and 48 Weber Street which can result in land
disturbances for all of these properties. This would result in the reduction of parking spaces which are
already limited and required for the purpose of the development (105 parking spaces are required and
72 are provided in the current proposal). Instead, in order to lessen or avoid these impacts, mitigation
measures can be implemented (i.e. Vibration Monitoring Plan).
7.1.2 Alternative building design avoiding physical integration of 107 Young Street
An alternate design that avoids the physical integration of 107 Young Street house with the new building
was considered. While this option would result in less impact to the house at 107 Young Street, it would
require a separation distance between the two buildings to ensure compliance with the Building Code.
The result would be a loss of floor space and density in the new building or additional height to maintain
the same density. Given that the impact of connecting the new building to the rear corner of 107 Young
Street is relatively minor, this alternative is not recommended.
7.1.3 Alternative design of new building
The proposed development is designed as a unique and signature building. The building has a
contemporary design that represents the variety of architecture and built form that is present along the
Weber Street interface. An alternative design with a greater use of the types of architectural elements
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and materials that are present on the buildings within the centre of the heritage district would be an
option. This alternative could ease the transition from the Weber Street West streetscape to the low rise
residential portion of the district, however, this may result in a building form or design of the new
building that is less compatible with the form and character of the Weber Street portion of the HCD.
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8.0 Mitigation Measures
The following lists impacts identified as it relates to the compliance with the CCNHCD policies and
guidelines and impacts of development on existing and adjacent resources:
Impacts
Minor impact of alteration to 107 Young Street due to the removal of building fabric to facilitate
the integration of the new building. This alteration impacts heritage attributes of the CCNHCD
as it is to a well maintained, finely detailed building that is largely intact.
Potential impact of land disturbances for 107 Young Street due to vibrations emitted from
construction equipment and possible drainage issues. There is potential for physical damage
to existing building during the construction phase (i.e. dust, debris, materials or equipment
accidentally damaging exterior form).
Potential/ Negligible impact of land disturbances for 48 Weber Street West and 109 Young
Street, which are contributing, well maintained, largely intact buildings within the CCNHCD. The
depth of excavation caused by the two level parking garage raises potential impacts of land
disturbances to the foundation of both of these adjacent buildings.
Mitigation Recommendations:
Temporary Protection Plan which will include a Vibration Monitoring Plan for subject lands and
adjacent properties;
Salvage and inventory of removed built heritage fabric extracted from 107 Young Street to
facilitate the physical connection between the new construction and existing building to be
stored for future repairs;
Monitoring of deconstruction of portion of 107 Young Street as part of the alteration;
The rehabilitation of 107 Young Street must be consistent with the Parks Canada Standards and
nd
Guidelines for the Conservation of Historic Places in Canada (2 Edition) as outlined in Section
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7.0 of this report and in accordance with Section 12.C.1
recommended that work be completed by professionals who are members of the Canadian
Association of Heritage Professionals (CAHP) who are familiar with these standards and
guidelines and that MHBC monitor the progression of the rehabilitation; and,
Materials extracted from the demolition of 50-56 Weber Street West and alteration to 107
Young Street should be repurposed within the development, if feasible. This includes materials
such as:
o Masonry;
o Wood (i.e. flooring); and,
o Original front door of 56 Weber Street West.
CCNHCD:
Exterior finishes and materials should be of high quality (i.e. stone masonry) and consistent with
the CCNHCD; their compatibility will be subject to Site Plan Review Committee approval
through the Site Plan process; and,
Lighting should be used to emphasis 107 Young Street along the streetscape (such as including
adjustable exterior flood lighting to highlight the house during evening hours), and signage
should not obstruct significant views of 107 Young Street and the greater CCNHCD.
Implementation:
The acoustic engineer is responsible for monitoring vibrations. The architect and site
supervisor are responsible for the demolition and salvaging of heritage building material.
MHBC is responsible for ensuring implementation and monitoring take place.
A Temporary Protection Plan is a recommendation of the HIA which will outline the tasks
required for protection on-site and adjacent cultural heritage resources.
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9.0 Conservation Recommendations
The following sub-section briefly reviews the applicable conservation principles as it relates to the
conservation of 107 Young Street within the construction process as well as a Conservation Plan.
9.1 Standards and Guidelines for the Conservation of Historic Places in Canada
nd
(2 Edition)
This Section of the report refers to the Standards and Guidelines for the Conservation of Historic Places
document has been accepted as best planning practice for heritage conservation and its contents and
use are supported by the City of Kitchener Official Plan as follows:
12.C.1.21 The City will make decisions with respect to cultural heritage resources with the policies
of the Provincial Policy Statement, which require the conservation of significant heritage
resources. In addition, such decisions will be consistent with the Parks Canada Standards and
Guidelines for the Conservation of Historic Places in Canada.
9.1.1 Review and Application of the Standards for Rehabilitation
The Standards and Guidelines for the Conservation of Historic Places in Canada (2011) provide standards
for rehabilitation; this includes the 12 General Standards:
1.Conserve the Heritage value of an historic place. Do not remove, replace or substantially alter
its intact or repairable character-defining elements. Do not move a part of an historic place if
its current location is a character-defining element.
The proposal includes the removal of a portion of the roofline, existing wall and original
foundation which are character-defining elements of the existing building. Masonry proposed
to be removed is intended to be inventoried if there is the possibility to reverse the alterations
in the future. A portion of the roofline will be removed.
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2.Conserve changes to a historic place that, over time, have become character-defining elements
in their own right.
Although, the rear porch is a later addition to the original building, it has become part of the
overall exterior form of the building. The rear porch will be not be reconstructed. The porch
was a later sympathetic addition to the rear of the building. Although, it is part of the historic
place, it is not a character-defining element in its own right.
3.Conserve heritage value by adopting an approach calling for minimal intervention.
The development proposes to excavate while the house is retained and stabilized in-situ to
reduce impact. This approach requires the least intervention in order to retain its built form,
particularly its foundation.
4.Recognize each historic place as a physical record of its time, place and use. Do not create a
false sense of historical development by adding elements from other historic places or other
properties, or by combining features of the same property that never existed.
A false sense of historical development will not be created. The proposed development
juxtaposes the existing heritage building and the new construction which is of a contemporary
architectural style. Contemporary designs embody various styles of building designs which can
stem from a wide range of influences; essentially contemporary design is not exclusive to
traditional elements, but rather supports its intent.
5.Find a use for an historic place that requires minimal or no change to its character-defining
elements.
The building will be used for residential purposes which is consistent with its former use.
6.Protect and, if necessary, stabilize an historic place until any subsequent intervention is
undertaken. Protect and preserve archaeological resources in place. Where there is potential
for disturbing archaeological resources, take mitigation measures to limit damage and loss of
information.
The heritage building is in good condition and does not require substantial conservation work.
There are no archaeological resources perceived to be or identified on either the current site
of the heritage building.
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7.Evaluate the existing condition of character-defining elements to determine the appropriate
intervention needed. Use the greatest means possible for any intervention. Respect heritage
value when undertaking an intervention.
Section 4.1.2 of this report evaluates the condition of character-defining elements of the
heritage building. Any conservation work should be consistent with the Standards and
Guidelines of Historic Places in Canada (2011).
8.Maintain character-defining elements on an ongoing basis. Repair character-defining elements
by reinforcing their materials using recognized conservation methods. Replace in kind any
extensively deteriorated or missing parts of character-defining elements, where there are
surviving prototypes.
An annual inspection of character-defining elements has been recommended in the long-term
conservation goals of this report in Section 8.4. The character-defining elements of the heritage
building are in good condition and do not require intervention; these elements only require on-
going maintenance (maintenance is not considered intervention).
9.Make any intervention needed to preserve character defining elements physically and visually
compatible with the historic place and identifiable on close inspection. Document any
intervention for future reference.
If, during the re of the front porchthere are portions of character-defining
elements that are in deteriorated condition in so much that they are no longer viable, it is
recommended that replacements be visually compatible to the heritage building and that
these alterations be documented and included with the on-going maintenance log for the
building.
10.Repair rather than replace character-defining elements. Where character-defining elements
are too severely deteriorated to repair, and where sufficient physical evidence exists, replace
them with new elements that match the forms, materials and detailing of sound versions of the
same elements. Where there is insufficient physical evidence, make the form, material and
detailing of the new elements compatible with the character of the historic place.
The majority of the character-defining elements are in good condition and do not require
replacement. If replacement is required, there is sufficient physical evidence to replace them
with new elements that match the forms, materials and detailing of sound versions of the same
elements.
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11.Conserve the heritage value and character-defining elements when creating any new additions
to an historic place or any related new construction. Make the new work physically and visually
compatible with, subordinate to and distinguishable from the historic place.
The proposed development will remove some building fabric on the south-eastern corner of
107 Young Street to facilitate the integration of the building within the overall development. The
integration is intended to be physically and visually compatible by using materials and means
of attachment that respect the existing building. The new building is distinguishable in its design
and the connection is recessed to the rear of 107 Young Street which makes it read as a stand-
alone building rather than an addition which reduces the impact of subordination as it relates
to the attached new building.
12.Create any new additions or related new construction so that the essential form and integrity
of an historic place will not be impaired if the new work is removed in the future
The building fabric that will be removed from 107 Young Street is to be documented and
inventoried and stored on-site so that it could be reversed in the future. Recent documentation
of the building, historical architectural drawings by Charles Knetchel and documentation of the
deconstruction of the portion of the building to facilitate the construction, combined can be
used to restore this portion of the building.
9.1. 2 Review and Application of the Guidelines
The Standards and Guidelines (2011) provide specific guidelines regarding the conservation of elements
of a historic place. The following guidelines for a) buildings and b) materials will be applied as it relates
to the proposed development and the conservation of heritage attributes located on the subject lands.
Guidelines for Buildings:
Exterior Form;
Exterior Walls;
Windows Doors, and Storefronts; and
Entrances, Porches and Balconies.
Guidelines for Materials:
All Materials;
Wood and Wood Products;
Masonry;
Architectural and Structural Metals; and,
Glass and Glass Products.
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9.2 Eight Guiding Principles in the Conservation of Built Heritage Properties
The following Eight Guiding Conservation Principles used by the Ontario Ministry of Tourism, Culture
and Sport as well as the Ontario Heritage Trust will be evaluated in this report:
1.Respect for documentary evidence;
Measured drawings and elevations for 107 Young Street have been completed to ensure that
sufficient documentary evid
2.Respect for original location;
The redevelopment of the site includes the retention and stabilization of the existing building
at 107 Young Street in-situ.
3.Respect for historic material;
Any repairs as part of the rehabilitation of 107 Young Street will be respectful of the existing
historic material used.
4.Respect for original fabric;
The proposed development will remove a portion of the south-eastern corner of 107 Young
Street, however, the material be documented, salvaged, inventoried and stored on-site.
5.
The building will be conserved to continue to function as a residential building while respecting
later alterations/ additions made as part of the evolution of the building.
6.Reversibility;
If the new development were for some reason to be removed in the future, the recent
documentation of the building, historical architectural drawings by Charles Knetchel and
documentation of the deconstruction of the portion of the building to facilitate the construction,
combined can be used to restore this portion of the building.
7.Legibility;
The proposed development is contemporary in design and will be legible in its integration with
the existing building on-site.
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8.Maintenance.
This report includes a Conservation Plan which includes maintenance in its long-term
conservation goals.
9.3 Region of Waterloo Practical Conservation Guides
The Region of Waterloo provides practical guidelines regarding the conservation of heritage properties
in the Region. These guidelines are consistent with the Standards and Guidelines for the Conservation
of Historic Places in Canada. Applicable practical guidelines that may supplement the Parks Canada
Standards and Guidelines reviewed above include:
Masonry;
Metalwork;
Paint and Colour;
Porches;
Roofs; and,
Windows/shutters/ doors.
Infill: New Construction in Heritage
Neighbourhoods as part of their series, Practical Conservation Guide for Heritage Properties. The
height, materials, colour, roof shape, detail and ornamentation, landscape features, secondary
buildings, and parking. These elements are incorporated into the CCNHCD Plan (2007) and associated
policies and guidelines.
9.4 Conservation Plan
Short-Term/ Prior to Construction
Table 2.0
Immediate Issue Action Project Team Member
1.SecurityFor the duration of time that the TBD
building is vacated, it is important that
the house be monitored regularly to
ensure that there is no evidence of
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trespassing or vandalism to the
property. Regular inspections of the
property should ensure that all smoke
detectors in the dwelling are properly
operating and there are no fire
hazards and if trespassing may be
occurring, other security measures,
such as increased signage and
surveillance of the property should be
considered.
2.UtilitiesWhen the house is vacated, utilities Owner
(heat and hydro) will be required to be
continued for the property to ensure
that structural problems do not arise
due to a lack of heat or ventilation.
3.DocumentationPrior to the stabilization of the house, Facet Design Studio Ltd.
measured drawings will provide an
accurate record in the event that the
building is accidentally damaged
during excavation.
4.Removal of RearThe removal of the rear should be Contractor
Porch Facet Design Studio Ltd.
completed by manual demolition.
Minor masonry repairs, such as Contractor/ Conservator
5.Masonry Repair
repointing, should be completed prior
to the construction period.
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Medium Term
Table 3.0
Action Project Team Member
1.TemporaryThe house will be temporarily Contractor
Stabilization ofstabilized and supported for the
Houseconstruction period.
2.Grading PlanGrading plan will be reviewed to Contractor
ensure that it properly addresses Engineer
drainage in the vicinity of the retained
house.
3.Post InspectionAn inspection of the heritage building Contractor
should be completed soon after Engineer
excavation is completed to identify Heritage Consultant
any conservation issues that may
have occurred.
4.Attic RepairRepair of cracked plaster ceilings in Contractor (preferably with a
the finished attic area should be CAHP membership)
completed by an experienced plaster
trades person with experience with
historic materials.
5.Painting andHeritage elements/ features should Conservation specialist to
Cleaning ofbe cleaned safely following the ensure the proper paint and
Heritage Attributescorrect protocol for cleaning technique is utilized.
techniques of each particular feature Preferably with a CAHP
subsequent to its material. Elements/ membership.
features that require repainting
should be painted with like colours.
6.LandscapingLandscaping should complement the Owner
orientation and setback of the house
and not interfere or obstruct direct
views of the front façade. It is
recommended that heavy vegetation
near the foundation and to avoid
plants such as vines that can cause
damage to masonry walls and allow
for efflorescence and subsequent
structural damage. Landscaping
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should frame the view of the house
from the streetscape.
Long Term (Maintenance and Monitoring)
Long term conservation is achieved through maintenance and regular monitoring. Regular
maintenance is the best way to ensure that a cultural heritage resource is appropriately conserved over
the long-term and ensures that damages (including wear and tear, exposure to the elements) are
routinely inspected and repaired as necessary. By maintaining a status quo, there should not be the
requirement to replace heritage attributes and the need for major interventions. All maintenance, repair
or restoration or new design should respect heritage attributes and the original fabric or historic
materials, should be based on the documentary evidence.
Attributes and elements of a building will deteriorate over time through daily use. As such, all materials
inspected on an annual basis to repair elements which are at the end of their lifespan, including roof
and windows for example. Major elements should be considered for repair or replacement at the end
of their life spans, including roofs (20+ years), doors and windows (20-30+ years) and masonry (+/- 100
years). The average lifespans of these elements vary greatly and thus consistent monitoring is required.
In order to supplement the historic record, it is recommended that a record of all restoration and
maintenance work is documented over time. Conservation measures for the long-term include regular
monitoring and maintenance to uphold the level of care and function that is apparent today. Regular
monitoring will identify maintenance issues to be addressed on an ongoing basis. On-going
maintenance consists of visual assessments to identify any commencement of deterioration that can be
intervened at the earliest time possible.
Table 4.0
Long-Term Action Time Frame
Maintenance That a record be kept of Annual
Record maintenance and repairs over
Keeping the long-term to supplement
the historic record of the
building.
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Cleaning of Heritage elements/ features Every five (5) years.
Heritage should be cleaned safely
Attributes following the correct protocol
for cleaning techniques of
each particular feature
subsequent to its material.
Woodwork All woodwork including: Every five (5) years
Painting on
wooden porch.
Porches
Good Ensure landscaping is On-going
Husbandry
complementary to the house
Practices
and does not obstruct its view.
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10.0 Conclusions and Recommendations
ained by Facet Design
Studio to undertake a Heritage Impact Assessment (HIA) for the subject lands including 50-56 Weber
Street West and 107 Young Street, City of Kitchener. The proposed development includes an 8 storey
building in lieu of 50-56 Weber Street West and the integration of 107 Young Street into the
development. The following impacts were identified for both 107 Young Street specifically and the
greater CCNHCD.
Impacts
The following lists impacts identified as it relates to the compliance with the CCNHCD policies and
guidelines and impacts of development on existing and adjacent resources:
Minor impact of alteration to 107 Young Street due to the removal of building fabric to facilitate
the integration of the new building. This alteration impacts heritage attributes of the CCNHCD
as it is to a well maintained, finely detailed building that is largely intact.
Potential impact of land disturbances for 107 Young Street due to vibrations emitted from
construction equipment and possible drainage issues. There is potential for physical damage
to existing building during the construction phase (i.e. dust, debris, materials or equipment
accidentally damaging exterior form).
Potential impact of land disturbances for 48 Weber Street West and 109 Young Street, which
are contributing, well maintained, largely intact buildings within the CCNHCD. The depth of
excavation caused by the two level parking garage raises potential impacts of land disturbances
to the foundation of both of these adjacent buildings.
There are no anticipated adverse impact for the properties located at 58-60 Weber Street and 102
Young Street are located adjacent (non- contiguous) to the proposed development. Although the
proposed development does not meet the angular plane, if measured from the rear lot line of the
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adjacent property located at 109 Young Street, it has been determined that there are no significant
visual impacts to adjacent properties which is analyzed in sub-section 6.2 of this report.
Mitigation Recommendations:
Temporary Protection Plan which will include a Vibration Monitoring Plan for subject lands and
adjacent properties;
Salvage and inventory of removed built heritage fabric extracted from 107 Young Street to
facilitate the physical connection between the new construction and existing building;
Monitoring of deconstruction of portion of 107 Young Street as part of the alteration;
The rehabilitation of 107 Young Street must be consistent with the Parks Canada Standards and
nd
Guidelines for the Conservation of Historic Places in Canada (2 Edition) as outlined in Section
recommended that work be completed by professionals who are members of the Canadian
Association of Heritage Professionals (CAHP) who are familiar with these standards and
guidelines and that MHBC monitor the progression of the rehabilitation; and,
Materials extracted from the demolition of 50-56 Weber Street West and alteration to 107
Young Street should be repurposed within the development, if feasible. This includes materials
such as:
o Masonry;
o Wood (i.e. flooring);
o Original front door of 56 Weber Street West.
CCNHCD:
Exterior finishes and materials should be of high quality (i.e. stone masonry) and consistent with
the CCNHCD; their compatibility will be subject to Site Plan Review Committee approval
through the Site Plan process; and,
Lighting should be used to emphasis 107 Young Street along the streetscape (such as including
adjustable exterior flood lighting to highlight the house during evening hours), and signage
should not obstruct significant views of 107 Young Street and the greater CCNHCD.
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11.0 Sources
Berlin Today: Official Souvenir of the Best Town in Canada, 1906.
Bloomfield, Elizabeth and Linda Foster. Waterloo County Councillors: A Collective Biography. Caribout
Imprints, 1995.
Bloomfield and Foster. Waterloo County Councillors: A Collective Biography. Caribou Imprints, 1995.
Blumenson, John. Ontario Architecture: A Guide to Styles and Building Terms 1874 to the Present.
Fitzhenry and Whiteside, 1990.
City of Kitchener. Civic Centre Neighbourhood Heritage Conservation District Study, 2006.
Eby, Ezra. A Biographical History of Early Settlers and their Descendants in Waterloo Township. Kitchener,
ON: Eldon D. Weber, 1971.
English, John and Kenneth McLaughlin. Kitchener: An Illustrated History. Robin Brass Studio, 1996.
Facet Design Studios. Site Plan, Renderings, Shadow Study and Angular Plane. (PDF) June 9, 2021.
Google Maps & Google Earth Pro. 50-56 Weber Street West and 107 Young Street, City of Kitchener,
ON. 2020.
Government of Canada. Parks Canada. Standards and Guidelines for the Conservation of Historic
Places in Canada. 2010.
Hayes, Geoffrey. Waterloo County: An Illustrated History. Waterloo Historical Society, 1997.
Heritage Resources Centre. Ontario Architectural Style Guide. University of Waterloo, 2009.
mills, Rych. Kitchener (Berlin) 1880-1960. Arcadia Publishing, 2002.
Ministry of Heritage, Sport, Tourism and Culture Industries. Ontario Heritage Tool Kit: Heritage
Resources in the Land Use Planning Process, InfoSheet #2, Cultural Heritage Landscapes . Queens
Printer for Ontario, 2006.
Revised March 2022, December 2022, February 2023 &
March 2023 MHBC | 68
Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Ministry of Heritage, Sport, Tourism and Culture Industries. InfoSheet#5 Heritage Impact Assessments
and Conservation Plans, 2006
Moyer, Bill. Kitchener: Yesterday Revisited, An Illustrated History. Windsor Publications (Canada) Ltd.,
1979.
n/a. Busy Berlin, Jubilee Souvenir. 1897.
Region of Waterloo. Practical Conservation Guide for Heritage Properties. (PDF) Accessed December
10, 2019.
Stantec Inc. City of Kitchener Civic Centre Neighbourhood Heritage Conservation District Plan (PDF).
August 2007.
Uttley, W.V. (Ben), A History of Kitchener, Ontario. The Chronicle Press: Kitchener, 1937.
W.V. Uttley and Gerald Noonan. A History of Kitchener., Wilfrid Laurier University Press, 1975.
Revised March 2022, December 2022, February 2023 &
March 2023 MHBC | 69
Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Appendix A- Maps of the Subject Land
Revised March 2022, December 2022, February 2023 &
March 2023 MHBC | 70
±
±
Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Appendix B- Site Plan and Elevations
Revised March 2022, December 2022, February 2023 &
March 2023 MHBC | 71
Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Appendix C-Renderings
Revised March 2022, December 2022, February 2023 &
March 2023 MHBC | 72
Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Appendix D-Shadow Study
Revised March 2022, December 2022, February 2023 &
March 2023 MHBC | 73
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Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Appendix E-Angular Plane Study
Revised March 2022, December 2022, February 2023 &
March 2023 MHBC | 74
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Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Appendix F- Structural Condition Report (Tacoma
Engineers, 2018) and Relocation Report (Tacoma
Engineers, February, 2020)
Revised March 2022, December 2022, February 2023 &
March 2023 MHBC | 75
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50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Appendix G- Laurie McCulloch Building Moving
Report, March 2020 and Schematics for
Temporarily Stabilizing 107 Young Street During
Construction by Facet Design Studio
Revised March 2022, December 2022, February 2023 &
March 2023 MHBC | 76
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Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Appendix H- HIA Phase II Terms of Reference
Revised March 2022, December 2022, February 2023 &
March 2023 MHBC | 77
Ontario Heritage Act;
Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Appendix I-Measured Drawings and Elevations
Revised March 2022, December 2022, February 2023 &
March 2023 MHBC | 78
Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Appendix J- Phase I HIA
Revised March 2022, December 2022, February 2023 &
March 2023 MHBC | 79
HERITAGEIMPACT
ASSESSMENT REPORT
Phase I
50-52 Weber Street West, 56 Weber Street West & 107 Young
Street, City of Kitchener
Date:
January 17, 2020
(Revised March 13, 2020)
Prepared for:
Facet Design Studio Ltd.
Prepared by:
MacNaughton Hermsen Britton Clarkson Planning Limited (MHBC)
200-540 Bingemans Centre Drive
Kitchener, ON N2B 3X9
T: 519 576 3650
F: 519 576 0121
Our File: ‘17191A’
Heritage Impact Assessment Report Phase I
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Table of Contents
Project Personnel .......................................................................................................................................... 4
Glossary of Abbreviations ............................................................................................................................. 4
Acknowledgements ....................................................................................................................................... 4
Executive Summary ....................................................................................................................................... 5
1.0 Introduction ............................................................................................................................................ 8
1.1 Background ......................................................................................................................................... 8
1.2 Purpose ............................................................................................................................................... 8
1.3 Methodology and Approach ............................................................................................................... 9
1.3.1 Methodology .....................................................................................................................9
1.3.2 Approach ...........................................................................................................................9
2.0 Policy Context ....................................................................................................................................... 11
2.1 The Planning Act and PPS 2014 ......................................................................................................... 11
2.2 The Ontario Heritage Act .................................................................................................................. 12
2.3 The Ontario Heritage Tool Kit ........................................................................................................... 12
2.4 Region of Waterloo Official Plan (2015) ........................................................................................... 13
2.5 City of Kitchener Official Plan: A Complete and Healthy Kitchener (2014) ...................................... 13
2.6 City of Kitchener Zoning By-law 85-1 ................................................................................................ 16
2.7 Residential Intensification in Established Neighbourhoods Study (RIENS) (2017) ........................... 17
2.8 City of Kitchener PARTS Central Plan ................................................................................................ 17
2.9 Draft Civic Centre Secondary Plan (Map 17) and Proposed Zoning By-law 2019-051 (Under Appeal)
................................................................................................................................................................ 18
2.10 ......................................................................................................................................................... 19
Civic Centre Neighbourhood Heritage Conservation District Plan (2007) .............................................. 19
3.0 Introduction to Development Site and Surrounding Area ................................................................ 24
3.1 Description of Subject Lands ............................................................................................................. 24
3.2 Description and Heritage Status of Adjacent Properties .................................................................. 29
3.3 Surrounding Area and Weber Street West Streetscape ................................................................... 31
3.4 Description and Key Heritage Attributes of the Surrounding Civic Centre Neighbourhood Heritage
Conservation District............................................................................................................................... 33
March 13,2020 MHBC | i
Heritage Impact Assessment Report Phase I
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
4.0 Historical Overview of Subject Lands .................................................................................................... 35
4.1 Civic Centre Neighbourhood, Kitchener ........................................................................................... 35
4.2 50-52 Weber Street West, “The Cottage” ........................................................................................ 39
4.3 56 Weber Street West, “The Motz House” ....................................................................................... 41
4.4 107 Young Street, “The Craftsman House” ....................................................................................... 44
5.0 Current Conditions of Subject Lands .................................................................................................... 46
5.1 50-52 Weber Street West, “The Cottage” ........................................................................................ 46
5.2 56 Weber Street West, “The Motz House” ....................................................................................... 55
5.3 107 Young Street, “The Craftsman House” ....................................................................................... 68
5.4 Integrity and Physical Condition ....................................................................................................... 75
5.4.1 50-52 Weber Street West, “The Cottage” .......................................................................... 77
5.4.2 56 Weber Street West, “The Motz House” ........................................................................ 78
5.4.3 107 Young Street, “The Craftsman House” ........................................................................ 80
6.0 Evaluation of Cultural Heritage Resources ........................................................................................... 81
6.1 Evaluation under Ontario Regulation 9/06 ....................................................................................... 81
6.1.1. 50-52 Weber Street West, “The Cottage” ......................................................................... 81
6.1.2 56 Weber Street West, “The Motz House” ........................................................................ 84
6.1.3 107 Young Street, “The Craftsman House” ........................................................................ 87
6.2 Summary of Evaluation under Ontario Regulation 9/06 .................................................................. 89
6.3 Evaluation of Contribution to the District ......................................................................................... 90
7.0 Description of Proposed Demolition ..................................................................................................... 91
8.0 Impacts of Proposed Demolition .......................................................................................................... 92
8.1 Introduction ...................................................................................................................................... 92
8.2 Impact of Demolition in Relation to the Demolition Policies of the CCNHCD Plan .......................... 92
8.3 Impacts of Demolition on the CCNHCD ............................................................................................ 93
8.3.1 50-52 Weber Street West, “The Cottage” .......................................................................... 93
8.3.2 56 Weber Street West, “The Motz’ House”........................................................................ 94
8.4 Impact of Proposed Demolitions on Adjacent Buildings .................................................................. 94
9.0 Consideration of Alternatives to Demolition ........................................................................................ 95
9.1 Alternative Development Approaches .............................................................................................. 95
9.1.1 Do Nothing ...................................................................................................................... 95
March 13,2020 MHBC | ii
Heritage Impact Assessment Report Phase I
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
9.1.2 Retain and Conserve All Buildings ..................................................................................... 95
9.1.3 .........................................................................................................................................96
Intensify the Site while Retaining All Buildings .......................................................................... 96
9.1.4 ......................................................................................................................................... 96
Develop the Site while Retaining 107 Young Street and Either 50-52 or 56 Weber Street West ... 96
9.1.5 ......................................................................................................................................... 97
Develop the Site and Relocating Either 50-52 or 56 Weber Street West ...................................... 97
10.0 Mitigation and Conservation Measures .............................................................................................. 98
11.0 Conclusions and Recommendations ................................................................................................... 99
12.0 Sources .............................................................................................................................................. 102
Appendix A- Maps of the Subject Land ..................................................................................................... 104
Appendix B- Preliminary Site Plan ............................................................................................................ 105
Appendix C ................................................................................................................................................ 106
-Chain of Title ............................................................................................................................................ 106
i. 50-52 Weber Street West .................................................................................................................. 106
ii. 56 Weber Street West ....................................................................................................................... 106
iii. 107 Young Street .............................................................................................................................. 106
Appendix D- .............................................................................................................................................. 107
Structural Condition Report (Tacoma Engineers, 2018) and Relocation Report (Tacoma Engineers,
February, 2020) ......................................................................................................................................... 107
Appendix E- Laurie McCulloch Building Moving Report, March 2020 ...................................................... 108
Appendix F- CHIA Terms of Reference, Site Plan Pre-Submission Consultation Memo (November 10,
2017) ......................................................................................................................................................... 109
Appendix G-Curricula Vitae ....................................................................................................................... 110
March 13,2020 MHBC | iii
Heritage Impact Assessment Report Phase I
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Project Personnel
Dan Currie, MA, MCIP, RPP, Managing Director of Cultural Senior Review
CAHP Heritage
Vanessa Hicks, MA, CAHP Heritage Planner Research
Rachel Redshaw, MA, HE Dipl.Heritage Planner Author, Review
Glossary of Abbreviations
Civic Centre Neighbourhood Heritage Conservation
CCNHCD
District
HIA Heritage Impact Assessment
HCD Heritage Conservation District
MHBC MacNaughton Hermsen Britton Clarkson Planning
Limited
MTCS Ministry of Tourism Culture and Sport
OHA Ontario Heritage Act
OHTK Ontario Heritage Toolkit
O-REG 9/06 Ontario Regulation 9/06 for determining cultural
heritage significance
PPS 2014 Provincial Policy Statement (2014)
Acknowledgements
This report acknowledges that assistance provided by the City of Kitchener Public Library, Grace Schmidt
Room of Local History. The report also acknowledges that the City of Kitchener is situated on the land and
traditional territory of the Anishinabewaki, Attiwonderonk and Haudenosaunee which is located within the
lands protected under the Haldimand Treaty.
March 13,2020 MHBC | 4
Heritage Impact Assessment Report Phase I
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Executive Summary
MHBC Planning, Urban Design and Landscape Architecture (“MHBC”) was retained by Facet Design
Studio to undertake a Heritage Impact Assessment (HIA) for three (3) properties located at 50-52 Weber
Street West, 56 Weber Street West and 107 Young Street, City of Kitchener. The subject lands are located
north of the downtown core within the Civic Centre Neighbourhood Heritage Conservation District
(CCNHCD). As such, the subject lands are designated under Part V of the Ontario Heritage Act. The
buildings at 50-52 & 56 Weber Street West are proposed to be demolished and the building located at
107 Young Street is proposed to be retained and integrated into the development. The building at 107
Young Street will be temporarily relocated during the construction of the new building which will be part
of a Phase II HIA. This report concludes the cultural heritage value of each property as follows:
50-52 Weber Street, “The Cottage” has representative design value as a representative Ontario
Gothic Revival Cottage and contextual value for its location in CCNHCD;
56 Weber Street, “The Motz House” has representative design value as a Queen Anne building,
historical associations with John and William J. Motz and Henry J. Shoniker and contextual
value in CCNHCD;
107 Young Street, “The Craftsman House” has representative value as Arts and Craft/ Craftsman
house, its historical association with architect C. Knetchel and contextual value in CCNHCD.
While the HCD generally discourages demolition, the subject lands are within the Weber Street Policy
Area of the CCNHCD. The Plan does consider that change will occur within the Weber Street corridor.
Weber Street is a principle street within the CCNHCD Study (2007) however, the CCNHCD Plan (2007)
does acknowledge anticipated development and also that the size and scale of heritage buildings on
Weber Street “is generally larger than the rest of the district”.
While the loss of cultural heritage resources is discouraged, the HCD Plan recognizes that redevelopment
may occur in compliance with the Official Plan. The proposed development is consistent with policies for
increasing density along the Weber corridor in the City of Kitchener Official Plan and the Zoning By-law.
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Impacts
The designation associated with these buildings is within Civic Centre Neighbourhood Heritage
Conservation District; the heritage attributes of the district is identified in Section 2.4 of the CCNHCD
Plan (2007). It is important to note that the evaluation is based on the impacts that the removal of the
buildings have on the HCD attributes. This report concludes that heritage impacts, due to the proposed
development, are as follows:
Moderate impact of demolition of 50-52 Weber Street West as it is a unique building in the district
representing Gothic Revival architecture and contributes to the range of architectural styles in
the district. It is, however, not associated with an important business or community leader, well
maintained or finely detailed, nor does it contribute to an attractive, consistent streetscape or
Hibner Park.
Minor impact of demolition for 56 Weber Street West as it is associated with business community
leaders during a key era of development in Kitchener and represents Berlin Vernacular (Queen
Anne) architecture; 10.5 % of buildings in the District are of this style (40 buildings). It is, however,
not well maintained or largely intact, unique, or contributes to an attractive or consistent
streetscape or Hibner Park.
Potential impact of land disturbances to 48 Weber Street West, which is a contributing, well
maintained, largely intact building of the HCD, during the demolition of 50-52 Weber Street as
there is an approximate distance of four (4) metres between the buildings.
Mitigation Measures and Conservation Recommendations
Commemoration Plan
Loss of intangible heritage attribute of association with John and William J. Motz and Henry J.
Shoniker can be mitigated through commemorative interpretation;
Demolition Plan
The method of demolition (i.e. selective deconstruction) should be identified in the plan for the
demolition of 50-52 & 56 Weber Street West to protect adjacent 48 Weber Street and 107 Young
Street;
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Easy, high-valuable materials should be identified in the Plan prior to demolition to be salvaged
where feasible;
The location of the installation of construction fencing should be identified as a precautionary
measures to ensure no damage comes to the west elevation of 48 Weber Street West or 107
Young Street.
Further Recommendations
If the proposed demolitions are approved, the design of the building will be completed and a detailed
review of the building and compliance with the policies and guidelines of the Heritage Conservation
District Plan will be completed as part of a Phase II HIA.
If, the proposed demolitions are approved, the following actions are recommended to be implemented:
1)A Phase II HIA be completed once the final building design is complete;
2)A Conservation Plan for 107 Young Street be completed that includes conservation actions
to be implemented prior, during and post construction, this includes plans for temporary
relocation of the building to facilitate the underground garage;
3)Depending on the final location and design of the new building, a Cultural Heritage
Protection Plan (CHPP) be completed for adjacent building at 48 Weber Street and/ or 109
Young Street as required. Potential impact of alteration to 107 Young Street can be mitigated
by following recommendations made by Tacoma Engineers (CAHP) and Laurie McCulloch
Building Moving (Appendix D & E).
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1.0 Introduction
1.1 Background
MHBC Planning, Urban Design and Landscape Architecture (“MHBC”) was retained by Facet Design
Studio to undertake a Heritage Impact Assessment (HIA) for the subject lands, which is comprised of the
properties located at 50-52 Weber Street West, 56 Weber Street West as well as 107 Young Street (see
Appendix A for location map).
A Phase I HIA was completed and submitted in June 2018 and reviewed by Heritage Kitchener August
2018. The applicants’ proposal at that time was to demolish all three buildings on the subject lands. The
proposed demolitions were not supported by Heritage Kitchener. Since then, the applicants have
considered several development alternatives. The current proposal is to demolish the buildings at 50-52
& 56 Weber Street West. The building at 107 Young Street is proposed to be retained in-situ and
integrated into the new development.
The subject lands are located north of the downtown core and within the southern limits of the Civic
Centre Neighbourhood Heritage Conservation District (CCNHCD) (see Appendix A for CCNHCD
Boundary). As such, the properties are designated under Part V of the Ontario Heritage Act. The
properties are not located within or adjacent to either a ‘minor’ or ‘major’ gateway and therefore, not
subject to policies of the CCNHCD Plan regarding these features (referencing Street Lighting Concept
Map for the CCNHCD). The subject lands are identified in the CCNHCD Plan as ‘High Density Residential
Commercial’.
1.2 Purpose
The purpose of this HIA (Phase I) is to assess the impact of the proposed demolition of the heritage
resources on the subject lands and assess the impact on the Civic Centre Neighbourhood Heritage
Conservation District (CCNHCD) as a whole. This report provides a general description of the proposed
new building. A detailed evaluation of the proposed new building, and its compliance with the CCNHCD
Plan would be completed within the Phase II of the HIA.
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In Section 33.4 of the CCNHCD Plan (2007), it states that although demolition is strongly discouraged, it
recognizes that there are situations in which demolition may be necessary including occasionally
redevelopment that is in keeping with the appropriate City policies and CCNHCD Plan. The purpose of
this report is to determine if the proposed development qualifies to be a situation in which demolition /
relocation of existing buildings is appropriate, and that, the proposed new construction complies with
the CCNHCD Plan (2007).
1.3 Methodology and Approach
1.3.1 Methodology
The methodology of this report is based on the Heritage Impact Assessment (HIA) guidelines of the City
of Kitchener and pre-submission comments of November 10, 2017:
Present owner contact information for properties proposed for development ;
A detailed site history to include a listing of owners from the Land Registry Office and a history of
the site uses (s);
Written description of the buildings, structures and landscape features on the subject properties
including a list of heritage attributes;
Documentation of the subject properties including photographs and a site plan;
Outline of proposed development ;
Assessment of impacts (beneficial, neutral and adverse) of the propose development justifying and
explaining the loss of cultural heritage value and impact on the streetscape/ neighbourhood;
Alternative options ;
Implementation measures;
Conclusions;
Curricula vitae (See Appendix H))
1.3.2 Approach
A site visit was conducted by MHBC Cultural Heritage Staff on August 18, 2017, June 7, 2018 and May 3,
2019 to document the current condition of all properties within the subject lands. This Report reviews
the following documents:
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The Planning Act;
Provincial Policy Statement (2014);
The Ontario Heritage Act and the Ontario Heritage Toolkit
City of Kitchener’s Official Plan: A Complete and Healthy Kitchener (2014)
Draft Civic Centre Secondary Plan
Zoning By-law 2019-051
City of Kitchener’s Municipal Heritage Register
Civic Centre Neighbourhood Heritage Conservation District Study (2006);
Civic Centre Neighbourhood Heritage Conservation District Plan (2007);
Civic Centre Neighbourhood Heritage Conservation District Designation By-law 2008-039
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2.0 Policy Context
2.1 The Planning Act and PPS 2014
The Planning Act makes a number of provisions respecting cultural heritage either directly in Section 2
of the Act or Section 3 respecting policy statements and provincial plans. In Section 2 the Planning Act
outlines 18 spheres of provincial interest that must be considered by appropriate authorities in the
planning process. One of the intentions of The Planning Act is to “encourage the co-operation and co-
ordination among the various interests.” Regarding Cultural Heritage, Subsection 2(d) of the Act
provides that:
The Minister, the council of a municipality, a local board, a planning board and the Municipal
Board, in carrying out their responsibilities under this Act, shall have regard to, among other
matters, matters of provincial interest such as,
(d) The conservation of features of significant architectural, cultural, historical, archaeological or
scientific interest;
In support of the provincial interest identified in Subsection 2 (d) of the Planning Act, and as provided for
in Section 3, the Province has refined policy guidance for land use planning and development matters in
the Provincial Policy Statement, 2014 (PPS). The PPS is “intended to be read in its entirety and the
relevant policy areas are to be applied in each situation”. This provides a weighting and balancing of
issues within the planning process. When addressing cultural heritage planning, the PPS provides the
following:
2.6.1 Significant built heritage resources and significant cultural heritage landscapes shall be
conserved.
2.6.3 Planning authorities shall not permit development and site alteration on adjacent lands to
protected heritage property except where the proposed development and site alteration has been
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evaluated and it has been demonstrated that the heritage attributes of the protected heritage
property will be conserved.
Conserved: means the identification, protection, management and use of built heritage resources,
cultural heritage landscapes and archaeological resources in a manner that ensures their cultural
heritage value or interest is retained under the Ontario Heritage Act. This may be achieved by the
implementation of recommendations set out in a conservation plan, archaeological assessment,
and/or heritage impact assessment. Mitigative measures and/or alternative development
approaches can be included in these plans and assessments.
The subject lands are recognized as protected heritage properties as they are designated under Part V
of the OHA.
2.2 The Ontario Heritage Act
The Ontario Heritage Act, R.S.O, 1990, c.0.18 remains the guiding legislation for the conservation of
significant cultural heritage resources in Ontario. The buildings located at 50-52 & 56 Weber Street West
and 107 Young Street are designated under the Ontario Heritage Act (OHA). Although collectively
designated, each building was evaluated by the criteria provided with Ontario Regulation 9/06 of the OHA
which outlines the mechanism for determining cultural heritage value or interest.
2.3 The Ontario Heritage Tool Kit
This Report uses the Ontario Heritage Tool Kit to aid in the assessment of cultural heritage resources and
potential cultural heritage landscapes. This Report uses the “Heritage Property Evaluation” and “Heritage
Resources in the Land Use Planning Process” to evaluate and assess the existing buildings on the subject
lands. The latter booklet includes Info sheets. The following info sheets will be used in this report:
Info sheet # 1-Built Heritage Resources
Info sheet # 2- Cultural Heritage Landscapes
Info sheet # 4-Adajcent Lands and Protected Heritage Property
Info sheet # 5- Heritage Impact Assessments and Conservation Plans
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2.4 Region of Waterloo Official Plan (2015)
Chapter 3, Section 3.G of the Regional Official Plan provides policies regarding the conservation of
cultural heritage resources stating that they are,
-the inheritance of natural and cultural assets that give people a sense of place, community and
personal identity. Continuity with the past promotes creativity and cultural diversity... These
resources provide an important means of defining and confirming a regional identity, enhancing the
quality of life of the community, supporting social development and promoting economic prosperity.
The Region is committed to the conservation of its cultural heritage. This responsibility is shared with
the Federal and Provincial governments, Area Municipalities, other government agencies, the
private sector, property owners and the community.
Pursuant to Chapter 3. G. 13, Cultural Heritage Impact Assessments policies have been outlined for the
City of Kitchener for a proposed development that includes or is adjacent to a designated or listed
property on the Municipal Heritage Register of the applicable municipality, in this case, the City of
Kitchener. The CHIA guidelines outlined by the Region in Chapter 3 G. 17 are reflected in the HIA
guidelines used by the City of Kitchener defined in the beginning of Sub-section 2.1 of this report.
2.5 City of Kitchener Official Plan: A Complete and Healthy Kitchener (2014)
Section 12 of the Kitchener Official Plan (2014) provides the following objectives regarding the
conservation of cultural heritage resources:
12.1.1. To conserve the city’s cultural heritage resources through their identification, protection,
use and/or management in such a way that their heritage values, attributes and integrity are
retained.
12.1.2. To ensure that all development or redevelopment and site alteration is sensitive to and
respects cultural heritage resources and that cultural heritage resources are conserved.
Policies in Chapter 12.C.1.1 states that the City of Kitchener uses the Ontario Heritage Act, among other
Acts, to conserve cultural heritage resources in consultation with the City of Kitchener’s Municipal
Heritage Committee as it relates to its compliance with the provisions of the OHA. Conservation
measures are to be consistent with the Parks Canada Standards and Guidelines for the Conservation of
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Historic Places in Canada (Section 12.C.1.20). Conserving cultural heritage resources are stated to be a
requirement and/ or condition in processing and approving applications submitted under the Planning
Act (Section 12.C. 12.21). To ensure that conservation is pursued in the development process, the City
may require financial securities from the owner/ applicant during and after the development process
(Section 12.C.1.22).
In accordance to Section 12 C.1.23 (a)(d)(e), the City of Kitchener has required the submission of a HIA
for the redevelopment of 50-52 & 56 Weber Street West and 107 Young Street as it relates to these
buildings as designated structures within the CCNHCD. These properties are outlined as being in a
Secondary Plan in Map 3 (Land Use). These properties are within a heritage conservation district but not
within a heritage corridor as defined in Map 9 of the Official Plan (2014).
Mitigative and/ or conservation measures identified in this report and approved by the City will be
incorporated into the redevelopment plans and conditions of approval for planning application (Section
12.C.1.2.7).
The current development plan proposes to demolish 50-52 and 56 Weber Street West. As per Section
12.C.1.32, Demolition/Damage of Cultural Heritage Resources, the City may require all or any part of the
demolished cultural heritage resources to be given to the City for re-use, archival, display or
commemorative purposes at no cost to the City. If 50-52nd 56 Weber Street West are developed, a
Documentation and Salvage Report will be required which must be in compliance with Section 12.C. 1.3.4
which includes:
a)Architectural measured drawings;
b)A land use history; and,
c)Photographs, maps and other available materials about the cultural heritage resource in its
surrounding context.
Archival documentation will be required by the City for the proposed development of the salvage and
demolition of 50-52 and 56 Weber Street West as per Section 12.C.1.33,
In the event that demolition, salvage, dismantling, relocation or irrevocable damage to a
significant cultural heritage resource is proposed and permitted, the owner/applicant will be
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required to prepare and submit a thorough archival documentation, to the satisfaction of the City,
prior to the issuance of an approval and/or permit.
In changing contexts, the City of Kitchener may also require guidelines to best integrate new
development into mature neighbourhoods,
12.C.1.47. The City may require architectural design guidelines to guide development,
redevelopment and site alteration on, adjacent to, or in close proximity to properties designated
under the Ontario Heritage Act or other cultural heritage resources.
The proposed development intends on removing 50-52 Weber Street West which is an early residence in
the area as well as 56 Weber Street West which has historical significance. As so, the City strongly
encourages commemoration of these cultural heritage resources (Section 12.C.1.4.2).
The Civic Centre Secondary Plan for Land Use, Map 9 included in the Official Plan designates the subject
lands as High Density Commercial Residential with a Special Policy Area’ in the Civic Centre Secondary
Plan as per Section 16.D.1.3 (a) of the City of Kitchener Official Plan. The High Density Commercial
Residential designation applies to properties fronting onto Weber Street between College Street and the
St. Andrews Presbyterian Church, certain properties on the south side of Roy Street, and to certain
properties on Young and College Streets south of the westerly projection of Roy Street. The purpose of
this designation is to recognize the proximity of the Civic Centre Neighbourhood to high intensity land
uses of Downtown Kitchener. As such, the land use designation permits mixed use and multiple
residential developments to a maximum density of 4.0 FSR. The Secondary Plan specifies that
redevelopment within this area must obtain access from Weber Street only and that underground
parking is encouraged. Section 13.1.3 of the Secondary Plan provides the following as it relates to special
policy which applies to the property located at 107 Young Street.
13.1.3 Special Policies
2. Notwithstanding the High Density Commercial Residential designation on the properties
located at 102, 106, 107, 109 and 112 Young Street, 94, 98 and 102 College Street and 95,
99, 103 and 109 College Street, and notwithstanding the Mixed Use Corridor designation
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on the properties located at 95-97 Ahrens Street West, redevelopment of those properties
will be accomplished by a holding category being applied to such properties in the Zoning
Bylaw. The holding provision shall be removed so as to allow redevelopment to proceed
only when the following criteria have been met:
a) Consolidation or assembly of the property with property having legal frontage and access
to Weber Street, Water Street or Victoria Street;
b) All access to be from Weber Street or Water Street only, with no vehicle access to College
and Young Streets to be ensured by the conveyance of a 0.3 metre reserve along College,
Young or Ahrens Streets;
c) Such redevelopment including any surface parking, being buffered from the properties
located College and Young Streets in the Office-Residential Conversion designation by
means of building setback, and landscaped screening and/or berming; and
d) Site plan setting out the requirements of a), b) and c) above and any additional matters
required pursuant to Section 41 of the Planning Act. Conversion of these properties will only
be permitted within buildings existing as of the date of adoption of this Plan in compliance
with the regulations of the implementing Zoning By-law.
2.6 City of Kitchener Zoning By-law 85-1
The properties located at 50-52 Weber Street West are zoned CR-3 (Commercial Residential Three Zone)
as per the City of Kitchener Zoning By-law which permits a range of residential and commercial uses to
a maximum density of 4.0 FSR. The Zoning By-law does not specify a maximum height. The property
located at 107 Young Street is zoned CR-3 16H (Commercial Residential Three Zone). The Special Policy
applying to 107 Young Street requires that a holding provision be applied under the Zoning By-law until
certain criteria is met. This criteria is related to the consolidation of the lot with properties fronting Weber
Street West, the submission of a site plan, and appropriate site access and buffering.
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Figure 2:Excerpt of Weber Street West Corridor, Weber Street West, Existing Zoning ‘CR-3’. Location of
subject lands noted in red. (Source: City of Kitchener Interactive Map, 2017)
2.7 Residential Intensification in Established Neighbourhoods Study (RIENS)
(2017)
The final REINS report of February 13, 2017 clarifies the process in which redevelopment is approved in
the established neighbourhoods of the City to ensure compatible development through the amendment
of zoning rules. This report pays particular attention the Urban Design Manual Updates related to infill
development within established neighbourhoods. The Final Draft of the Urban Design Manual for Central
Neighbourhoods as a result of recommendations of RIENS includes goals as it relates to streetscapes,
scale and transition and specifically cultural heritage resources. This report acknowledges this updated
Urban Design Manual understanding that new construction should respect the existing established
streetscape of Weber Street and be complementary yet legible as a form of infill.
2.8 City of Kitchener PARTS Central Plan
The PARTS Central Plan is intended as a land use plan to guide development and change in the central
transit station area. The Plan was adopted by Council in 2016 and is intended toserve as the guiding
document for future updates to the City’s Secondary Plans, Comprehensive Zoning By-law and others.
The preferred plan identifies the subject lands as Medium Density Mixed Use. The Medium Density Mixed
Use classification identifies that the lands are intended to provide a broad mix of compatible residential,
commercial, retail, and institutional uses. The Medium Density Mixed Use category has a minimum
density of 1.0 FSR and a maximum density of2.0 FSR with a maximum height of 24 metres (8 storeys).
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Figure 3: Excerpt of the PARTS Central Plan (Preferred Plan Land Use Map). Approximate location of subject
lands noted in red. (Source: City of Kitchener, 2016)
2.9 Draft Civic Centre Secondary Plan (Map 17) and Proposed Zoning By-law
2019-051 (Under Appeal)
The City of Kitchener has updated its Secondary Plan(Map 17) and Comprehensive Zoning By-law (By-
law 2019-051); currently, both documents have not yet been implemented. The updated Civic Centre
Secondary Plan identifies the land including 50-52 & 56 Weber Street as “Mixed Use- Medium to High
Rise” and 107 Young Street as Low-Rise Residential Limited Office (draft Civic Centre Secondary Plan,
see Figure 4).
Proposed zoning By-law 2019-051 currently does not have regulations in place for residential zones which
includes 107 Young Street within the updated Civic Centre Secondary Plan, however, Mixed Use (MIX)
Zones in Section 8.1 outlines three mixed use zones.
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Figure 4: Civic Centre Neighbourhood Plan Land Use, Secondary Plan Map 17identifying the subject lands as
Mixed Use (Medium to High-Rise) and 107 Young Street as Low Rise Residential Limited Office within the
CCNHCD boundaries; red arrow identifies subject lands (Source: CCNHCD Plan, 2007)
2.10 Civic Centre Neighbourhood Heritage Conservation District Plan (2007)
The HCD Plan includespolicies and guidelines that provide direction for the management of change in
the CCNHCD. This includes policiesand guidelines for the demolition of existing buildings and the
construction of new buildings. The CCNHCD Plan also contains specific policies for lands in the Weber
Street Area. The subject lands are located within the Weber Street Area.
Demolition
Section 3.3.4 of the CCNHCD Plan states that the goal of the HCD is to preserve and protect the heritage
resources within its boundaries, however, the Plan states that there are situations where demolition and
redevelopment may occur where it is in keepingwith appropriate City policies as follows:
3.3.4 Demolition
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The goal of a heritage conservation district is to preserve and protect the heritage resources
within the short term and over the long term. However, it is recognized that there are
situations where demolition may be necessary such as partial destruction due to fire or other
catastrophic events, sever structural instability, and occasionally redevelopment that is
in keeping with appropriate City policies.
The policies of the CCNHCD Plan regarding demolition are as follows:
a) The demolition of heritage buildings in the District is strongly discouraged;
b) Any proposal to demolish a heritage building or portion of a heritage building that is
visible from the street or other public space within the District shall require a heritage permit
from the municipality;
c) Where demolition of a heritage building is proposed, the property owner shall provide
supporting documentation demonstrating appropriate reasons for the demolition;
d) In situations where demolition is approved by Council, written and/or photographic
documentation of any notable architectural features and construction techniques may be
required to create a record of the building and its components;
e) Reclamation of suitable building materials such as windows, doors, moldings, columns,
bricks, etc. for potential reuse in a new building on the site or as replacement components
for other buildings in the neighbourhood which require repair and restoration over time is
strongly encouraged if demolition for any heritage buildings in the District.
Weber Street Area Special Policies and Guidelines
Section 3.3.5.2 of the CCNHCD Plan (2007) states that Weber Street contains a number of the oldest
buildings in the Civic Centre Neighbourhood and that the scale of heritage buildings is generally larger
than those at the interior of the district (being 3-4 storeys) and there have been a number of larger
residences converted to multiple residential units or office/ commercial units.
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The Weber Street Area policies are:
a) The protection and retention of existing heritage buildings and their architectural
features is strongly encouraged;
b) Maintain residential streetscape character through the use of appropriate built form,
materials, roof pitches, architectural design and details particularly at the interface
between Weber Street and the interior of the neighbourhood,
d) Where redevelopment is proposed on vacant or underutilized sites, new development
shall be sensitive to and compatible with adjacent heritage resources on the street with
respect to height, massing, built form and materials.
e) Any buildings proposed over 5 storeys in height may be required to undertake shadow
studies where they abut existing residential uses, to demonstrate that they will not
unreasonably impact on access to sunlight in rear yard amenity areas.
f) Design guidelines provided in Section 6.9.2 \[Note: this is a typo and should read 6.9.4\]
Section of this Plan will be used to review and evaluate proposals for major alterations,
additions or new buildings to ensure that new development is compatible with the adjacent
context.
Site/ Area Specific Design Guidelines for Weber Street
The CCNHCD Plan (2007) outlines site specific guidelines in Sub-section 6.9.4 of the Plan. They are as
follows:
Any infill development on Weber Street should maintain a strong relationship to the street at
the lower levels (2 to 4 storeys) with respect to built form and use.
Setbacks of new development should be consistent with adjacent buildings. Where significantly
different setbacks exist on either side, the new building should be aligned with the building that
is most similar to the predominant setback on the street.
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Building facades at the street level should incorporate architectural detail, similar materials and
colours, and consistency with the vertical and horizontal proportions or rhythm of adjacent /
nearby buildings on the street to establish a cohesive streetscape.
New development shall have entrances oriented to the street.
Size, placement and proportion of window and door openings for new buildings or additions
should be generally consistent with those on other buildings along the street.
Any new buildings taller than 3 to 4 storeys should incorporate some form of height transition
or stepbacks to minimize the perception of height and shadow impacts to pedestrians on the
street and provide more visual continuity. Stepbacks should be a minimum of 2 metres to
provide for useable outdoor terraces for the upper levels.
Any buildings taller than 5 storeys abutting a residential property to the rear should be
constructed within a 45 degree angular plane where feasible, starting from the rear property
line, to minimize visual impacts on adjacent property owners.
To minimize impacts on properties to the rear of or flanking Weber Street, a rear yard setback
of 15 metres should be maintained for new buildings as well as additions where feasible.
Locate loading, garbage and other service elements (HVAC, meters, etc.) away from the front
façade so they do not have a negative visual impact on the street or new building / addition.
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Figure 5:Map of the Civic Centre Neighbourhood Boundary. Shaded areas indicate properties within the
‘Weber Street Area’ which pertains to specific policies of the HCD Plan. Approximate location of subject lands
noted in red. *Note that the subject lands are entirely within the Weber Street Area. (Source: CCNHCD Plan,
2007)
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3.0 Introduction to Development Site and
Surrounding Area
3.1 Description of Subject Lands
The subject lands are comprised of the properties located at 50-52 Weber Street West, 56 Weber Street
West and 107 Young Street and are approximately 0.179 hectares (0.442 acres) in size. See Appendix
A for maps of the subject lands.The subject lands are located north of the downtown core within the
boundary of the Civic Centre Neighbourhood Heritage Conservation Districtand zoned CR-3 (Zoning
By-law 85-1). The subject lands are identified as High Density Residential Commercial within the
CCNHCD on the Secondary Plan, Map 9(see Figure 6). The subject lands are included in the Weber
Street Area as identified in the CCNHCD Plan. This type of zoning extends to the east and west of the
property within the district. North-east and east of the development site is office residential
conversions.
Figure 6: Civic Centre Neighbourhood Plan Land Use, Secondary Plan Map 9 identifying the subject lands as
High Density Residential Commercial within the CCNHCD boundaries; red arrow identifies subject lands
(Source: CCNHCD Plan, 2007)
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The CCNHCD Study (2006) outlines four (4) groups which were used to categorize properties within
the CCNHCD. All buildings within the District were evaluated and assigned to a specific group (‘A’,
‘B’, ‘C’ or ‘D’). The CCNHCD Study states that the buildings were assessed ‘...primarily from what
was visible from the street combined with any historic data that could be compiled for the property.’
This categorization of the buildings helped to establish boundaries for the District. They are as
follows:
Group A or B: Group A or B properties if any one or combination of the following were true:
The property has been previously designated under the OHA;
The property was a particularly fine example of an architectural style, whether well
restored, aged and weary, or partially concealed by reversible alterations;
The property exhibited unique qualities or details that made it a landmark;
The property was a particularly well-maintained example of a modest architectural style;
The age of the building contributed to its heritage value, but was not the principal
determinant;
There was a significant and known historic event or person associated with the house;
The property contributed to the streetscape because it was part of an unusual sequence or
grouping, or was in a unique location.
Group C: Group C properties if any one or combination of the following were true:
The form and massing of the building revealed that it belonged to the historic family of
buildings, but may have been largely concealed by reversible alterations;
The building was a good example of a modest design repeated in many locations and
representing the area.
Group D: Group D properties if any one or combination of the following were true:
Original heritage qualities had been irreversibly lost or covered;
The original design, new or old, was lacking architectural character to contribute to the
area.
Section 6.2 of the HCD Study identifies that there are several factors which contribute to whether
or not an individual building, streetscape, or grouping of buildings within the District could be
considered significant. This helps to identify the individual elements of the District which contribute
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50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
to its heritage character and provide insight on the cumulative effect of those elements. These
factors are identified as follows:
Building Form, Massing, Height, Width, Visible Depth
Building Setting on a Property
Architectural Style
Building Facade Elevation Layout and Shape, Projections and Reveals;
Roof style, Dormers, Gables and Turrets;
Windows, Doors and Accessories;
Building Materials, Textures, Colours
Figure 7: Map noting location of Group A, B and C properties within the CCNHCD. Location of subject
lands noted in blue. (Source: CCNHCD Plan, 2007)
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50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
The following chart outlinesexisting buildingson thesubject lands as per the descriptions inthe
Kitchener Civic Centre Heritage Conservation District Study Inventory Summary of 2007. Prior to the
establishment of the HCD in 2008, 56 Weber Street West and 107 Young Street were not listed on
the City’s Municipal Heritage Register. Properties included in the inventory were also assigned
“groups” to indicate their cultural heritage value as reviewed in Sub-section 1.3.1.3.
Description as Per Architectural Heritage Status
Summary CCNHCD Plan (2007)
50-52 Weber Street One-and-a-half storey Ontario Cottage Designated under Part
\[1\]
West “The Cottage” constructed of stucco circa 1875. V(Group B)
56 Weber Street Vernacular two-and-a-half storey brick Designated under Part V
house with two pair windows built in 1889.
West(Group C)
Built by John Motz, editor of the Berliner
“The Motz House”
Journal and later Sheriff, Mayor in 1880-
1881.
\[2\]
107 Young Street One storeyvernacular brick house built Designated under Part V
circa 1910. (Group C)
“The Craftsman
House”
Photographs of the buildings on the subject lands can viewed on the following page.
\[1\]
House is constructed of brick; stucco applied to front verandah added in later years;
\[2\]
House is one and half storeys not one storey.
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50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Figures 8, 9 & 10: (Above Left) Photograph of 56 Weber Street West; (Above Right) Photograph of 50-52
Weber Street West; (Below) Photograph of 107 Young Street (MHBC, 2019)
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3.2 Description and Heritage Status of Adjacent Properties
Beyond the subject lands’ location within the CCNHCD, they are adjacent to other properties. The City
of Kitchener Official Plan defines adjacent as, “Lands, buildings and/or structures that are contiguous or
that are directly opposite to other lands, buildings and/or structures, separated only by a laneway,
municipal road or other right-of-way.” The following table details the description and heritage status of
these buildings:
Description as Per Heritage Status
Architectural Summary
CCNHCD Plan (2007)
Two-and-a-half Queen Anne
109 Young Street Designated under Part V(Group A);
Style brick house built circa
1890. Features include a two
storey porch.
48 Weber Four storey Tudor apartment
Designated under Part V (Group C).
Street West complex of brick and stucco
built circa 1930. Windermere
Court Apartments.
65 Roy Street One-and-half storey brick Designated under Part V (Group C).
English Cottage circa 1925.
Photographs of the buildings adjacent to the subject lands within the CCNHCD can viewed on the
following page.
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Figures 11, 12 & 13: (Above Left) Photograph of 109 Young Street; (Above Right) Photograph of 48 Weber
Street West; (Below Right) Photograph of 65 Roy Street (MHBC, 2019).
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3.3 Surrounding Area and Weber Street West Streetscape
The CCNHCD Plan (2007) acknowledges that Weber Street West is a prominent streetscape in the
historical development of the City (Sub-section 3.3.5.2). The description of this streetscape in Plan
describes the larger size and scale of buildings along the streetscape including: churches small scale
apartments (3-4 storeys) and a number of larger residences (3.9). The figures demonstrate the
adjacent scale and mass of buildings located in the immediate context of the proposed development
along Weber Street West.
Figures 14& 15: (Above)Photograph of Weber Street West Streetscape looking westwards along the street;
(Below) Photograph ofWeber Street West Streetscape looking eastward along the street(MHBC, 2019)
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As the subject lands are located at the edge of the district, theirlocationat the intersection of Young
Street and Weber Street West is considered a ‘gateway’ to the residential area of the HCD. The
following figures demonstrate the view of the subject lands in correlation with its placement at the
intersection and the view fromthe subject lands into the HCD.
Figures 16& 17: (Above)Photograph of 56 Weber Street and part of 50-52 Weber Street at the intersection
of Young Street and Weber Street West; (Below) Photograph along Young Street into the HCD from the
subject lands (MHBC, 2019)
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As mentioned in Sub-section 3.3.5.2 of the CCNHCD Plan (2007) entitled “Weber Street Area”buildings
in the Weber Street areaare“generally larger than the rest of the district.” The immediate surrounding
area to the subject lands, in particular to the east, is dominated by larger scale development(see Figure
18). Buildings between Young Street and Queen Street North that are included in the HCD are larger
buildings in comparison to the residential neighbourhood to the rear.
Figures 18:Axonometric viewof Weber Street Westlooking eastincluding immediate surrounding area to
the subject lands (GoogleEarth Pro, 2019); red circle indicates approximate location of the subject lands.
3.4 Description and Key Heritage Attributes of the Surrounding Civic Centre
Neighbourhood Heritage Conservation District
Key heritage attributes of the CCNHCD are outlined in 2.6 (Section 2.4) of the CCNHCD Plan (2007).
These attributes are the defining factors of the heritage district. Key attributes are described in the
physical geography and configuration of similar original buildings and their direct relationship to
surrounded businesses and factories and original land development pattern of the City. It also
describes the progression of architecture and building technology exhibited by houses and other
buildings, in particular the unique form of Queen Anne Style specific to the City of Kitchener dubbed
“Berlin Vernacular”. ‘Fine’ examples of these are categorized by Group ‘A’ or ‘B’; three quarters of the
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properties (147 properties) are categorized as Group ‘C’ which exhibit the standard construction and
are in a condition of repair and potential restoration. The following is a list of the key attributes of the
CCNHCD as defined by the District Plan (2007) on 2.7
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;
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 of recognizable architectural styles 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 laneways;
Hibner Park, Kitchener’s second oldest city park, as a green jewel in the centre of the District.
These attributes are important to the District and the City as a whole and deserve appropriate
preservation and management.
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4.0 Historical Overview of Subject Lands
Civic Centre Neighbourhood, Kitchener
4.1
thth
The Civic Centre Neighbourhood was developed in the 19and 20centuries as a residential area
adjacent to Kitchener’s former industrial core located south of the railway, providing homes for those
who owned or work for businesses/factories in the area.
The earliest residential buildings date from the 1850s, with the majority constructed between 1880 and
1915. The area developed slowly, experiencing significant infill in the late 1920s. The construction of
apartment buildings dotted the neighbourhood beginning in the 1960s. The neighbourhood reflects the
long development of the area from the 1850s to the recent past with a variety of housing styles.
Figure 19: Map of Waterloo Township in 1831 showing settled and cultivated land. Source: Waterloo Township
Through Two Centuries. Approximate location of subject property denoted by arrow.
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Figure 20:Detail of M.C. Schofield map of Berlin, 1853. Approximate location of subject lands denoted in red.
(Source: Kitchener Public Library)
Eagle Tannery was one of the largest industries, established in 1850s by Louis Breithaupt at the north
end of Margaret Avenue. A furniture factory was constructed by Jacob Baetz Sr. at 264 Victoria Street
North occupied the majority of the block between Ellen Street and St. Leger Street. By WWI,
approximately a dozen factories were constructed along the railway between Weber and Lancaster
Streets. According to the 1853 and 1861 map of Berlin, no buildings or structures are depicted on the
subject lands.
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Figure 21: Tremaine Map of Waterloo Township, 1861. Approximate location of subject property denoted by
arrow.
Figure 22: View of subject lands on from 1875 Bird’s Eye View (Courtesy of the University of Waterloo
Geospatial Centre, 2018
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Figure 23: View of subject lands on 1879 Map of Berlin, C.M. Hopkins (Courtesy of the University of Waterloo
Geospatial Centre, 2018.
Figure 24: 1892 Map of Berlin. Approximate location of subject lands noted in red. (Source: City of Kitchener
Public Library)
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Figure 25:Registered Plan 401 (no date). Approximate location of subject lands noted in red (Source: Kitchener
Land Registry Office).
The subject lands (including the properties located at 50-52 Weber Street West, 56 Weber Street West,
and 107 Young Street) are part of Lot 5, Registered Plan 401. Plan 401 was registered in the 1870s/1880s
era. A chain of title for Lot 5, Registered Plan 401 is provided in Appendix C of this report.
4.2 50-52 Weber Street West, “The Cottage”
The property located at 50-52 Weber Street West is legally described as Part Lot 5 n/s, Weber Street, Plan
401, City of Kitchener.According to the M.C. Schofield map of Berlin (1853), the subject lands had not
yet been sub-dividedby 1853. By 1879, the subject lands had been subdivided likely reflecting the
subdivision of land by Registered Plan 401 (also known as A.C. Webers Survey).
The 1879 map notes that the property was owned by H.M. Finlayson. However, this conflicts with Land
Registry records which confirm thatonly Elizabeth Finlayson (wife of H.M. Finlayson) owned the subject
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lands in the 19century.
At this time, the lot included the existing building at 50-52 Weber Street West. The 1879 mapshows a
roughly rectangular-shaped plan with an addition to the rear (likely a summer kitchen), and a detached
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outbuilding to the rear which is confirmed by available Fire Insurance Plans as a stable or similar structure.
At this time, the main building is noted as a single detached residence and does not include multiple
units.
According to records available at the Kitchener Land Registry Office, the first transaction of Lot 5, Plan
401 (west of Queen and North of Weber Street), was a discharge of mortgage to Elizabeth G. Finlayson
in 1886. Elizabeth and H.M Finlayson are not noted in the 1861, 1871 or 1881 census records for Berlin.
According to the 1871 census of Waterloo North (Woolwich Township), H. M. Finlayson (of Scotland) and
his wife Elizabeth Finalyson (of France) and their 7 children did not live on the subject lands, but resided
in Woolwich Township. According to the Waterloo Historical Society (1940), H.M. Finlayson was the
Postmaster of St. Jacobs in the 1860s. An advertisement for the Berliner Journal in the 1867 Directory of
Berlin notes that H. Finlayson was a paint manufacturer in Williamsburg. There is no information in the
historic record to conclusively determine that any members of the Finlayson family ever resided in the
dwelling located at what is now 50-52 Weber Street West.
The building located at 50-52 Weber Street West is noted on the 1892 Bird’s Eye View map, adjacent to
the building at 56 Weber Street West. While the building is depicted, it does not appear to have the exact
same architectural characteristics as what is existing. This is likely due to artists’ interpretation of the
structure (See Figure 24).
According to the 1894 (revised 1904) Fire Insurance Plan, the building appears and includes a footprint
similar to what is existing. At this time, the building is not identified as being separated into multiple
units. The existing rear addition is also not depicted. Instead, a smaller rear addition is shown at the north
elevation, towards the east. The property also includes a rear detached barn or stable.
th
According to early 20century directories of the City of Kitchener, Mrs. Susan Robson and David Devitt
were the residents of 50 and 52 Weber Street West. As Robson and Devitt are not included in Land
Registry Records as being owners of the property, it is likely that the building was already made available
to renters at this time. Members of the Motz family owned part of Lot 5 from 1886 to 1932 (Zinger,
Maiden name Motz). It is possible that when Motz purchased Part of Lot5 in 1886, he also purchased the
portion of the lot which included what is now 50-52 Weber Street West and had it altered into a duplex
for rental purposes. According to the 1925 Directory, the residents of 50-52 Weber Street West were Fred
Timm and Wm. (William) Speers.
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According to the 1904 (revised 1925) Fire Insurance Plans, the building is again described with a similar
footprint as what is existing. However, the building has been separated north-south, into two residential
units. Therefore, the building was constructed as a single-detached residence between 1853 and 1879,
and was converted to a duplex dwelling between 1904 and 1925. This would have resulted in alterations
to the building including the removal of an original (central) entrance, which is typical of Ontario
Cottages, and the construction of two new entrances for each of the units to the north and south,
respectively as per the Fire Insurance Plans. Further, an addition at the rear (north) elevation was
removed and replaced with two separate single storey wood frame additions at each side of the building
for each of the separate dwelling units. The detached accessory structure/stable in the rear yard was
removed by this time.
In 1935, the residents included Mrs. E. Schneider and T. Russell Wilson. By 1945, the residents included
Mrs. E. Schneider and Jas. Sutherland.
The 1940 voters list indicates the residents of 50 Weber Street West are Emma and Maude Schneider.
Albert, Beatrice and Glen Julien reside at 52 Weber Street West.
The 1908 (revised 1947) Fire Insurance Plan indicates that the building was still divided into two separate
dwelling units. The rear wood frame rear addition was enlarged slightly so that it spans across the entire
north elevation. A small detached structure has been added to the rear yard, at the east side of the house
and was likely used as a garage as it is in alignment with a laneway beside the house.
4.3 56 Weber Street West, “The Motz House”
The building located at what is now 56 Weber Street West is not indicated on the 1879 map of Berlin. The
building appears on the 1892 Bird’s Eye View map, indicating that the building was constructed between
1879 and 1892. According to land registry records, part of Lot 5 was sold by John Cairnes to John Motz in
1886. The existing building was constructed by members of the Motz family at this time. Photographs
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of the building (and members of the Motz family) in the late 19 century display the original features of
the building (See Figures 26 & 27).
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Figure 26:Late 19century photo of 56 Weber Street West, noted as the residence of the ‘William J. Motz family’
(Source: Ancestry.ca)
Figure 27:Photo of 56 Weber Street West, noted as the residence of the ‘Sheriff Motz’, n.d. (Source: Berlin
Today 1806-1906)
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According to Bloomfield and Foster (1995) John Motz was born in Prussia in 1830. He was Reeve of Berlin
1871-1875, Councillor in 1879, and Mayor from 1880 – 1881. He sat on Waterloo County Council from 1871
to 1875. He immigrated to Canada in 1848. By 1859 he started the Berliner Journal, remaining as editor
until 1899. He was Sheriff of Waterloo County from 1900 to 1911. He was a Trustee on the Berlin Separate
School Board and Berlin High School Board, chair of the Berlin Free Library Board, and was also on a
board which organized the 1898 Saengerfest. He was also the founder of St. Boniface Benefit Society. As
per a review of directories for the City of Kitchener, John Motz resided at 56 Weber Street West until his
death in 1911 (See Figure 28).
Figure28: Portrait of John Motz, n.d. (Source: Waterloo Generations)
The 1894 revised 1904 Fire Insurance Plan indicates that the building is roughly rectangular in shape and
includes a bay window at the south (front) elevation. Two additions have been constructed to the north.
According to land registry records, the property was transferred from John Motz to his son, William J.
Motz in 1912.
According to the St. Mary’s General Hospital Foundation, William J. Motz was also a prominent figure of
the community. He was president and publisher of the Kitchener Daily Record. He was president of the
Canadian Daily Newspapers Association and the founder of the Ontario Provincial Dailies Association.
He was also director of the Economical Mutual Fire Insurance Co. and the Waterloo Trust and Savings Co.
He was a member of the St. Mary’s Church Council, the Kitchener Chamber of Commerce, the Holy Name
Society, the Knights of Columbus, and was also served on the Kitchener Public Library Board. Further, he
was a member of the Mothers Allowance and Old Age Pensions Board. He was first Chairman of the Lay
Advisory Committee and forerunner to the present Board of Trustees of St. Mary’s General Hospital from
1922 to 1938. He was a member of the St. Mary’s building Committee and aided in planning the
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construction of St. Mary’s Hospital. Today, a section of the St. Mary’s Hospital is named after W.J. Motz
(1870-1946) for his outstanding work.
William J. Motz married his wife Rose Huck in 1901. According to the 1911 census, William J. Motz resided
at 180 King Street West. According to the 1921 census, William J. Motz resided at 370 King Street West
with his wife Rose and son John.
In 1912 after the death of John Motz, Rose Motz was granted part of Lot 5 valued at $2,750.00, which
likely included the house. In 1918, Rose and William Motz sold to Carl Pritschau. Pritschau sold to Henry
Baer in 1918. Baer sold part of Lot 5 to John Wintermeyer in 1925. Wintermeyer sold to Hilda M. Shoniker
in 1929 for $7,000.00.
According to the 1925 Fire Insurance Plans, two small detached brick outbuildings have been added to
the north and east elevations, one of these buildings is noted as ‘Auto’ (automobile garage).
According to the 1925 Directory, the resident of 56 Weber Street West included I. W. Malcolm, Herbert
Atkinson, and L. Jewell. By 1935, the building was the resident of Harry J. Shoniker, physician. It is likely
that the existing additions to the building at the south and east facades were constructed by Harry J.
Shoniker to support the use of the building as a doctor’s office and residence as he was the owner of the
property during this time. These additions are depicted on the 1947 Fire Insurance Plan. Harry J. Shoniker
and his wife Hilda are listed in the Kitchener Directory as residing at 56 Weber Street West in 1935. Harry
J. Shoniker (physician) and wife Hilda are listed again in the 1940 voters list as residing in 56 Weber Street
West, with them was Luella Meyer, maid. Henry J. Shoniker died in 1964.
4.4 107 Young Street, “The Craftsman House”
th
According to early 20 century directories of the City of Kitchener, no building was yet constructed at
107 Young Street. The only addresses between Weber Street and Roy Street include 109 and 112 Young
Street.
As per a review of Fire Insurance Plans, the building located at 107 Young Street was constructed at some
point between 1904 and 1925. According to the land registry records, William Motz sold a portion of Lot
5 to his sister, Louisa Zinger (maiden name Motz) for $250.00 in 1912. Louisa Motz is noted as residing at
56 Weber Street West with her family as per the 1911 census records for Berlin. Louisa married John
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Zinger and likely constructed the building at 107 Young Street shortly after they were granted the
property in 1912. The building was designed by Charles Knechtel (as per a review of original blueprint
plants for the building). Louisa and John had a daughter, Leone, who was born in 1902. Louisa, Leone,
and Helen Motz are listed as residing at 107 Young Street in the 1921 census of Kitchener. Mrs. L. Zinger
is also noted as residing on the property in the 1925 Directory
The 1908 rev. 1925 FIP depicts a single storey brick building with a building footprint similar to what is
existing. No changes to the building or lot are noted on Fire Insurance Plans between 1925 and 1947.
These blueprints confirm that the building was designed by Charles Knechtel (architect) for Mrs. Louisa
Zinger. The existing features of the building are similar to those depicted in the blueprints.
According to the Directory of Canadian Architects, Charles Knechtel was an architect who continued the
work of his father, Jonas Knechtel (also an architect) after his death in 1894. Charles Knechtel resided in
Berlin and is noted as designing the east and west wings of the Victoria Public School located at what is
now 25 Joseph Street in the City of Kitchener. Charles Knechtel also designed the former Victoria Park
Pavilion in 1902, which was destroyed by fire in 1916 (mills, 2016).
Leone Zinger married Joseph Edward Fehrenbach in 1931. According to land registry records, Laura C.
Brant and John E. Caines granted part of Lot 5 to Joseph E. Fehrenbach and Leone M. Zinger in 1928 for
$5,800.00. In 1932, Louise Zinger (widow) granted Leone and Joseph E. Fehrenbach 0.09 acres of land
for $1.00.
Therefore, John Motz and his wife (residents of 56 Weber Street West) granted lands for their daughter
Louisa to build a house north of 56 Weber Street at what is now 107 Young Street. Louisa granted the
lands to her daughter Leone Fehrenbach (maiden name Zinger) in 1928.
Joseph and Leone Fehrenbach are noted as residing at 107 Young Street with Leone’s mother Helen
Zinger (widow), as well as R.C. Wilson and in the 1935 voters list for the City of Kitchener. Joseph E. And
Leone M. Fehrenbach granted the lands to Albert E. Besserer in 1947. A. E. Besserer granted the lands to
Eileen M. Norris in 1958 for $12,800.55.
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5.0 Current Conditions of Subject Lands
This Section of the report reviews the current conditions of the properties on the subject land to
determine the condition of the overall structure s and any particular features of these buildings.
5.1 50-52 Weber Street West, “The Cottage”
The building located at 50-52 Weber Street West is identified as ‘Group B’ in the CCNHCD Plan as it met
one or more of the criteria for this ranking category. The CCNHCD Study and Plan do not specifically
identify which of these criteria it met. ‘Group B’ buildings wererecommended to be listed in the Heritage
Register. According to the Civic Centre Neighbourhood Heritage Conservation District Plan, the property
located at 50-52 Weber Street West is described as an Ontario Cottage constructed prior to 1879.
C
A
B
IdentifierTime PeriodDescription
A 1853-1879Original building footprint (Gothic Revival Cottage)
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B 20centuryPorch enclosed and altered
C 1925 -1947Rear addition
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EXTERIOR
The building located at 50-52 Weber Street West can be described as a 1 ½storey brick Gothic Revival
building (also known as an ‘Ontario Cottage’) constructed between 1853 and 1879. The building was
originally a single-detached building and was converted into a duplex between 1904 and 1925 as per a
review of available Fire Insurance Plans. The building currently includes a 2 storey rear addition
constructed between 1925 and 1947. A portico at the south elevation has been enclosed at some point in
th
the latter half of the 20century.
North Elevation
The north (rear) elevation displays a 2 storey addition with flat roof. According to a review of Fire
Insurance Plans, this addition was constructed between 1925 and 1947. The existing north elevation
includes a person door and window at the first story, with two rectangular-shaped windows above. These
windows and door openings are contemporary. The addition is clad in contemporary horizontal siding.
Figures 29 & 30: (left) View of north elevation looking south towards Weber Street West (right) View of rear
addition looking south-west towards Weber Street West (Source: MHBC, 2017)
West Elevation
The west elevation includes a view of both the original portion of the building and the existing rear
addition. The ground floor of the original portion of the building includes a large square-shaped
contemporary window which has replaced an original rectangular-shaped window. A rectangular-shaped
window is located to the north at ground level, with two rectangular-shaped windows below the gable
roof. All rectangular-shaped windows at the west elevation of the original portion of the building include
contemporary replacement window replacements. Two windows are visible at the east elevation of the
rear addition. The first storey window includes a 6x6 wood frame window. This window was utilized from
the original portion of the building. The second storey window is a contemporary replacement window.
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Figures 31& 32: (left) View of east elevation looking north-east from north side of Weber Street West (right)
View of laneway between 50-52 Weber St. West and 56 Weber Street West, looking north (Source: MHBC, 2017
Figure 33: Detail view of 6x6 wood frame window at west elevation of rear addition, (Source: MHBC, 2018)
South Elevation
The south (front) elevation of the original portion of the structure includes a steeply pitched front gable
with lancelet style window below. The top-portion of the lancelet window is original (wood framed) and
the bottom portion has been replaced with an operational vinyl window. The side-gable roof of the
building is oriented east-west. The south elevation includes a former portico or verandah which has been
enclosed and includes two large contemporary casement windows and two person doors at the east and
west providing access to Weber Street West. The interior of the portico includes one door to the east,
and two doors to the west. None of these doors are original to the structure as Fire Insurance Plans
confirm the building was originally constructed as a single residential unit and was converted to a duplex
or ‘double house’ after 1904. The original door would have been located central to the south elevation.
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The western-most door interior to the enclosed verandah was added in the 20century to provide access
to the existing massage parlour at ground-level. The entire building is constructed of brick which has
been painted white.
Figures 34 & 35: (left) View of south (front) elevation looking north from south side of Weber Street West
(right) Detail view of south elevation, looking north (Source: MHBC, 2017)
Figures 36 & 37: (left) View of south (front) elevation looking north from south side of Weber Street West
(right) Detail view of south elevation, looking north (Source: MHBC, 2018)
East Elevation
The east elevation of the original portion of the building includes four rectangular-shaped windows, two
at the first storey and two below the gable roof. The window openings are typical of those found on
Ontario Cottages. The existing windows at the first storey are 6x6 wood framed windows and are likely
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original to the structure. While 6x6 windows are not uncommon to the mid. 19 century, no photographic
evidence can confirm whether or not the house originally had 6x6 windows or otherwise.
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Figures 38 &39: (left) View of east elevation, looking north-west from south side of Weber Street West (right)
View of east elevation, looking north-west from north side of Weber Street West (Source: MHBC, 2017)
Figures 40 & 41:(left) View of east elevation, looking north-west from south side of Weber Street West (right)
View of east elevation, looking north-west from north side of Weber Street West (Source: MHBC, 2018)
INTERIOR
Basement
The basement of 50-52 Weber Street West provided information as to the overall structural system of
the building. The building was constructed with a rubble stone foundation and the floors included poured
concrete. The floor system is supported by sawn floor joists with a hand hewn beam where joists appear
to be continuous over the main beam. The basement also includes several squared brick pillars providing
additional structural support.
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Figures 42 & 43: (left) View of basement foundation noting field stones, (right) View of basement foundation
noting field stones and alterations to include water and heating systems, (Source: MHBC, 2018)
Figures 44& 45: (left) Detail view of sawn floor joists running perpendicular to main beam, (right) Detail view
of main beam, approximately -10” wide (Source: MHBC, 2018)
Main Floor
The entire main floor (including the main floor of the rear addition) of 50-52 Weber Street West has been
renovated to facilitate the use of the space as a massage parlor. As a result, all surfaces have been re-
finished. This includes the installation of drop-tile ceilings, new flooring and new drywall. No heritage
features or materials were visible at the first floor.
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Figures 46 & 47: (left) Detail view of main floor noting new flooring materials (right) View of new finishes at
interior of original portion of building and rear addition, (Source: MHBC, 2018)
Figures 48 & 49: (left) Detail view of original portion of dwelling noting drop-tile ceilings and new wall
finishes, (right) View of original portion of dwelling, looking south towards Weber Street West (Source: MHBC,
2018)
Second Floor
The second floor of the original portion of the building as well as the rear addition has been divided into
two residential units at the east and west sides of the dwelling. The easterly unit and westerly unit are
accessed by separate entrances through the enclosed verandah fronting Weber Street West. Both units
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were accessed via stairs having squared-wood banisters which are commonly found in early 20 century
construction (See Figures 59 and 62).
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The easterly unit includes re-finished floors, mouldings, trim, ceilings and walls. However, some early
plastered walls were found to the south towards Weber Street. The existing lancelet unit was visible from
the easterly unit, where the top includes the original wood-frame window and the bottom has been
replaced with a vinyl window (See Figure 52).
Figures 50 & 51: (left) View of interior of enclosed verandah looking east towards Weber Street West, (right)
View of stairs inside enclosed verandah providing access to easterly unit (second floor), (Source: MHBC, 2018)
Figures 52& 53: (left) Detail view of top (original/wood) portion of lancelet window and bottom vinyl portion of
window, (right) View of typical flooring, trim and walls of easterly unit, (Source: MHBC, 2018)
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The westerly unit has also been re-finished to include re-finished walls, ceilings and floors. While this is
true, the rear portion of the addition included one wood-trimmed door opening and door, both of which
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are indicative of interior features typically dated to the early 20
century (See Figure 54).
Figures 54 & 55:(left) Detail view of original portion of dwelling noting drop-tile ceilings and new wall
finishes, (right) View of original portion of dwelling, looking south towards Weber Street West (Source: MHBC,
2018)
Figures 56 & 57:(left) Detail view of original portion of dwelling noting drop-tile ceilings and new wall
finishes, (right) View of original portion of dwelling, looking south towards Weber Street West (Source: MHBC,
2018).
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5.2 56 Weber Street West, “The Motz House”
The building located at 56 Weber Street West is identified as ‘Group C’ in the CCNHCD Plan. According
to Section 2.4 of the CCHCD Plan, buildings which are recognized as ‘Group C’ are noted as having
‘attributes that contribute to the value of the heritage environment of the district’. The CCNHCD Plan
notes that these properties exhibit standard construction styles which were prevalent during the
development era of the district.
According to the Architectural Ranking Summary of the Civic Centre Neighbourhood Heritage
Conservation District Plan, the property located at 56 Weber Street West is a vernacular style building
constructed in brick c. 1889. The CCHCD Plan notes that the building was constructed by John Motz,
editor of the Berliner Journal and later sheriff and Mayor in 1880-1881. While this is true, a more accurate
description of the building’s features indicates that it was constructed in the Queen Anne architectural
style. The building located at 56 Weber Street West can be described as a 2 ½ storey brick structure
constructed between 1875 and 1892 in the Queen Anne style of architecture. The building includes
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several additions constructed in the late 19 and 20 centuries described in this report as ‘B’, ‘C’, ‘D’, and
‘E’ (see following page).
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B
E
A
C
D
IdentifierTime PeriodDescription
A 1879-1892Original building
B c. 1894Rear addition
C 1925-1947Doctor’s Office addition
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D First half 20Enclosed front porch
century
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E Later half 20Rear addition and 2 storey veranda
century
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North Elevation
The north (rear) elevation includes a 2 storey brick addition (described in this report as Section ‘B’).
According to a review of Fire Insurance Plans, this rear addition was already constructed by 1904. The
north elevation also includes a second storey wood frame porch (described in this report as Section ‘D’)
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constructed in the latter half of the 20century. The north (rear) elevation of Section ‘B’ includes three
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small contemporary windows which have been added in the 20 century. These windows are not
symmetrical or balanced, and do not follow traditional design patterns of the Queen Anne architectural
style.
Figures 58 & 59: (left) View second storey of north elevation, looking south (right) View of ground level of
north elevation, looking south (Source: MHBC, 2017)
East Elevation
The existing east elevation has been subject to a single storey brick addition (described in this report as
Section ‘C”) constructed between 1925 and 1947. The addition was added during the time the building
was owned by Dr. Henry J. Shoniker, who likely constructed the addition so that it may be used as a
doctor’s office. This addition includes three rectangular-shaped windows. The window closest to Weber
Street West has been bricked-over.
The original portion of the east elevation (Section ‘A’ of the building) is visible above the existing addition
and provides views of a side gable, having a set of rectangular-shaped windows. Two rectangular-shaped
windows are located at the second storey and a large chimney is visible above the roof. These window
openings are original, but have been replaced with contemporary windows.
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Views of the east elevation of Section ‘E’ of the building includes a wood frame patio with balcony above.
Multiple contemporary window openings have been added for residential purposes.
Figures 60 & 61: (left) View of east elevation, looking north-west from north side of Weber Street West (right)
View of east elevation of rear addition, looking south-west towards Weber Street (Source: MHBC, 2017)
Figures 62& 63:(left) Detail view of east elevation, looking north-west from north side of Weber Street West
noting existing chimney (right) Detail view of east elevation, looking north-west from north side of Weber
Street West (Source: MHBC, 2018)
South Elevation
Views of the south (front) elevation include the original portion of the building (described in this report
as Section ‘A’) as well as the easterly addition (Section ‘C’). The south elevation has also been subject to
alterations, where a 2 storey addition has been added east of the projecting bay window (described in
this report as Section ‘D’). This addition conceals the original front façade and includes contemporary
windows at the second storey, with yellow/buff brick columns at the first storey and a wood frame
entrance with decorative wood panels and windows. This addition includes design features indicative of
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the Edwardian or Craftsman style of architecture which dates to the early 20century.
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The south elevation of the original portion of the building(Section ‘A’) displays features indicative of the
Queen Anne style of architecture. Here, sets of tall rectangular-shaped windows are provided in the bay
window, all of which have been replaced with contemporary (vinyl) windows. Wood brackets are
provided below an overhang cornice of the gable, which includes one small window with three panels.
This window is original as per a review of the historic photographic of the building.
Section ‘C’ of the building can be described as a rectangular-shaped single storey addition with flat roof.
The building is oriented north-south and includes a main entrance fronting Weber Street West. The south
elevation entrance includes poured concrete steps and portico, a large contemporary casement window,
and a board-and-batten cladding and flat parapet.
Figures 64 & 65: (left) View of south elevation looking north-west from south side of Weber Street West (right)
Detail view of south elevation, first storey, looking north east(Source: MHBC, 2017)
Figures 66 & 67:(left) View of south elevation looking north from north side of Weber Street West (right) View
of south elevation looking north from north side of Weber Street West (Source: MHBC, 2017)
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Figures 68 & 69:(left) Detail view of south elevation enclosed portico (Section ‘D’) (right) Detail view of
woodwork at exterior of Section ‘D’ (Source: MHBC, 2018)
West Elevation
The west elevation is visible from Young Street. Here, the original portion of the building (Section ‘A’) is
visible, with the rear brick addition (Section ‘B’). The original portion of the building includes a projecting
side gable. The gable peak above the roofline includes an original wood-frame half-moon shaped window
with multiple lights. Section ‘A’ of the building provided views of wood cornice and dentils hidden
beneath contemporary fascia which is peeling away (See Figure 72).
Two pairs of rectangular-shaped contemporary windows are located at the second and first storeys,
which respect the original window openings. A brick chimney has been removed above the roofline.
Views of the west elevation of Section ‘B’ include a door accessed by a set of concrete steps which were
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added in the 20century to access an apartment unit (See Figure 73). Two sets of paired rectangular
contemporary windows are located at the first and second storeys. A small dormer with contemporary
windows has been added above the roofline.
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Figures 70& 71:(left) View of west elevation looking east from west side of Young Street, (right) View of west
elevation looking north-east from corner of Weber Street and Young Street (Source: MHBC, 2017)
Figures 72& 73:(left) View of west elevation looking east from west side of Young Street, (right) View of west
elevation looking north-east from corner of Weber Street and Young Street (Source: MHBC, 2018)
INTERIOR
Basement
The basement of 56 Weber Street West provides evidence of the overall construction methods of the
house. The basement includes several sectioned-off rooms with brick walls providing load-bearing walls.
The foundation was constructed of rubble stone. The floor system includes several 6x6 wood timber
beams as well as sawn floor joists. Additional wood framing supports (i.e. pillars) arealso visible in the
basement.
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Figures 74 & 75:(left) Detail view of original portion of building (brick floor) and addition (Section ‘C’) with
poured concrete floor (right) Detail view of floor joist and cross brace with square-head nail (Source: MHBC,
2018)
Figures 76 & 77:(left) Detail view of sawn wood floor joist, (right) Detail view of stone foundation with bricks
(likely a chimney) (Source: MHBC, 2018)
Main Floor
The main floor of the building includes an enclosed vestibule at the south elevation (Section ‘D’). This
enclosed vestibule provides access to one of the main floor units, and stairs providing access to the
second floor unit. The vestibule includes a wood-frame door, which is not original, and has been
confirmed by the owner to have been added by the previous owner of the building.
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The main floor unit has been renovated to include new windows, flooring, drywall, drop-tile ceilings, and
access to a rear wood-frame porch (Section ‘E’). No original finishes were observed. The unit included
operational radiators.
Figures 78 & 79: (left) Detail view of enclosed vestibule (Section ‘D’) noting wood door and trim providing
access to main floor unit (right) Detail view of wood frame door and trim in vestibule providing access to main
floor unit (Source: MHBC, 2018)
Figures 80 & 81: (left) View of typical room in main floor unit with new flooring and drop-tile ceilings, (right)
View of access to patio (Section ‘E’) in main floor unit, looking east (Source: MHBC, 2018)
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The second main floor unit is accessed via ‘Section ‘E’ atthe east elevation of the building. The unit has
been entirely renovated with new windows, flooring, drywall, and drop-tile ceilings. The unit also
included one operational radiator and one wood-frame door which is not original to the structure.
Figures 82& 83: (left) View of wood door in second main floor unit, (right) Detail view of operational radiator in
second main floor unit, (Source: MHBC, 2018)
Second Floor
The second floor unit is accessed through the enclosed vestibule at the south elevation (Section ‘D’). This
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unit includes a curved and plastered staircase, which was likely added in the 20 century due to its
finishes. The unit also includes a fireplace, which has covered-up or replaced the original brick fireplace
at the west elevation of the house. The unit includes operational radiators, new flooring, ceilings, drywall,
and windows. The only original element visible in the second floor unit was a hand hewn beam in the
kitchen, measuring approximately 7 ½ inches wide.
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Figures 84 & 85: (left) View of fireplace at the west elevation of Section ‘A’, (right) View of curved and
plastered staircase providing access to second floor unit (Source: MHBC, 2018)
Figures 86& 87:(left) Detail view of hewn beam, approximately 7 ½ inches wide (right) View of second floor
unit access to wood frame balcony (Section ‘E’), looking north (Source: MHBC, 2018)
Third Floor
The third floor unit is accessed from the west elevation of Section ‘B’, of the building, which was likely
added shortly after Section ‘A’ as per a review of available Fire Insurance Plans. The existing concrete
stairs, door opening, and ‘hood ornament’ providing access to this unit is not original as the opening has
been clearly cut into the brick. The unit includes features typical of the turn-of-the-century such as wood
frame door openings with transoms above. The unit includes one original diagonally-arched window
opening. The rest of the unit has been renovated to include new floors, drywall, and fixtures.
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Figures 88 & 89: (left) View of access to third floor unit in Section ‘B’ (not original to the structure), (right) View
of staircase providing access to third floor unit, (Source: MHBC, 2018)
Figures 90 & 91: (left) View of wood frame door openings with transoms above, (right) Detail view of new
flooring, (Source: MHBC, 2018)
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Figure 92: (left) Detail view of diagonally arched window opening, original to the structure, (Source: MHBC,
2018)
Addition (Section ‘C’)
The fifth unit of 56 Weber Street West is accessed from the south elevation and includes all of Section ‘C’
of the building (addition constructed by Henry J. Shoniker). This unit is completely separate from all other
sections of the building. The unit includes a large casement window facing Weber Street West, new
floors, drop-tile ceilings, new fixtures, moldings, and drywall.
Figures 93 & 94: (left) View of living area, looking east towards main entrance, (right) Detail view of new
drywall and drop-tile ceiling, (Source: MHBC, 2018)
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5.3 107 Young Street, “The Craftsman House”
The building located at 107 Young Street is identified as ‘Group C’ in the CCNHCD Plan. According to the
Civic Centre Neighbourhood Heritage Conservation District Plan, the property located at 107 Young
Street is a brick building constructed in the vernacular style of architecture c. 1910. However, it would be
more accurate to describe the building as being constructed in the ‘Craftsman’ or ‘Arts and Crafts’
architectural style.
A
B
IdentifierTime PeriodDescription
A c.1912Original building footprint (Craftsman)
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B 20century Rear portico (reconstructed and is similar to the original
blueprint design)
The building includes a hipped roof with deep cornice overhang. The existing rear portico is noted on the
original blueprint design of the building. However, a review of the original blueprint design of the building
and the existing features of the portico confirms that the portico at the east elevation was re-constructed.
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EXTERIOR
North Elevation
The north elevation displays a rusticated stone foundation with three window openings at grade
providing light to the basement. The north elevation includes two large rectangular window openings
and one small rectangular window opening which has been altered to include glass or plexi-glass louvers.
One small rectangular-shaped window opening has been bricked-over (See Figure 108). The existing
paired rectangular-window opening with leaded glass is original to the structure as per a review of the
original blueprint designs. All windows include curved brick voussoirs and stone sills. The north elevation
provides a large dormer above the roofline clad in shingles and includes three small rectangular-shaped
window openings, which are original to the building.
Figures 95 & 96: (left) View of north elevation looking south-east from west side of Young Street (right) Detail
view of north elevation looking south-east from west side of Young Street (Source: MHBC, 2017)
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Figures 97 & 98: (left) View of north elevation looking south-east from west side of Young Street (right) Detail
view of north elevation looking south-east from west side of Young Street (Source: MHBC, 2018)
East Elevation
The east elevation provides views of the rear of the property. Here, the landscaped open space
(previously grass) has been removed to include a paved parking lot. The existing rear wood frame portico
is a re-creation of the original. The portico provides access to a person door, having a rectangular-shaped
window to the south. A red brick chimney is visible north of the portico. Two rectangular-shaped windows
are visible to the north. The northerly window includes a curved brick voussoir.
Figures 99 & 100: (left) View of east elevation looking west, (right) Detail view of east elevation looking west,
(Source: MHBC, 2017)
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South Elevation
The south elevation includes a bay window having three sets of window openings. A rounded bay window
is also provided at the second storey which includes original window openings and original leaded-glass
windows as per a review of the original blueprint designs. A red brick chimney is provided west of the bay
windows. The existing three basement window openings, person door, and rectangular-shaped window
opening to the east of the south elevation is also original. The second storey projecting bay window was
originally designed as an open balcony. This enclosed balcony includes contemporary windows (See
Figure 101).
Figures 101 & 102: (left) View of the south elevation looking east from Young Street, (right) View of south and
east elevations looking west towards Young Street, (Source: MHBC, 2017)
Figures 103 & 104: (left) Detail view of south elevation bay window and enclosed balcony, (right) Detail view of
south elevation bricks and foundation, (Source: MHBC, 2018)
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West Elevation
Views of the west (front) elevation display an overhang roof supported by four half-brick and wood
tapered columns. Two large windows are visible to the north and south of the central entrance door
which is accessed by a set of concrete steps. A large dormer having 4 window openings is located above
the roofline. This dormer is a part of the original design as per the blueprints provided in this report. The
existing bay window at the south side of the west elevation is original to the structure, but includes
leaded-glass windows which are different from those indicated in the blueprints and are likely not original
to the structure. The large wood frame window located north of the front entrance door also includes a
leaded-glass window which is different from that of the original blueprint design and has likely replaced
the original leaded-glass window which included a diamond-shaped design.
Figures 105 & 106: (left) View of west elevation looking east from west side of Young Street, (right) View of
west elevation looking east from east side of Young Street (Source: MHBC, 2017)
Figures 107 & 108: (left) View of west elevation looking east from west side of Young Street, (right) View of
west elevation looking east from east side of Young Street (Source: MHBC, 2017)
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INTERIOR
Basement
The basement of 107 Young Street has been almost entirely re-finished and includes drop-tile ceilings,
and new partitioned walls. Some walls in the basement are brick and have been painted. The basement
includes a rubble stone foundation.
Figures 109& 110:(left) View of typical walls and drop-tile ceiling in basement, (right) View of painted brick
wall, (Source: MHBC, 2018)
Main Floor
The main floor provides evidence of original doors, trim, mouldings, window openings, and leaded-glass
windows. The majority of windows appear to be original. However, the original blueprint designs
demonstrate that diamond-shaped windows were original. Other existing leaded-glass windows of other
designs may not be original. The main floor includes an original craftsman staircase and banister and
flooring.
Figures 111& 112: (left) View of leaded glass bay window, (right) View of leaded glass window with alternative
design (Source: MHBC, 2018)
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Figures 113 & 114:(left) View of craftsman style banister, (right) View of typical flooring at first
storey, (Source: MHBC, 2018)
Second Floor
The second floor of the dwelling also provides evidence of original wood frame window openings,
windows, trim and mouldings. However, the original south elevation bay window has been heavily
altered as per a review of the original blueprint designs. Here, the south elevation bay window and
balcony at the second storey has been enclosed. A mechanical room at the second storey of the building
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provides evidence of wood flooring and lathe and plaster walls indicative of early 20 century
construction.
Figures 115 & 116: (left) View of enclosed balcony at south elevation, (right) View of mechanical room noting
flooring and walls with exposed lath and plaster (Source: MHBC, 2018)
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5.4 Integrityand Physical Condition
Although the criteria of Ontario Regulation 9/06 does not consider the integrity of a resource or its
physical condition, the Ministry of Culture Tourism and Sport advises on Integrity (Page 26) and Physical
Condition of properties (Page 27) in part of Section 4, Municipal Criteria of the Heritage Property Evaluation
document of the Ontario Heritage Toolkit.
In the matter of integrity the Guide notes that:
A cultural heritage property does not need to be in original condition. Few survive without alterations
on the long journey between their date of origin and today. Integrity is a question of whether the
surviving physical features (heritage attributes) continue to represent or support the cultural
heritage value or interest of the property.
For example, a building that is identified as being important because it is the work of a local architect,
but has been irreversibly altered without consideration for design, may not be worthy of long-term
protection for its physical quality. The surviving features no longer represent the design; the integrity
has been lost. If this same building had a prominent owner, or if a celebrated event took place there,
it may hold cultural heritage value or interest for these reasons, but not for its association with the
architect.
Cultural heritage value or interest may be intertwined with location or an association with another
structure or environment. If these have been removed, the integrity of the property may be seriously
diminished. Similarly, removal of historically significant materials, or extensive reworking of the
original craftsmanship, would warrant an assessment of the integrity.
There can be value or interest found in the evolution of a cultural heritage property. Much can be
learned about social, economic, technological and other trends over time. The challenge is being able
to differentiate between alterations that are part of an historic evolution, and those that are
expedient and offer no informational value.
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Ministry guidelines from the Ontario Heritage Took Kit Heritage Evaluation resourcedocument note that:
Individual properties being considered for protection under section 29 must undergo a more rigorous
evaluation than is required for listing. The evaluation criteria set out in Regulation 9/06 essentially
form a test against which properties must be assessed. The better the characteristics of the property
when the criteria are applied to it, the greater the property’s cultural heritage value or interest, and
the stronger the argument for its long-term protection.
While the evaluation of cultural heritage value or interest of the properties located at 50-52 Weber Street
West, 56 Weber Street West and 107 Young Street does not include consideration of heritage integrity
or condition, the Ontario Heritage Toolkit supports that this should be taken into consideration as it
relates to the long-term conservation of the building.
Condition is different from heritage integrity. Condition is specifically related to the physical state of
repair of the building, while integrity is related to the building’s ability to be converted back to its original
state using original heritage attributes. This stems from the basic conservation principle supported by
the Ministry of Tourism, Culture and Sport that heritage attributes should be repaired, rather than
replaced (Standards and Guidelines, 2010) as follows:
10. Repair rather than replace character-defining elements. Where character-defining elements are
too severely deteriorated to repair, and where sufficient physical evidence exists, replace them with
new elements that match the forms, material and detailing of sound versions of the same elements.
Where there is insufficient physical evidence, make the form, material and detailing of the new
elements compatible with the character of the historic place.
While a building may be reconstructed using new materials to represent its original form, the integrity of
a building may have been lost through the removal of original heritage elements and fabric. The loss of
the integrity of a building and its original heritage fabric may be mitigated by re-construction (using new
materials) provided that a re-construction project is not based solely on conjecture.
The following provides a review of the condition and integrity of each of the buildings of cultural heritage
value or interest located on the subject lands. It is important to note that the comments provided in this
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report regarding condition are based on observations made during site visits as well as the structural
condition report provided by Tacoma Engineers, provided in the Appendix D of this report. The structural
report concludes that while each of the buildings located at 50-52 Weber Street West, 56 Weber Street
West, and 107 Young Street appear to be structurally stable, each building has localized concerns related
to their condition.
5.4.1 50-52 Weber Street West, “The Cottage”
According to the structural condition report provided by Tacoma (2018) in Appendix ‘D’ of this report,
the main concerns for the existing condition of the building includes interior and exterior load-bearing
walls, surface deterioration (foundation walls), and deterioration of brick (exterior). While this is true,
other concerns regarding the condition of the building may be determined in the future when a more
invasive evaluation can be undertaken.
Evidence of the loss of building fabric and features or the introduction of unsympathetic
additions, are as follows:
Replacement of some of the original windows;
Addition of new window openings (in particular the extended window opening on western
elevation);
Front (south elevation) enclosed verandah;
Rear (north elevation) addition.
The building has been subject to unsympathetic alterations which have resulted in the loss of original
heritage attributes. As the building been subject to an unsympathetic alterations to the front (south)
elevation verandah and to the rear of the building does not currently make an important contribution to
the historic character of the Weber Street West streetscape or overall District.
The building would require considerable alterations in order to re-instate its original appearance in the
Gothic Revival cottage architectural style. Reversibility of unsympathetic alterations would include:
Removal of the front enclosed verandah;
Removal of contemporary rear addition;
Removal of current paint on brick;
Recreation of original window opening on western elevation.
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Currently, there are three (3) openings on the front façade within the enclosure which is divided into two
(2) spaces. The space to the left consists of a door opening that possibly was extended from an original
window opening and an additional door opening which is presumed to be the original front door
entryway. A wood wall separates this portion of the enclosure to the right which includes one (1) door
opening and one (1) original window opening.
The removal of original building fabric and creation of multiple openings have demonstrated a significant
challenge when contemplating the reversibility of changes to the buildings. The buildings was converted
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into a duplex by the beginning of the 20 century and several modifications, in addition to the front
façade, were made to facilitate this use.
In addition to the above information, no photographic evidence of the building has been found in the
historic record, any reconstruction work would be based on physical evidence and educated conjecture.
5.4.2 56 Weber Street West, “The Motz House”
According to the structural condition report provided by Tacoma (2018) in Appendix ‘D’ of this report,
the main concerns for the existing condition of the building include interior and exterior load-bearing
walls, surface deterioration on exterior foundation walls, and the overall condition of Section ‘D’ (front
elevation brick addition), exterior masonry walls, and buff brick chimney. The report notes that other
concerns regarding the condition of the building may be determined in the future when a more invasive
evaluation can be undertaken.
Evidence of the loss of building fabric and features or the introduction of additions, are as follows (see
Figures 117 and 118):
Removal of original architectural features indicative of the Queen Anne architectural style;
Replacement of original windows;
Addition of new window and door openings;
Addition of front (south elevation) addition (Section ‘D’) which removed the original south
elevation verandah of the main entrance;
East elevation addition (Section ‘C’) which resulted in the removal of original attributes at the
east elevation of Sections ‘A’ and ‘B’; and
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Rear (north elevation) addition (Section ‘E’).
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The south (front) elevation has been altered in the second half of the 20 century to facilitate the
adaptive re-use of the building for multi-unit residential apartments. This has resulted in the loss of
original heritage attributes visible from the public realm. As the building has been subject to an
unsympathetic addition to the south and east elevations, it no longer makes an important contribution
to the historic character of the Weber Street West streetscape.
While the building located at 56 Weber Street West meets the criteria of Ontario Regulation 9/06 as being
representative of the Queen Anne of architecture, it has not retained its heritage integrity. Therefore,
the building is valued primarily for its context as part of the Civic Centre Neighbourhood Heritage
Conservation District and associations with the Motz and Shoniker families rather than being valued for
its design/physical value independently.
The building would require considerable alterations in order to re-instate its original appearance in the
Queen Anne architectural style. Although, the addition created by Shoniker is part of the historical
evolution and functionality of the building, this addition itself has removed heritage attributes of the
original building and replaced or covered them with a style and mass of architecture that is neither
complementary to the building itself or to the general streetscape.
Some of the alterations could be reversed, while others would require significant intervention, removing
some of the remaining original building fabric. Re-construction would require that some elements be
entirely re-constructed based on photographic and physical evidence as opposed to using original
heritage attributes which have been removed, however, this would only be able to be applied to the front
(south) and east elevations which are shown in the photographs (see Figure 117 and 118).
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Figures 117 & 118: (left) Late 19century photo of 56 Weber Street West, noted as the residence of the ‘William
J. Motz family’ (Source: Ancestry.ca); (right) View of current condition of 56Weber Streetincluding Mr.
Shoniker’s addition; red box indicates thelocation of themajority of the alterations. (Source: MHBC, 2018)
5.4.3 107 Young Street, “The Craftsman House”
As the building located at 107 Young Street has been well maintained and the majority of original
attributes indicative of the Arts and Crafts style of architecture have been retained, the building has
retained its heritage integrity. While the building isnot considered a unique, early, or rare form of
architecture, the design/physical value of the building contributes to the range of architectural styles
found within the Civic Centre Neighbourhood Heritage Conservation District.
According to the structural condition report provided by Tacoma (2018)in Appendix ‘D’ of this report, no
structural concerns were identified. However, some damages to exterior masonry require localized
repairs. The report notes that other concerns regarding the condition of the building may be determined
in the future when a more invasive evaluation can be undertaken.
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6.0 Evaluation of Cultural Heritage Resources
6.1 Evaluation under Ontario Regulation 9/06
This report uses Ontario Regulation 9/06 as part of the Ontario Heritage Act to evaluate each property
to determine their individual value as a property within the CCNHCD. The criterion is outlined below.
1.The property has design value or physical value because it,
i.is a rare, unique, representative or early example of a style, type, expression, material or
construction method,
ii.displays a high degree of craftsmanship or artistic merit, or
iii.demonstrates a high degree of technical or scientific achievement.
2.The property has historical value or associative value because it,
i.has direct associations with a theme, event, belief, person, activity, organization or
institution that is significant to a community,
ii.yields, or has the potential to yield, information that contributes to an understanding of a
community or culture, or
iii.demonstrates or reflects the work or ideas of an architect, artist, builder, designer or
theorist who is significant to a community.
3.The property has contextual value because it
i. is important in defining, maintaining or supporting the character of an area,
ii.is physically, functionally, visually or historically linked to its surroundings, or
iii. is a landmark.
6.1.1. 50-52 Weber Street West, “The Cottage”
Evaluation of Design/Physical Value
The property located at 50-52 Weber Street West has design/physical value as it includes a representative
example of a Gothic Revival style building (also known as an ‘Ontario Cottage’ or ‘Gothic Cottage’)
constructed between 1853 and 1879. The original portion of the building (described in this report as
Section ‘A’) is 1 ½ storeys and is constructed in brick. It is a rectangular-shaped building with side-gabled
roof and south elevation gable peak with lancelet window. The south (front) facade originally included a
verandah or portico as it is visible in the early Fire Insurance Plans. This verandah (described in this report
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as Section ‘B’) was enclosed and unsympathetically altered in the late 20 to include modern window and
door openings for service/commercial related purposes.
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As Fire Insurance Plans demonstrate that the building was originally a single-detached residence, the
building would have included an entrance which was central to the south (front) facade. The building has
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been converted to include two units in the early 20century and has resulted in the removal of original
door openings and windows at this elevation.
The east elevation includes windows which likely respects original window openings. Two windows at
the east elevation appear to wood frame windows with 6x6 lights which are likely original as they are
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commonly dated to the mid. 19 century. However, this cannot be conclusively determined without
photographic documentation. The west elevation displays three window openings, two of which respect
original window openings. One window opening at the west elevation has been altered to include a much
larger square-shaped contemporary window.
The original portion of the building (Section ‘A’) is not considered a rare, early, or unique form of
architecture in Ontario. Buildings constructed in the Ontario Gothic Revival style are common during this
period including the rubble stone foundation and timber beams supports. While this is true, the building
is considered an early form of construction within the Civic Centre Neighbourhood Heritage
Conservation District, where approximately 4.6% of buildings within the District were constructed before
1879. Further, two examples of Ontario Gothic Revival style cottages remain in the Civic Centre
Neighbourhood Heritage Conservation District. The building does not demonstrate a high degree of
craftsmanship, artistic merit or scientific achievement. Section ‘B’ of the building has been
unsympathetically altered and has not retained its original heritage attributes. Section ‘C’ of the building
was added between 1925 and 1947 and does not have design/physical value as part of the original Gothic
Revival cottage and is not considered a significant heritage attribute of the property.
Evaluation of Historical or Associative Value
The property located at 50-52 has historical/associative value, which is primarily related to the
development of what is now the Civic Centre Neighbourhood Heritage Conservation District. The
building is not directly associated with any event, person, or group of people which have been
demonstrated to be significant in the development of the community. The building is associated with
Elizabeth Finlayson (wife of H.M. Finlayson and former Postmaster of St. Jacobs in the 1860s), who
owned the building in the 19th century. There is no evidence in the historic record to confirm that any
member of the Finlayson household ever resided on the subject lands.
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The building was constructed between 1853 and 1879 as a single detached residence and was converted
into a duplex between 1904 and 1925. It is likely that the building was used as a rental property for
average working-class citizens as per a review of both records available from the Land Registry Office
and 20th century Directories for Berlin/Kitchener. The property does not provide significant information
which would contribute to the understanding of the Civic Centre Neighbourhood and has not been
demonstrated to reflect the work of a designer or builder who is significant to the community as this
information is not available in the historic record.
Evaluation of Contextual Value
The property located at 50-52 Weber Street West is located within the boundary of the CCNHCD and
therefore retains a degree of its contextual value for its historical associations with the neighbourhood
as a whole. The building is one of the earliest in the District (being constructed prior to 1879), and helps
to define the edge of the District. The building remains in its original location in-situ, however, the
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surrounding context has changed considerably since it was built in the latter half of the 19 century as
additional portions of Lot 5, Plan 401 were subdivided for the construction of the houses located at what
is now 56 Weber Street West and 107 Young Street. The property would have originally included
landscaped open space and accessory structures to support a single household. This can be confirmed as
the 1894 (revised 1904) Fire Insurance Plan indicates that a barn or stable was located north of the
dwelling. The CCNHCD Study and Plan have not identified the building as a landmark feature or part of
a significant grouping within the Civic Centre Neighbourhood Heritage Conservation District.
Heritage Attributes
Overall 1 ½ storey massing of brick construction with side-gabled roof and medium-pitched
front gable of original portion of the building (Section ‘A’);
Existing lancelet window opening and remaining portion of wood frame lancelet window at
upper storey of the south (front) elevation;
Original window openings at the east and west elevations;
Remaining 6x6 wood frame windows (Sections ‘A’ and ‘C’); and
Frontage, setbacks and orientation along Weber Street West.
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6.1.2 56 Weber Street West, “The Motz House”
Evaluation of Design/Physical Value
The property located at 56 Weber Street West has design/physical value as it includes a 2 ½ storey brick
building constructed in the Queen Anne architectural style. The building was constructed for John Motz
between 1879 and 1892. The building retains some of its original features and has been subject to several
alterations and additions, described in this report as Sections ‘B’, ‘C’, ‘D’ and ‘E’. The building retains its
overall 2 ½ storey brick construction with hipped roof and gable peaks at the south, east and west
elevations.
As the existing building includes additions constructed for different purposes at different periods of time,
each Section has different levels of design/physical value.
Section ‘A’ can be confirmed as the original portion of the building constructed for John Motz between
1879 and 1892. Section ‘B’ was added shortly after the building was constructed and appears on the 1894
(revised 1904) Fire Insurance Plan. These portions of the building have design/physical value as being part
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of the original building constructed in the Queen Anne architectural style in the late 19 century for the
Motz family.
Section ‘C’ of the building was constructed for Dr. Henry J. Shoniker, who owned the building at the time
the addition was constructed (between 1925 and 1947). While this portion of the building has a degree of
historical/associative value related to Dr. Shoniker and the evolution and use of the building over time,
this addition does not have significant design/physical value. This building was not constructed in any
particular architectural style (including the Queen Anne architectural style) and does not complement
Sections ‘A’ or ‘B’ of the original portion of the building. This addition is not considered early, rare, unique,
and does not demonstrate a high degree of craftsmanship or scientific merit.
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Section ‘D’ was constructed in the first half of the 20century as it includes features indicative of the
Craftsman or Arts and Crafts architectural style. This includes the use of rusticated brick squared piers
capped with stone. This section of the building was added to the south (front) elevation of the original
portion of the building (Section ‘A’) and has resulted in the removal of an original porch/verandah
constructed in the Queen Anne architectural style as per a review of the historic photo of the building
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provided in this report. Standards and guidelines for the conservation of heritage buildings includes that
some additions to heritage buildings can take on their own level design/physical value (MTCS, InfoSheet
#8) as follows:
Respect for the Building’s History: Do not restore to one period at the expense of another period. Do
not destroy later additions to a building or structure solely to restore to a single time period.
While this is true, not all additions have design/physical value worthy of conservation. The Parks Canada
Standards and Guidelines (2010) encourage the conservation of changes to an historic place, but only
those changes which have become character-defining elements in their own right. Further, Section 3.2
of the HCD Plan encourages the conservation of changes to a building provided that they are valuable to
the building as follows:
Respect Historic Accumulations - A building is both a permanent and a changeable record of
history. The alterations that have been made since the original construction also tell part of the
history of the place and the building. Some of those alterations may have been poorly conceived and
executed and research may determine that they can be removed.
This is also supported by the Ministry of Tourism Culture and Sport (Ontario Heritage Toolkit, Heritage
Property Evaluation document) which states that,
There can be value or interest found in the evolution of a cultural heritage property. Much can be
learned about social, economic, technological and other trends over time. The challenge is being able
to differentiate between alterations that are part of an historic evolution, and those that are
expedient and offer no informational value.
The existing enclosed addition (Section ‘D’) of the building is not considered early, rare, or unique.
Instead, it is a modest addition to the building indicative of the Craftsman or Arts and Crafts architectural
style.
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Section ‘E’ of the building was constructed in the latter half of the 20 century when the building was
altered to include multiple residential units. This addition and wood frame balcony and verandah does
not demonstrate design/physical value as it is not considered early, rare, unique, and is not associated
with the portions of the building constructed in the Queen Anne architectural style (Sections ‘A’ or ‘B’).
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Evaluation of Historical or Associative Value
The property located at 56 Weber Street West has significant historical/associative value as it is directly
associated with John Motz, a former mayor of Berlin (Kitchener), councillor, and sheriff. The building was
also home to John’s son William J., who was also a prominent figure of the local community and devoted
much of his life to charitable and volunteer work on local Boards and Committees. The property is also
associated with H.J. Shoniker, a physician. The building would have served as a medical office in the first
half of the 20th century and would have had an influence on the quality of life and standard of living for
local residents. While Section ‘C’ of the building has historical/associative value, it does not demonstrate
significant design/physical value as per the evaluation provided above.
The building is not known to reflect the work or ideas of a specific builder or architect who is significant
to the community as this information is not available in the historic record.
Evaluation of Contextual Value
The property located at 56 Weber Street West is located within the boundary of the CCNHCD and
therefore retains its contextual value for its historical associations with the neighbourhood as a whole.
The building remains in its original location in-situ and has and is prominently situated on a corner lot at
the intersection of Young Street and Weber Street West. The building helps to define the edge of the
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District. The surrounding context has changed since it was constructed in the latter half of the 19
century to facilitate the construction of additions to the south, east, and north facades and the paving of
the remainder of the property for parking. In addition to this, members of the Motz family severed off
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the northerly portion of Lot 5 to construct a house for their daughter, Louisa in the early 20
century
(now 107 Young Street). The property has not been recognized as a landmark feature or part of a
significant grouping within the Civic Centre Neighbourhood Heritage Conservation District.
Heritage Attributes
Overall 2 ½ storey massing of brick construction (Sections ‘A’ and ‘B’);
Gables and peaks with window openings indicative of the Queen Anne style of architecture;
Original Queen Anne features including remaining original wood frame windows, wood
brackets, wood cornice and dentils (hidden underneath contemporary cladding);
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All original window and door openings at the east, west, and south elevations visible from the
public realm; and
Frontage, setbacks and orientation along Weber Street West.
6.1.3 107 Young Street, “The Craftsman House”
Evaluation of Design/Physical Value
The property located at 107 Young Street has design/physical value as it includes a building
representative of the Arts and Crafts style of architecture c. 1912. The building was constructed after the
property was granted to Louisa Zinger (maiden name Motz). The building has retained the vast majority
of its original heritage attributes as per a review of the original blueprints for the structure. Existing
alterations have been undertaken in such a way that complements the original design of the building.
The building includes features indicative of the Arts and Crafts style including an overhanging roof with
verandah supported by brick and wood columns, bay windows, and dormers above the roofline. The
building is not considered rare but is a good representation example of the Arts and Crafts architectural
style. The house is identified as ‘Vernacular’ in the HCD Study which comprises of 147 houses in the
District which is 40.61% of the District. Also Group ‘C’ buildings, as it is also identified as, comprises of
144 buildings in the district and 39.78% of the overall buildings (Section 3.6 of the HCD Study). In stating
the above-mentioned, it is neither rarer nor unique in the District.
Evaluation of Historical or Associative Value
The property located at 107 Young Street has historical/associative value as it is associated with the
development of the Civic Centre Neighbourhood Heritage Conservation District. The building is also
indirectly associated with John and William J. Motz who granted lands to Louiza Zinger (maiden name
Motz) in 1912. While John and William J. Motz never resided on the subject lands, Helen Motz (wife of
John Motz) was demonstrated to reside at 107 Young street with her daughter and son-in-law in the year
1921.
The property does not demonstrate compelling evidence of having the potential to yield important
information that contributes to the understanding of the Civic Centre Neighbourhood Heritage
Conservation District. The building has been confirmed as being designed by C. Knechtel (son of Jonas
Knechtel), an architect who has constructed other notable buildings in Berlin (Kitchener) in the late 19th
and early 20th centuries, such as the former Victoria Park Pavilion.
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Evaluation of Contextual Value
The property located at 107 Young Street is located within the boundary of the CCNHCD and therefore
retains its contextual value for its historical associations with the neighbourhood as a whole. The building
remains in its original location in-situ and has and is originally part of the rear yard of the Motz residence
until it was severed in 1912. The surrounding context has changed since it was adaptively re-used for
service/commercial purposes. This has resulted in paving the open landscaped space in the rear yard to
the east. The property has not been recognized as a landmark within the CCNHCD Study or Plan.
Heritage Attributes
Overall 1 storey massing of brick construction with original square-shaped plan;
Hipped roof with gables at the north, south and west elevations;
Large red brick chimney at the south elevation;
All original window and door openings and windows with leaded-glass visible from the street;
Front (west) elevation verandah with roof overhang supported by half brick and wood pillars ;
and,
Frontage, setbacks and orientation along Weber Street West.
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6.2 Summary of Evaluation under Ontario Regulation 9/06
Ontario Regulation 9/06 50-52 Weber 56 Weber St. W 107 Young St.
St. W
1.Design/Physical Value
i.Rare, unique,
Representative Representative of the Queen Representative of the
representative or early
of the Ontario Anne architectural style Arts and Crafts
example of a style,
Gothic Cottage architectural style
type, expression,
architectural
material or construction
style
method
ii.Displays high degree of
No.No. No.
craftsmanship or artistic
merit
iii.Demonstrates high No.No. No.
degree of technical or
scientific achievement
2.Historical/associative value
i.Direct associations No.Associated with the CCNHCD No.
with a theme, event,
and directly associated with
belief, person, activity,
John and William J. Motz and
organization, institution
Henry J. Shoniker
that is significant
ii.Yields, or has potential No.No. No.
to yield information
that contributes to an
understanding of a
community or culture
iii.Demonstrates or
No.No. Designed by architect
reflects the work or
C. Knechtel
ideas of an architect,
artist, builder, designer,
or theorist who is
significant to the
community.
3.Contextual value
i.Important in defining, In CCNHCD In CCNHCD In CCNHCD
maintaining or
supporting the
character of an area
ii.Physically, functionally,
No.No. No.
visually, or historically
linked to its
surroundings
iii.Is a landmark
No.No. No.
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6.3 Evaluation of Contribution to the District
This Heritage Impact Assessment acknowledges that the properties located at 50-52 Weber Street West,
56 Weber Street West and 107 Young Street have already been identified as having cultural heritage
value or interest as they are included within the boundary of the Civic Centre Neighbourhood Heritage
Conservation District and are therefore designated under Part V of the Ontario Heritage Act. These
buildings were evaluated in terms of their contribution to the overall District in the CCNHCD Study. The
Heritage Conservation District Study did not include an evaluation of individual properties as per Ontario
Regulation 9/06. Architectural styles that are consistent in the CCNHCD and constitute the “Architectural
Character” of the District are as follows (Section 6.2.3. of the CCNHCD Plan (2007)):
Classical or Neo-classical Italianate
Gothic or Gothic Revival Queen Anne
Victorian Second Empire
Georgian
The subject properties as described in the CCNHCD as follows:
Evaluation of Subject Lands within HCD
50-52 Weber Group B 33.98% of the buildings
0.83% of houses in the
district are Ontario
Street West in the HCD are ranked as
Cottages
“The Cottage” Group B in the HCD
Ontario
Cottage
39.78% of buildings in
56 Weber Street Group C
10.5% of buildings within
the HCD are Queen Anne
the HCD are ranked as
“The Motz House”
Style (40 buildings are of
Group C
Queen Anne style in HCD)
Queen Anne
107 Young Street Group C 39.78% of buildings in
40.61% of buildings within
the HCD are Vernacular
the HCD are ranked as
“The Craftsman
(147 buildings are
Group C
House” Vernacular in HCD)
Vernacular
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7.0 Description of Proposed Demolition
The proposed demolition of the subject lands includes the demolition of 50-52 and 56 Weber Street and
retention and integration of 107 Young Street into the new development. Underground parking is
proposed and would be constructed within the entirety of the site. To facilitate the construction of the
underground parking, the building at 107 Young Street will be temporarily lifted and or relocated during
the excavation of the underground parking lot. Reports from Tacoma Engineers and Laurie McCulloch
Building Moving confirm that the building is a good candidate for temporarily lifting/ relocation (see
Appendix D & E).
Figure 119: Site Plan of proposed demolitions of 50-52 & 56 Weber Street West and retention of 107
Young Street (Facet Designs, 2019)
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8.0 Impacts of Proposed Demolition
8.1 Introduction
This section of the report will review impacts which may occur as a result of the proposed demolition of
the identified cultural heritage resources located on the subject lands. The impact analysis has three
components:
1) Impact of the proposed demolition in relation to the demolition policies of the CCNHCD Plan (2007);
2)Impact of the proposed demolition on the overall HCD key heritage attributes; and,
3)Impact of the proposed demolition to adjacent buildings.
8.2 Impact of Demolition in Relation to the Demolition Policies of the CCNHCD
Plan
The CCNHCD Plan identifies that demolition can be considered in limited situations, including when
redevelopment is in keeping with appropriate City policies. The subject lands consist of properties
located in an area that is identified for high density commercial residential development. The Weber
Street corridor (which includes the subject lands) is identified in the City’s land use planning documents
as an area for high density residential commercial development. The redevelopment of the lands to
higher density is consistent with the policies of the Official Plan, the Civic Centre Secondary Plan, the
Planning around Rapid Transit Stations (PARTS) Plan, and the City of Kitchener Zoning by-law.
The CCNHCD Plan recognizes the planned function of the Weber Street corridor and applies special
policies and guidelines for the properties in this area. The Weber Street area policies recognize that the
demolition of buildings and redevelopment of lands along Weber Street may occur. The policies state
that retention of buildings and adaptive re-use is preferred. Also, that redevelopment on Weber Street
could negatively impact the heritage character of the area if it is not undertaken in a sensitive manner.
However, the policy framework considers that demolition and redevelopment will occur and provides a
series of policies and guidelines to guide new buildings and development on underutilized sites.
The proposed redevelopment of the site is in keeping with appropriate City policies and therefore is
consistent with the policies regarding demolition in the HCD Plan.
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8.3 Impacts of Demolition on the CCNHCD
Key attributes are the defining factors of the heritage district. The following is a list of the key attributes
of the CCNHCD as defined by the District Plan (2007) in 2.7:
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;
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 of recognizable architectural styles 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 laneways;
Hibner Park, Kitchener’s second oldest city park, as a green jewel in the centre of the District.
These attributes are important to the District and the City as a whole and deserve appropriate
preservation and management.
8.3.1 50-52 Weber Street West, “The Cottage”
Based on the key attributes of the District, the removal of the building results in removal of a rare building
in the District as a Gothic Revival Cottage which is one of three in the District and a building that
contributes to the range of architectural styles in the District. The building at 50-52 Weber Street West
is, however, not associated with an important business or community leader. The building is not wel l
maintained or finely detailed; unfortunately, the front façade has been altered so much so that
is considered irreversible, particularly due to the number of large openings created on the
th
exterior, in particular as a result of its conversion into a duplex at the early part of the 20
century. Alterations were reviewed in sub-section 5.4.1 of this report concluding that the
majority of the heritage integrity has been lost. Furthermore, t he building does not contribute to
an attractive, consistent streetscape or Hibner Park.
In conclusion, the impact of the removal of the building has been determined to be moderate.
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8.3.2 56 Weber Street West, “The Motz’ House”
Based on the key attributes of the District, the removal of the building results in the removal of the
building’s association with important business and community leaders in the community (John and
William J. Motz and Henry J. Shoniker) and a recognizable architectural style (Queen Anne Style) that is
well represented in the District. It has had several alterations, some of which are reversible, while others
are not, and is not as “finely detailed”, or “largely intact” as others in the District. Furthermore, the
building isnot unique, nor doesit contribute to an attractive, consistent streetscape or Hibner Park. In
conclusion,the impact has been determined to be minor. The intangible historical association of the
building with historical figures also is not removed indefinitely by the removalof the building and can
remain with a form of commemoration. While demolition of buildings located at 50-52 & 56 Weber Street
Westis considered a negative impact, given the policy framework of the City’s land use plan, the
CCNHCD Plan, and the modest heritage value of the buildings, demolition can be supported, provided
that the new building complies with other applicable policies of the CCNHCD Plan.
8.4 Impact of Proposed Demolitions on Adjacent Buildings
There areno identified adverse impacts as a result of the demolition of 50-52 and 56 Weber Street West
to the building at 107 Young Street .There is approximately 12 metres between 56 Weber Street and 17.5
metres from 50-52 Weber Street West to the building at 107Young Street. This distance is sufficient to
not anticipate adverse impacts, particularly land disturbances. The building at 48 Weber Street is closer
(approximately 4 metres).
17.5 metres
12 metres
4 metres
Figure 120:Aerial showing distance between proposed demolitions and 107 Young Street and 48
Weber Street West (Google Earth Pro, 2019)
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50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
9.0 Consideration of Alternatives to Demolition
9.1 Alternative Development Approaches
The following have been identified as a range of development alternatives that may be considered as
part of the heritage planning process. These options have been assessed in terms of impacts to cultural
heritage resources as well as balancing other planning policies within the planning framework.
9.1.1 Do Nothing
This option would result in the retention of all buildings located on the subject in their current form. There
would be no redevelopment on the subject lands and therefore, there would be no change or impact on
adjacent cultural heritage resources in the CCNHCD. This option would have a neutral impact on the
heritage resources on the subject lands since it would not result in positive or negative change. The
buildings located at 50-52 & 56 Weber Street West buildings have been altered from their original forms,
however, 107 Young Street retains the majority of its integrity. This option would not result in the
rehabilitation or restoration of these buildings. This option would also not result in the any intensification
of the site and the achievement of wider planning goals.
9.1.2 Retainand Conserve All Buildings
This option results in the retention of the existing buildings located at 50-52 and 56 Weber Street West
and a) the demolition of existing additions to the buildings which are not of cultural heritage value or
interest and b) the restoration of identified heritage attributes. This option would essentially restore the
buildings at 50-52 and 56 Weber Street West to their original form. There would be no change to 107
Young Street since little alteration has occurred to the building over time. This option would have
beneficial impacts on the heritage resources located on-site and neutral impacts on adjacent properties.
This option would require funding in order to complete proper demolition of additions and restoration of
the buildings.
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th
This option would result in less density on the site since the 20century additions to 50-52 and 56 Weber
Street West would be removed; the resulting density would be approximately 0.60 FSR. Given the
location on Weber Street West, it is unlikely these buildings would return to their original use as single
detached dwellings. There is potential for reuse of the buildings as an office conversion assuming
sufficient parking could be provided. However, unless the City reduces the minimum permitted density
of the lands to below 1.0 FSR, the land value plus the cost of restoring the buildings make this option
unlikely to occur.
9.1.3 Intensify the Site while Retaining All Buildings
This option results in the retention of the existing buildings located at 50-52 and 56 Weber Street West
and 107 Young Street. This option would include a) the demolition of sections of the existing buildings
which are not of significant cultural heritage value, and b) construction of new additions on the buildings
to increase the density of the site consistent with the existing proposed land use framework and in a form
that is complementary to the existing buildings. This option would have a beneficial impact if the heritage
attributes of the buildings at 50-52 and 56 Weber Street West and 107 Young Street were restored,
including rehabilitation to lost or damaged attributes through the alterations that have occurred over
time. However, given the size of the property, the location of buildings, and the existing zoning, it is
unlikely that this option is feasible.
A conceptual site plan was designed where portions of the existing building footprints could be retained,
while utilizing space to construct a new addition at 50-52 Weber Street West. With this concept, there is
very little opportunity to construct sizeable new additions which are complementary to the existing
heritage buildings while accommodating the required parking.
9.1.4 Develop the Site while Retaining 107 Young Street and Either 50-52 or 56 Weber
Street West
This option would result in the retention of one of the Weber Street buildings which would have beneficial
heritage impacts. However, given the size of the site, there is little development opportunity remaining.
It is unlikely this option would be economical to pursue.
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50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
9.1.5 Develop the Site and Relocating Either 50-52 or 56 Weber Street West
This option would result in the relocation of either 50-52 or 56 Weber Street West to another location
within or outside of the HCD. This option would have the beneficial impact of conserving the building(s),
albeit in a new context. The applicant has investigated this alternative. The intent was to donate the
building(s) for re-use as affordable housing at another location within the City. Ultimately a suitable site
could not be found. In addition to finding appropriate land upon which one or both of the buildings could
be relocated, the obstacles of the LRT and railway line also posed a challenge. Unless an appropriate and
feasible relocation site is found, relocation is not an option.
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10.0 Mitigation and Conservation Measures
Commemoration Plan:
The removal of the buildings at 50-52 & 56 Weber Street West cannot be mitigated. The story of John
and William J. Motz and Henry J. Shoniker, as intangible heritage attribute of the HCD, of 56 Weber
Street West, can be mitigated in a form of commemorative, public interpretation.
Demolition Plan:
It is recommended that selective deconstruction be used as a means of demolition in order to remove
easy, high-valuable material, such as original windows and doors, original hardware and Italianate
brackets to be donated to the City as a collective inventory for re-use in other buildings in the District. If
there are other materials, such as wood flooring, bannisters, these are recommended to be salvaged
where feasible for re-use in the community.
If demolition is approved for 50-52 Weber Street West and/ or 56 Weber Street West, it is recommended
that this report be deemed by the City as archival documentation to support the demolitions pursuant to
12.C.1.33-34 of the City of Kitchener’s Official Plan. It is also recommended that this report, including all
supplementary reports to this HIA, should be made available to the Kitchener Public Library for
reference.
The potential impact of land disturbances to 48 Weber Street West can be mitigated by the method used
for demolition. If, selective deconstruction is used to remove both 50-52 and 56 Weber Street, there will
be no anticipated impacts to 48 Weber Street West. Construction fencing should be installed as a
precautionary measure along the property line between 48 and 50-52 Weber Street West to ensure no
material or equipment as a result of the demolition damages the west elevation of 48 Weber Street West.
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11.0 Conclusions and Recommendations
MHBC Planning, Urban Design and Landscape Architecture (“MHBC”) was retained by Facet Design
Studio to undertake a Heritage Impact Assessment (HIA) for three (3) properties located at 50-52 Weber
Street West, 56 Weber Street West and 107 Young Street, City of Kitchener. The subject lands are located
north of the downtown core within the Civic Centre Neighbourhood Heritage Conservation District
(CCNHCD). As such, the subject lands are designated under Part V of the Ontario Heritage Act. The
buildings at 50-52 & 56 Weber Street West are proposed to be demolished and the building located at
107 Young Street is proposed to be retained and integrated into the development. The building at 107
Young Street will be temporarily relocated during the construction of the new building which will be part
of a Phase II HIA. This report concludes the cultural heritage value of each property as follows:
50-52 Weber Street, “The Cottage” has representative design value as a representative Ontario
Gothic Revival Cottage and contextual value for its location in CCNHCD;
56 Weber Street, “The Motz House” has representative design value as a Queen Anne building,
historical associations with John and William J. Motz and Henry J. Shoniker and contextual
value in CCNHCD;
107 Young Street, “The Craftsman House” has representative value as Arts and Craft/ Craftsman
house, its historical association with architect C. Knetchel and contextual value in CCNHCD.
While the HCD generally discourages demolition, the subject lands are within the Weber Street Policy
Area of the CCNHCD. The Plan does consider that change will occur within the Weber Street corridor.
Weber Street is a principle street within the CCNHCD Study (2007) however, the CCNHCD Plan (2007)
does acknowledge anticipated development and also that the size and scale of heritage buildings on
Weber Street “is generally larger than the rest of the district”.
While the loss of cultural heritage resources is discouraged, the HCD Plan recognizes that redevelopment
may occur in compliance with the Official Plan. The proposed development is consistent with policies for
increasing density along the Weber corridor in the City of Kitchener Official Plan and the Zoning By-law.
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Impacts
The designation associated with these buildings is within Civic Centre Neighbourhood Heritage
Conservation District; the heritage attributes of the district is identified in Section 2.4 of the CCNHCD
Plan (2007). It is important to note that the evaluation is based on the impacts that the removal of the
buildings have on the HCD attributes. This report concludes that heritage impacts, due to the proposed
development, are as follows:
Moderate impact of demolition of 50-52 Weber Street West as it is a unique building in the district
representing Gothic Revival architecture and contributes to the range of architectural styles in
the district. It is, however, not associated with an important business or community leader, well
maintained or finely detailed, nor does it contribute to an attractive, consistent streetscape or
Hibner Park.
Minor impact of demolition for 56 Weber Street West as it is associated with business community
leaders during a key era of development in Kitchener and represents Berlin Vernacular (Queen
Anne) architecture; 10.5 % of buildings in the District are of this style (40 buildings). It is, however,
not well maintained or largely intact, unique, or contributes to an attractive or consistent
streetscape or Hibner Park.
Potential impact of land disturbances to 48 Weber Street West, which is a contributing, well
maintained, largely intact building of the HCD, during the demolition of 50-52 Weber Street as
there is an approximate distance of four (4) metres between the buildings.
Mitigation Measures and Conservation Recommendations
Commemoration Plan
Loss of intangible heritage attribute of association with John and William J. Motz and Henry J.
Shoniker can be mitigated through commemorative interpretation;
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Demolition Plan
The method of demolition (i.e. selective deconstruction) should be identified in the plan for the
demolition of 50-52 & 56 Weber Street West to protect adjacent 48 Weber Street and 107 Young
Street;
Easy, high-valuable materials should be identified in the Plan prior to demolition to be salvaged
where feasible;
The location of the installation of construction fencing should be identified as a precautionary
measures to ensure no damage comes to the west elevation of 48 Weber Street West or 107
Young Street.
Further Recommendations
If the proposed demolitions are approved, the design of the building will be completed and a detailed
review of the building and compliance with the policies and guidelines of the Heritage Conservation
District Plan will be completed as part of a Phase II HIA.
If, the proposed demolitions are approved, the following actions are recommended to be implemented:
1.A Phase II HIA be completed once the final building design is complete;
2.A Conservation Plan for 107 Young Street be completed that includes conservation actions to be
implemented prior, during and post construction, this includes plans for temporary relocation of
the building to facilitate the underground garage;
3.Depending on the final location and design of the new building, a Cultural Heritage Protection
Plan (CHPP) be completed for adjacent building at 48 Weber Street and/ or 109 Young Street as
required. Potential impact of alteration to 107 Young Street can be mitigated by following
recommendations made by Tacoma Engineers (CAHP) and Laurie McCulloch Building Moving
(Appendix D & E).
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12.0 Sources
Berlin Today: Official Souvenir of the Best Town in Canada, 1906.
Bloomfield, Elizabeth and Linda Foster. Waterloo County Councillors: A Collective Biography. Caribout
Imprints, 1995.
Bloomfield and Foster. Waterloo County Councillors: A Collective Biography. Caribou Imprints, 1995.
Blumenson, John. Ontario Architecture: A Guide to Styles and Building Terms 1874 to the Present. Fitzhenry
and Whiteside, 1990.
City of Kitchener. Civic Centre Neighbourhood Heritage Conservation District Study, 2006.
City of Kitchener. Civic Centre Neighbourhood Heritage Conservation District Plan, 2007.
Eby, Ezra. A Biographical History of Early Settlers and their Descendants in Waterloo Township. Kitchener,
ON: Eldon D. Weber, 1971.
English, John and Kenneth McLaughlin. Kitchener: An Illustrated History. Robin Brass Studio, 1996.
Government of Canada. Parks Canada. Standards and Guidelines for the Conservation of Historic Places
in Canada. 2010.
Hayes, Geoffrey. Waterloo County: An Illustrated History. Waterloo Historical Society, 1997.
Heritage Resources Centre. Ontario Architectural Style Guide. University of Waterloo, 2009.
Mills, Rych. Kitchener (Berlin) 1880-1960. Arcadia Publishing, 2002.
Ministry of Tourism, Culture and Sport. InfoSheet#5 Heritage Impact Assessments and Conservation
Plans, 2006
https://www.therecord.com/living-story/6394257-flash-from-the-past-troubled-berlin-saw-victoria-
park-pavilion-burn-in-1916/
Moyer, Bill. Kitchener: Yesterday Revisited, An Illustrated History. Windsor Publications (Canada) Ltd.,
1979.
n/a. Busy Berlin, Jubilee Souvenir. 1897.
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Ontario Ministry of Culture. Ontario Heritage Tool Kit: Heritage Resources in the Land Use Planning
Process, InfoSheet #2, Cultural Heritage Landscapes . Queens Printer for Ontario, 2006.
Uttley, W.V. (Ben), A History of Kitchener, Ontario. The Chronicle Press: Kitchener, 1937.
W. V. Uttley and Gerald Noonan. A History of Kitchener., Wilfrid Laurier University Press, 1975.
March 13,2020 MHBC | 103
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50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Appendix A- Maps of the Subject Land
March 13,2020 MHBC | 104
±
±
±
Heritage Impact Assessment Report Phase I
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Appendix B- Preliminary Site Plan
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50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Appendix C -Chain of Title
i. 50-52 Weber Street West
ii. 56 Weber Street West
iii. 107 Young Street
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50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Appendix D-Structural Condition Report (Tacoma
Engineers, 2018) and Relocation Report (Tacoma
Engineers, February, 2020)
March 13,2020 MHBC | 107
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50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Appendix E- Laurie McCulloch Building Moving
Report, March 2020
March 13,2020 MHBC | 108
960 Taunton Rd E
Whitby, ON L1R 3L8
Laurie McCulloch
Phone: (905) 728-0884
Fax: (905) 743-0528
Building Moving
info@mccullochmovers.ca
Monday, March 2, 2020
John Gibson
The Tri-City Group of Companies
4-368 Phillip Street
Waterloo, Ontario
N2L 5J1
519-240-1957
Budgetary Quotation
RE: 107 Young Street Kitchener
Background
The building to be retained is approximately 37’ X 42’ X 1 and 1/2 storey solid brick Ontario
Cottage style house moving out onto streetto allow for underground parking to be completed.
Site Preparation
Excavation of site to allow steel placement down to footing level will be done by others. Any
demolitionor site clearing to occur will also be done by others
Loading Procedure
1.cleanbasement, disconnect services and remove fixtures (furnace, stairs etc.)
2.
3.insert main beams under building
4.level beams and install jacking and safety cribs under each beam
5.insert cross beams at each end through the mains to carry the needle beams
6.grout the cross beam ends to the underside of the cut line as well as the interior
masonry walls
7.insert the needle beams, pack and grout to the brick line
8.with the two end walls loaded and packed open holes on each side and insert one
cross loader at a time packing and grouting into place as you go
9.the first floor joist will also be packed to the cross beams
10.install any necessary bracing for weak points in doorways, etc.
11.connect the jacks and raise building 1inchwith our unified jacking machine
12.remove basement support points between cross beams and insert safety needles
Laurie McCulloch Building Moving 2
13.install roll steel and multi directionalHillman rollers to slide building out onto street
14.move building desired distance crib off and remove roll steel
15.Once parking garage is completed
16.Reinstall roll steel and multi directional Hillman rollers to slide building out back
into final location
17.hold in place while basement completed by others
18.once basement complete relieve steel framework and remove
Rolling
Multi directional Hillman rollers are placed between the main beams and roll steel for the move.
The 50 ton capacity rollerswill be installed based on the actual weight of the loaded building
including steel.
The actual weight will be determined once the building is loaded on our equipment with our
hydraulic equipment and verified by David Seberras to ensure that an adequate safety ratio for the
rolling equipment is maintained.
Foundation
An adequate height foundation will need to be built up to the underside of the brick to pin the
building in its final location by others.
We will assistin the design of new foundation walls to make sure the design facilitates the
removal of our steelframework.
Placement
After the building is at its desired location and elevation, the new concrete foundation wall is
installed leaving openings for the main beam removal.
Scope of Work
Install steel framework
Lift building free of current foundation
Relocate to storage location
Relocate to finallocation
Place according to your surveyors marks
Hold building in place to while basement built by others
Remove steel framework
Laurie McCulloch Building Moving 3
Exclusions
The following are not in our scope:
Cleaning out of current basement of all organic materials
Permits
Road Occupancy cost such as police, local utility company costs for wire raising,
hoarding, pedestrian protection
Foundations for building
Any demolition required
Excavation around the perimeter of the building down to footing level to allow for
placement of steel beams
Excavation for foundation
Service disconnections and reconnections
Surveyors required permanent building placement
Assumptions
The following is assumed in the pricing
Adequate laydown area for relocationsteel and equipment
Onsite parking for company trucks
Temporary power and water
Minimum six ft basement under current structure and new foundation
Cost
The cost for the relocationwill be approx. Two Hundred Twenty-Six Thousand Plus HST
Based on builder supplied information of photos and dimensions.
Yours Truly
Greg Mcculloch
Greg McCulloch
Laurie McCulloch Building Moving
Heritage Impact Assessment Report Phase I
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Appendix F- CHIA Terms of Reference, Site Plan
Pre-Submission Consultation Memo (November 10,
2017)
March 13,2020 MHBC | 109
City of Kitchener
Community Services Department - Planning Division
Heritage Impact Assessment - Terms of Reference
1.0 Background
Ontario Heritage Act;
2.0 Heritage Impact Assessment Requirements
The following minimum requirements will be required in a Heritage Impact
Assessment:
3.0 Summary Statement and Conservation Recommendations
4.0 Mandatory Recommendation
5.0 Approval Process
Ontario Heritage Act
Proposal to Demolish Three Buildings
o
o
o
o
o
o
o
o
o
Proposal to Construct a 6-Storey Multi-Residential Building
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
ProposedSite Plan Application (Demolition & New Construction)
.
Ontario Heritage Act
Heritage Impact Assessment PhaseII (Revised March & December2022)
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Appendix K-Curricula Vitae
December 21, 2022 MHBC | 73
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CURRICULUM
CURRICULUM
Old Shaw: The Story
of a Kindly Waterloo County Roamer
The Rise of the City: Social Business
Incubation in the City of Hamilton
A Scot’s Nirvana
CURRICULUM
The Virtual Voice of the Past: The Use of Online
Oral Accounts for a Holistic Understanding of History,
Nach eil ann tuilleadh: An Nòs Ùr aig nan Gàidheal
Harvesting Bees
and Feasting Tables: Fit for the Men, Women and Children
of Dickie Settlement and Area, Township of North Dumfries
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CURRICULUM
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Specific for Relocation of Heritage Buildings
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CURRICULUM
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Cultural Heritage Conservation Protection Plans (Temporary protection for
heritage building during construction)
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CURRICULUM
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311.651!CJOHFNBOT!DFOUSF!ESJWF!LJUDIFOFS!0!POUBSJP!0O3C4Y:!0!U;62:/687/4761!0!G;!62:.687.1232!0!XXX/NICDQMBO/DPN
Heritage Impact Assessment Phase II
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Appendix K-Curricula Vitae
Revised March 2022, December 2022, February 2023 &
March 2023 MHBC | 80
CURRICULUM VITAE
Dan Currie, MA, MCIP, RPP, CAHP
Dan Currie, a Partner and Managing Director of Cultural Heritage Division,
EDUCATION
joined MHBC Planning in 2009, after having worked in various positions in the public
sector since 1997. Dan provides a variety of planning services for public and private
2006
sector clients including a wide range of cultural heritage policy and planning work
Masters of Arts (Planning)
including strategic planning, heritage policy, heritage conservation district studies
University of Waterloo
and plans, heritage master plans, cultural heritage evaluations, heritage impact
assessments and cultural heritage landscape studies.
1998
Bachelor of Environmental Studies
University of Waterloo
PROFESSIONAL ASSOCIATIONS
1998
Bachelor of Arts (Art History) Full Member, Canadian Institute of Planners
University of Saskatchewan
Full Member, Ontario Professional Planners Institute
Professional Member, Canadian Association of Heritage Professionals
SELECTED PROJECT EXPERIENCE
Heritage Conservation District Studies and Plans
Stouffeville Heritage Conservation District Study
Alton Heritage Conservation District Study, Caledon
Port Stanley Heritage Conservation District Plan
Port Credit Heritage Conservation District Plan, Mississauga
Town of Cobourg Heritage Conservation District Plan updates
Rondeau Heritage Conservation District Study & Plan, Chatham Kent,
Barriefield Heritage Conservation District Plan Update, Kingston
Victoria Square Heritage Conservation District Study, Markham
Bala Heritage Conservation District Study and Plan, Township of Muskoka Lakes
Downtown Meaford Heritage Conservation District Study and Plan
Brooklyn and College Hill Heritage Conservation District Plan, Guelph
Garden District Heritage Conservation District Study and Plan, Toronto
Heritage Master Plans and Management Plans
Town of Aurora Municipal Heritage Register Update
City of Guelph Cultural Heritage Action Plan
CONTACT
Town of Cobourg Heritage Master Plan
Burlington Heights Heritage Lands Management Plan
540 Bingemans Centre Drive,
Suite 200
City of London Western Counties Cultural Heritage Plan
Kitchener, ON N2B 3X9
T 519 576 3650 x 744
F 519 576 0121
dcurrie@mhbcplan.com
www.mhbcplan.com
1
CURRICULUM VITAE
Dan Currie, MA, MCIP, RPP, CAHP
Cultural Heritage Evaluations
Morningstar Mill, St Catherines
MacDonald Mowatt House, University of Toronto
City of Kitchener Heritage Property Inventory Update
Niagara Parks Commission Queen Victoria Park Cultural Heritage Evaluation
Designation of Main Street Presbyterian Church, Town of Erin
Designation of St Johns Anglican Church, Norwich
Cultural Heritage Landscape evaluation, former Burlingham Farmstead, Prince
Edward County
Heritage Impact Assessments
Heritage Impact Assessment for Pier 8, Hamilton
Homer Watson House Heritage Impact Assessment, Kitchener
Expansion of Schneider Haus National Historic Site, Kitchener
Redevelopment of former industrial facility, 57 Lakeport Road, Port Dalhousie
Redevelopment of former amusement park, Boblo Island
Redevelopment of historic Waterloo Post Office
Redevelopment of former Brick Brewery, Waterloo
Redevelopment of former American Standard factory, Cambridge
Redevelopment of former Goldie and McCullough factory, Cambridge
Mount Pleasant Islamic Centre, Brampton
Demolition of former farmhouse at 10536 McCowan Road, Markham
Heritage Assessments for Infrastructure Projects and Environmental Assessments
Heritage Assessment of 10 Bridges within Rockcliffe Special Policy Area, Toronto
Blenheim Road Realignment Collector Road EA, Cambridge
Badley Bridge EA, Elora
Black Bridge Road EA, Cambridge
Heritage and Cultural Heritage Landscape Assessment of Twenty Mile Creek Arch
Bridge, Town of Lincoln
Heritage Evaluation of Deer River, Burnt Dam and MacIntosh Bridges, Peterborough
County
Conservation Plans
CONTACT
Black Bridge Strategic Conservation Plan, Cambridge
540 Bingemans Centre Drive,
Conservation Plan for Log house, Beurgetz Ave, Kitchener
Suite 200
Conservation and Construction Protection Plan - 54 Margaret Avenue, Kitchener
Kitchener, ON N2B 3X9
T 519 576 3650 x 744
F 519 576 0121
dcurrie@mhbcplan.com
www.mhbcplan.com
2
CURRICULUM VITAE
Dan Currie, MA, MCIP, RPP, CAHP
Tribunal Hearings:
Redevelopment of 217 King Street, Waterloo (OLT)
Redevelopment of 12 Pearl Street, Burlington (OLT)
Designation of 30 Ontario Street, St Catharines (CRB)
Designation of 27 Prideaux Street, Niagara on the Lake (CRB)
Redevelopment of Langmaids Island, Lake of Bays (LPAT)
Port Credit Heritage Conservation District (LPAT)
Demolition 174 St Paul Street (Collingwood Heritage District) (LPAT)
Brooklyn and College Hill HCD Plan (OMB)
Rondeau HCD Plan (LPAT)
Designation of 108 Moore Street, Bradford (CRB)
Redevelopment of property at 64 Grand Ave, Cambridge (LPAT)
Youngblood subdivision, Elora (LPAT)
Downtown Meaford HCD Plan (OMB)
Designation of St Johns Church, Norwich (CRB - underway)
LAND USE PLANNING
Provide consulting services for municipal and private sector clients for:
Secondary Plans
Draft plans of subdivision
Consent
Official Plan Amendment
Zoning By-law Amendment
Minor Variance
Site Plan
CONTACT
540 Bingemans Centre Drive,
Suite 200
Kitchener, ON N2B 3X9
T 519 576 3650 x 744
F 519 576 0121
dcurrie@mhbcplan.com
www.mhbcplan.com
3
CURRICULUM VITAE
Rachel Redshaw, a Senior Heritage Planner with MHBC, joined the firm in 2018.
EDUCATION
Ms. Redshaw has a Bachelor of Arts in Anthropology and Celtic Studies and a
2011
Master of Arts in World Heritage and Cultural Projects for Development. Ms.
Higher Education Diploma
Redshaw completed her Master’s in Turin, Italy; the Master’s program was
Cultural Development/ Gaelic
established by UNESCO in conjunction with the University of Turin and the
Studies
International Training Centre of the ILO. Rachel is professional member of the
Sabhal Mr Ostaig, University of the
Canadian Association of Heritage Professionals (CAHP).
Highlands and Islands
2012
Ms. Redshaw provides a variety of heritage planning services for public and
Bachelor of Arts
private sector clients. Ms. Redshaw has worked for years completing cultural
Joint Advanced Major in Celtic
heritage planning in a municipal setting. She has worked in municipal building
Studies and Anthropology
and planning departments and for the private sector to gain a diverse knowledge
Saint Francis Xavier University
of building and planning in respect to how they apply to cultural heritage. Rachel
enjoys being involved in the local community and has been involved in the
2014
collection of oral history, in English and Gaelic, and local records for their
Master of Arts
World Heritage and Cultural
protection and conservation and occasionally lecturers on related topics. Her
Projects for Development
passion for history and experience in archives, museums, municipal building and
The International Training Centre of
planning departments supports her ability to provide exceptional cultural heritage
the ILO in partnership with the
services.
University of Turin, Politecnico di
Torino, University of Paris 1 Pantheon-
Sorbonne, UNESCO, ICCROM,
Macquarie University
PROFESSIONAL ASSOCIATIONS
Professional Member, Canadian Association of Heritage Professionals (CAHP)
www.linkedin.com/in/rachelredshaw
PROFESSIONAL HISTORY
2022 - Present Senior Heritage Planner,
MacNaughton Hermsen Britton Clarkson Planning Limited
2018 - 2022 Heritage Planner,
MacNaughton Hermsen Britton Clarkson Planning Limited
CONTACT
2018 Building Permit Coordinator, (Contract)
Township of Wellesley
540 Bingemans Centre Drive,
Suite 200
Kitchener, ON N2B 3X9
2018 Building Permit Coordinator (Contract)
T 519 576 3650 x751
F 519 576 0121
rredshaw@mhbcplan.com
www.mhbcplan.com
1
CURRICULUM VITAE
RSM Building Consultants
2017 Deputy Clerk,
Township of North Dumfries
2015-2016 Building/ Planning Clerk
Township of North Dumfries
2009-2014 Historical Researcher & Planner
Township of North Dumfries
2012 Translator, Archives of Ontario
2012 Cultural Heritage Events Facilitator (Reminiscence Journey) and
Executive Assistant, Waterloo Region Plowing Match and Rural
Expo
2011 Curatorial Research Assistant
Highland Village Museum/ Baile nan Gàidheal
PROFESSIONAL/COMMUNITY ASSOCIATIONS
2022-Present Professional Member, Canadian Association of Heritage
Professionals
2017-2020 Member, AMCTO
2018-2019 Member of Publications Committee, Waterloo Historical Society
2018 Member, Architectural Conservancy of Ontario- Cambridge
2018 - 2019 Secretary, Toronto Gaelic Society
2012 -2017 Member (Former Co-Chair & Co-Founder), North Dumfries
Historical Preservation Society
2011 - 2014 Member, North Dumfries Municipal Heritage Committee
2013 Greenfield Heritage Conservation District, Sub-committee,
Doors Open Waterloo Region
CONTACT
2012 Volunteer Historical Interpreter, Doon Heritage Village, Ken
Seiling Waterloo Region Museum
540 Bingemans Centre Drive,
Suite 200
2008-2012 Member, Celtic Collections, Angus L. Macdonald Library
Kitchener, ON N2B 3X9
2012-2013 Member (Public Relations), Mill Race Folk Society
T 519 576 3650 x751
F 519 576 0121
rredshaw@mhbcplan.com
www.mhbcplan.com
2
CURRICULUM VITAE
2011 Member, University of Waterloo Sub-steering Committee for
HCD Study, Village of Ayr, North Dumfries
2010-2011 Member (volunteer archivist), Antigonish Heritage Museum
AWARDS / PUBLICATIONS / RECOGNITION
2019 Waterloo Historical Society Publication, Old Shaw: The Story of a
Kindly Waterloo County Roamer
2014 Master’s Dissertation, The Rise of the City: Social Business
Incubation in the City of Hamilton
2014 Lecture, A Scot’s Nirvana, Homer Watson House and Gallery
2013 Lecture, The Virtual Voice of the Past: The Use of Online Oral
Accounts for a Holistic Understanding of History, University of
Guelph Spring Colloquium
2012-2013 Gaelic Events Facilitator, University of Guelph
2012-2015 Intermediate Gaelic Facilitator, St. Michael’s College, University
of Toronto
2012 Nach eil ann tuilleadh: An Nòs Ùr aig nan Gàidheal (BA Thesis)
Thesis written in Scottish Gaelic evaluating disappearing Gaelic
rites of passage in Nova Scotia.
2012 Waterloo Historical Society Publication, Harvesting Bees and
Feasting Tables: Fit for the Men, Women and Children of Dickie
Settlement and Area, Township of North Dumfries
2007-2012 25 historical publications in the Ayr News (access to some
articles http://ayrnews.ca/recent )
PROFESSIONAL DEVELOPMENT COURSES
2021 Certificate for Indigenous Relations Training Program with
University of Calgary
2020 Condo Director Training Certificate (CAO)
CONTACT
2018 Building Officials and the Law (OBOA Course)
540 Bingemans Centre Drive,
2017-2018 AMCTO Training (MAP 1)
Suite 200
2017 AODA Training
Kitchener, ON N2B 3X9
T 519 576 3650 x751
F 519 576 0121
rredshaw@mhbcplan.com
www.mhbcplan.com
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CURRICULUM VITAE
2010 Irish Archaeological Field School Certificate
COMPUTER SKILLS
·Microsoft Word Office
·Bluebeam Revu 2017
·ArcGIS
·Keystone (PRINSYS)
·Municipal Connect
·Adobe Photoshop
·Illustrator
·ABBYY Fine Reader 11
·Book Drive
SELECT PROJECT EXPERIENCE 2018-2022
CULTURAL HERITAGE IMPACT ASSESSMENTS
·Promenade at Clifton Hill, Niagara Falls (Niagara Parks Commission)
·16-20 Queen Street North, Kitchener (Former Economical Insurance
Building)
·Peterborough Lift Lock and Trent-Severn Waterway (TSW), National
Historic Sites, Development for 380 Armour Road, City of Peterborough
·Middlesex County Court House, National Historic Site, for development
at 50 King Street
·McDougall Cottage and National Historic Site, for development at 93
Grand Avenue South, City of Kitchener
·City of Waterloo Former Post Office, Development for 35-41 King Street
North, City of Waterloo, Phase II
·Consumers’ Gas Station B, Development for 450 Eastern Avenue, City of
CONTACT
Toronto
540 Bingemans Centre Drive,
·82 Weber Street and 87 Scott Street, City of Kitchener
Suite 200
·39 Wellington Street West, City of Brampton
Kitchener, ON N2B 3X9
T 519 576 3650 x751
F 519 576 0121
rredshaw@mhbcplan.com
www.mhbcplan.com
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CURRICULUM VITAE
·543 Ridout Street North, City of London
·34 Manley Street, Village of Ayr, Township of North Dumfries
·Quinte’s Isle Campark, 558 Welbanks Road, Prince Edward County (OLT)
·174 St. Paul Street, Town of Collingwood (OLT)
·45 Duke Street, City of Kitchener
·383-385 Pearl Street, City of Burlington
·St. Patrick’s Catholic Elementary School, (SPCES), 20 East Avenue South,
City of Hamilton
·250 Allendale Road, City of Cambridge
·249 Clarence Street, City of Vaughan
Specific for Relocation of Heritage Buildings
·1395 Main Street, City of Kitchener
·10379 & 10411 Kennedy Road, City of Markham
CULTURAL HERITAGE SCREENING REPORT
Kelso Conservation Area, Halton County
th
5Side Road, County Road 53, Simcoe County
Waterdown Trunk Watermain Twinning Project, City of Hamilton
CULTURALHERITAGE EVALUATION REPORTS
·52 King Street North, City of Kitchener
·Sarnia Collegiate Institute and Technical School (SCITS), 275 Wellington,
City of Sarnia (Municipal contingency study)
·10536 McCowan Road, City of Markham
·Former Burns Presbyterian Church, 155 Main Street, Town of Erin
(Designation Report)
·Former St. Paul’s Anglican Church, 23 Dover Street, Town of Otterville,
Norwich Township (OLT)
·6170 Fallsview Boulevard, City of Niagara Falls
CONSERVATION PLANS
·City of Waterloo Former Post Office, 35-41 King Street North, City of
CONTACT
Waterloo
·82 Weber Street East, City of Kitchener
540 Bingemans Centre Drive,
·87 Scott Street, City of Kitchener
Suite 200
Kitchener, ON N2B 3X9
·107 Young Street, City of Kitchener
T 519 576 3650 x751
F 519 576 0121
rredshaw@mhbcplan.com
www.mhbcplan.com
5
CURRICULUM VITAE
·1395 Main Street, City of Kitchener
·10379 & 10411 Kennedy Road, City of Markham
Cultural Heritage Conservation Protection Plans (Temporary protection for heritage
building during construction)
·16-20 Queen Street North, Kitchener (included Stabilization, Demolition
and Risk Management Plan)
·12 & 54 Margaret Avenue, City of Kitchener
·45 Duke Street, City of Kitchener
·82 Weber Street West and 87 Scott Street, City of Kitchener
·660 Sunningdale Road, London
DOCUMENTATION AND SALVAGE REPORTS
·16-20 Queen Street North, City of Kitchener
·57 Lakeport Road City of St. Catharines
·Gaslight District, 64 Grand Avenue South, City of Cambridge
·242-262 Queen Street South, City of Kitchener
·721 Franklin Boulevard, City of Cambridge
HERITAGE PERMIT APPLICATIONS
·16-20 Queen Street North, Kitchener
·50 King Street, London
·35-41 King Street North, City of Waterloo (Old Post Office), Phase II
(alteration to building with a municipal heritage easement, Section 37,
OHA)
·50-56 Weber Street West & 107 Young Street, City of Kitchener
(demolition and new construction within HCD)
·30-40 Margaret Avenue, City of Kitchener (new construction within HCD)
·249 Clarence Street, City of Vaughan (alteration within HCD)
·174 St. Paul Street, Town of Collingwood (demolition within HCD)
HERITAGE CONSERVATION DISTRICTS/ MASTER PLANS/ HERITAGE
CONTACT
CHARACTER STUDY
·Elgin, Central and Memorial Neighbourhoods, Municipality of Clarington
540 Bingemans Centre Drive,
Suite 200
·Stouffville Heritage Conservation District Study (Project Lead 2021-2022)
Kitchener, ON N2B 3X9
·Town of Aurora Heritage Register Update
T 519 576 3650 x751
F 519 576 0121
rredshaw@mhbcplan.com
www.mhbcplan.com
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September 18, 2025
Deeksha Choudhry
City of Kitchener
Deeksha.Choudhry@kitchener.ca
RE:50-56 Weber Street West &107 YoungStreet
OUR FILE: 17191A
We have reviewed your comments provided in response to the Heritage Permit that was submitted
for the above noted property. We have also reviewed the comments on the building design by the
City’s Urban Design staff as well as the responses to those comments prepared by Facet Design
Studio Limited dated August 2025 (attached).
A response to your comments regarding the submitted Conservation Plan and Salvage and
Documentation Plan is provided in the balance of this letter. In addition, an updated Conservation
Plan that rectifies the confusion about the pre-construction surveys attached as an Appendix to that
plan has been prepared and is attached.
Regarding the building design, it is our opinion that the proposed design is consistent with the policies
and guidelines of the CCNHCD Plan and does not result in impacts to the heritage conservation district.
The Heritage Impact Assessment completed in September of 2021 and revised in 2022 and 2023
evaluated the proposed building in relation to each of the applicable policies and guidelines of the
CCNHCD Plan. The final building design submitted for site plan approval is not markedly different
than the design analyzed in the HIA. We have reviewed the comments of urban design staff and the
response by Facet Design Studio and our conclusion remains unchanged. Therefore, we have not
updated the HIA. A detailed response to the building design comments is contained in response #6
below.
Response to Comments.
1. In the CP for 107 Young Street, the medium-term conservation measures talks
about 'combination of bracing techniques' for the partial demolition of 107 Young
Street, and its integration into the new development. Would it be possible to get
more detailed information of what exactly those bracing techniques are going to
be? We have had drawings from engineers submitted before to demonstrate how
exactly the heritage resource will be braced and/or shored at each stage of
development.
Response: The Conservation Plan provides guidelines and direction as to how the proposed
bracing and shoring will take place. In this case, since the building at 107 Young Street is a
single detached house and the proposed demolition is for a small part of one corner of the
building, the demolition and required stabilization are not a complex undertaking. Ultimately,
the contractor who undertakes the demolition will determine the exact method of bracing and
the applicant has confirmed that the plans can be shared with the City at that time.
2.Has the stabilization schematic (Fig. 21 in the CP for 107 Young Street) been
certified/endorsed by a certified engineer?
Response: Figure 21 has been prepared by the project's licenced architect, Facet Design
Studio Ltd., in consultation with Tacoma Engineers who are certified engineers.
3.Tacoma Engineers included in their demolition report that a demolition plan will be
provided to the demolition contractors. What is the status of that? Is that still being
prepared, or has been prepared? Would it be possible for staff to get a copy?
Response: Demolition Plans for 50 and 56 Weber Street West are available in Appendix B of
the Conservation Plan for 109 Young Street and 48 Weber Street West. For the property at
107 Young Street, which is proposed for partial integration into the new development, the
elements typically addressed in a demolition plan (i.e. details on stabilization, salvage & reuse)
are provided in the Conservation Plan which addresses the stabilization and retention of
portions of the building, and in the Salvage and Reuse Plan, which addressed the salvage and
reuse of materials proposed for removal.
4. For the CP that was done for 109 Young Street and 48 Weber, the document states
that the pre-construction surveys are included in 'Appendix B', but Appendix B is
the demolition plan for 50-56 Weber Street. Would it be possible to get a copy of
these pre-construction surveys?
Response: This was a typo in the report. The pre-construction survey was completed by
MHBC and the resulting site visit documentation photos are provided in Appendix E. The report
has been updated to correct this issue and an updated version is attached.
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5.I appreciate the Salvage and Re-use Plan, it is very thorough. It does include 3
options for re-use of the identified materials, has there been any discussions
around whether any salvaged materials will be used in the new development as
commemorative features? For example, we've had applicants in the past submit
this plan with materials identified that will be used in the lobby area of the new
development. I was just wondering if those discussions have been had or if that
was on the radar for the owners.
Response: The applicant is not proposing to reuse salvaged materials on-site.
6. Pegah Fahimian, who is the urban designer on file, and I, had sent in comments
regarding the elevations back in March. We haven't heard anything back and there
is no commentary on how our comments have been addressed. Please find attached
the email Pegah sent in March with this email. We are going to need to address
these comments before we can proceed with the heritage permit. It is ideal that
the building design be finalized before the heritage permit proceeds, otherwise you
might need to come back to Committee in case there are changes.
Response: We have reviewed these comments and the response provided by Facet Design
Studio dated August, 2025. Our comment and opinion is as follows:
Cladding and materials: The cladding of the building incorporates a range of materials
including masonry, steel, EIFS (formed and painted to resemble stucco), and wood.
These materials are similar to those used on other buildings along Weber Street West
and within the CCNHCD. While EIFS is not a natural or common material within the
district, it will be formed and painted to resemble a stucco finish, which is common
along Weber Street West and within the District as a whole. Our opinion in the HIA that
the building is consistent with the guidelines in section 6.9.4 of the CCNHCD Plan
(specifically guideline #3) remains unchanged.
Colour: The building has a range of materials and colours. However, the building design
is contemporary, and the building is primarily a neutral colour with brighter colours
employed to accent architectural features and differences in materials in a manner
consistent with a contemporary building. The colours used are similar to those used
within the HCD and our opinion as stated in the HIA that the materials and colours are
consistent with the guidelines of the HCD remains unchanged.
Architectural features: the urban design comments discuss the design of the arches at
st
the 1 storey. While these features are contemporary and are not similar to features
found on nearby buildings, the proposed building is a contemporary design and the
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inclusion of contemporary architectural features is considered appropriate. The
proposed design and features of the building conform to the CCNHCD policies and
guidelines and are not anticipated to result in any adverse impacts to heritage
resources.
Other: the other comments (such as the shape of the balconies and the concern about
a blank wall on one of the facades) are at a level of detail that is beyond the scope of
the policies and guidelines in the CCNHCD Plan. In our opinion, the design of the
building conforms to the policies and guidelines of the CCNHCD Plan and the blank
façade and balconies do not have an impact. Similarly, should the design change such
that windows are inserted into the façade or the shape of the balconies change, these
changes would also not result in conflict with the CCNHCD Plan and would not result in
impacts to the heritage district.
In conclusion, we have reviewed the most recent building design, as well as the comments by City
staff on that design, and our opinion and conclusions in the HIA remain unchanged–the proposed
building conforms to the policies and guidelines of the CCNHCD plan and does not result in impacts
to the character of the heritage conservation district.
We trust that the responses to your questions regarding the Conservation Plan and Salvage and
Documentation Plan are satisfactory and that the Heritage Permit can be advanced for approval. As
noted, an updated Conservation Plan is attached.
Yours truly,
MHBC
Christy Kirwan, BA, Dipl., CAHP-Intern
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