HomeMy WebLinkAboutDesignation of 11 Young St and 156-158 King St W1
7I'r,I,C~r~ City of Kitchener
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Technical Services City Hall, 200 King St. West
P.O. Box 1118
Kitchener, ON N2G 4G7
Date: October 20, 2008
To: Members of Heritage Kitchener Committee
From: Leon Bensason, Coordinator, Cultural Heritage Planning
cc: Rod Regier, Executive Director, Economic Development
Subject: Designation of 11 Young Street & 156-158 King Street West
At the October 7, 2008 meeting of Heritage Kitchener, the Committee requested that City staff
prepare the necessary documentation to enable the Committee to make a recommendation to
Council regarding the designation of 11 Young Street (former Mayfair Hotel) and 156-158 King
Street West (former Hymmen Hardware building) under Section 29 (Part IV) of the Ontario
Heritage Act. Both properties are owned by the City of Kitchener, and are proposed to be
rehabilitated into a boutique hotel, as part of the third and final phase of the Centre Block
development to be undertaken by Andrin Homes Limited. The properties are currently listed on
the City's Municipal Heritage Register as "non-designated property identified as being of cultural
heritage value or interest".
Section 2.5.3.4 of the City of Kitchener Official Plan contains policies that the City shall have
regard to in judging the significance of a property and its eligibility for designation under the
Ontario Heritage Act (see Appendix `A'). On January 25, 2006 the Ministry of Culture released
Ontario Regulation 9/06, which prescribes the criteria for determining property of cultural
heritage value or interest in a municipality (see Appendix `B'). The regulation requires that, to be
designated, a property must meet one or more of the following criteria grouped into the
categories of Design/Physical Value, Historical/Associative Value, and Contextual Value.
Ontario Reaulation 9/06
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.
Statement of Significance & Description of Heritage Attributes
In putting forward a property for designation, the City shall prepare a Statement of Significance
and Description of Heritage Attributes. The following information should be included in preparing
these statements and descriptions:
• Description of Property- describes what will be designated so that the property can be
readily ascertained;
• Statement of Cultural Heritage Value or Interest -describes why the property is being
designated, and;
• Description of Heritage Attributes -describes the key attributes of the property that
should be retained to conserve its cultural heritage value or interest.
Statements of Significance and Descriptions of Cultural Heritage Attributes have been prepared
for both 11 Young Street and 156-158 King Street West, and are included in Appendix `C' to this
memo.
11 Youna Street
In considering Ontario Regulation 9/06, it is staff's assessment that 11 Young Street meets the
criteria for designation under Section 29 (Part IV) of the Ontario Heritage Act. Specifically, 11
Young Street has design or physical value in that it is a representative example of the
Renaissance Revival style, and uniquely exhibits design elements of the Art Deco style in a
1929 three storey roof top addition. The property has historic or associative value in being
associated with Edward Lippert; a prominent Manufacturer, Merchant, Hotelman and City
Builder. The subject property also demonstrates contextual value in that it contributes to the
visual and architectural continuity of the historic Downtown (King Street) mainstreet; is
historically linked to its surroundings; appears much as it did in 1929; and is a Downtown
landmark.
156-158 Kina Street West
In considering Ontario Regulation 9/06, it is staff's assessment that 156-158 King Street West
meets the criteria for designation under Section 29 (Part IV) of the Ontario Heritage Act.
Specifically, 156-158 King Street West has design or physical value in that it is a representative
example of the Renaissance Revival style. The property has historic or associative value in
being long associated with Hymmen Hardware, which occupied the building from 1906 to 1960;
and which was at one time Berlin/Kitchener's longest operating business (1850 -1960). The
subject property also demonstrates contextual value in that it contributes to the visual and
architectural continuity of the historic Downtown (King Street) mainstreet; is historically linked to
its surroundings; and appears much as it did in 1906, sharing the same construction and
architectural detailing as the original 3 storeys of the former Mayfair Hotel building located
immediately to the west.
Staff would advise that in the event 11 Young Street and 156-158 King Street West are
recommended for designation, all exterior elevations should be included in the description of
heritage attributes. Select attributes located within the interior of each building were identified as
being of cultural heritage interest when heritage property reports were prepared for each
property in 2006 (see Appendix `D"). Though these interior attributes have been included in the
Description of Heritage Attributes forming part of the Statement of Significance; staff would
suggest that their inclusion should be discussed in more detail with City officials (as property
owners). Discussion regarding the Description of Heritage Attributes need not delay
consideration of the heritage designation. Finalization of the Description of Heritage Attributes
may occur between publication of the Notice of Intent to designate and passage of the
designating by-law.
Appendices:
Appendix A: Official Plan Policy 2.5.3.4
Appendix B: Ontario Regulation 9/06
Appendix C: Statements of Significance and Description of Heritage Attributes for 11 Young
Street & 156-158 King Street West
Appendix D: Heritage Property Reports for 11 Young Street & 156-158 King Street West
.~~ ~~~
City of Kitchener
archaeological or natural significance. Such
a database shall include facilities and sites
identified in Federal, Provincial, Regional
and Municipal heritage inventories.
3. Through consultation with LACAC or other
municipal heritage committees the City shall
develop, administer and maintain a
Municipal Heritage Conservation Master
Plan to be adopted by Council.. The
Municipal Heritage Conservation Master
Plan shall establish goals, objectives,
strategies, policies, criteria and guidelines
related to municipal heritage conservation
efforts. The Master Plan shall include a
descriptive .and mapped inventory of
heritage resources recognized by the City of
Kitchener and will establish priority levels
for the protection of each heritage resource.
Together with the Ontario Heritage Act, the
Planning Aet, the Environmental Assessment
Act, the Cemeteries Act, the Municipal Act
and the policies of this Plan, the Municipal
Heritage Conservation Master Plan shall
serve to implement the heritage policies
contained in this Plan.
4. Properties (including all buildings and
structures thereon) which are of historic or
architectural value may be designated under
the Ontario Heritage Act. In judging the
significance of a heritage property in
illustrating or interpreting the history of
Kitchener, regard shall be had to, but not be
limited to, the following criteria of
architectural merit or historical association,
generally as follows:
i) It is a good, representative or rare
example of the work of an outstanding local,
national or international architect, builder,
designer, landscape architect, interior
designer or sculptor;
ii) It is associated with a person or an
event recognized as having made a
significant contribution to the City's social.,
cultural, political, economic, technological
or physical development, or as having
influenced the course of local, regional,
provincial, national or international history;
iii) It is a good and representative
example of a method of construction now
rarely used or of a particular architectural
style or period of building, or an example of
outstanding interior design;
iv) It dates from an important period in
the development of the community;
v) It is generally recognized as an
important City landmark; or
vi) It makes an important contribution
to the urban rural composition or streetscape
given its unique aesthetic or picturesque
qualities.
In addition, regard shall also be had to the
archaeological potential of the property as
advised by the Regional Municipality of
Waterloo or the Province of Ontario.
5. Areas of architectural or historical
significance may be designated as Heritage
Conservation Districts under the Ontario
Heritage Act. The Heritage Conservation
District shall be considered to be a
statement, made by the municipality, that
special effort will be made within the chosen
area to conserve and enhance the character
of that. area. (The Heritage Conservation
District designation shall not be considered
to be a freeze on development in the
designated area.)
OFFICIAL PLAN Part 2
November 2005 Page 5-3
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Ontario Re ulation ~/0
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Non-designated properties listed on the To ensure a thorough, objective and consis-
municipal register of cultural heritage prop- tent evaluation across the province, and to
ernes and newly identified properties may assist municipalities with the process, the
be candidates for heritage conservation and Ontario Heritage Act provides that:
protection. Section 29 of the Ontario 29(1) The council of a municipality may,
Heritage Act enables municipalities to pass
by bylaw, designate a property within the
bylaws for the protection (designation} of municipality to be of cultural heritage
individual real properties that have cultural value or interest if,
heritage value or interest to the municipali-
ty. Heritage :designation is a protection (a) where criteria for determining
mechanism with long-term implications for whether property is of cultural heritage
the alteration and`demolition of a cultural value or interest have been prescribed
heritage property. by regulation, the property meets the
prescribed criteria; ...
Individual properties being considered for
protectionundersection29 must undergo Regulation9/06 prescribes the criteria for
a more rigorous evaluation than is required determining property of culuual heritage
for listing. The evaluation criteria set out value or interest in a municipalir}~. The
in Regulation 9/06 essentially form a test regulation xequires that, to be designated,
against which properties must be assessed. a property must meet "one or more" of
The better the characteristics of the property thecriteria grouped into'the categories
when the criteria are applied to it, the greater of Design/Physical Value, Historical/
the. property's cultural. heritage value or' Associative Value and Contextual Value.
interest, and the stronger the argument
for its long-term protection.
"I,his does not mean that the pro~er~~ is ~ ..t„ ~" ,~'.~ # ,
only e~aliiated~vithin "one' category or ,-x:
[~, 3~
must meet a criterion in each category in ~; -: iy_,_
order to allow for protection. Whe^ more ~"
~ categories are applied, more is learned
about the propert}~ and its relative cultural ~.~, :, ";' ~ ~~,
~ heritage value ar interest. As a result, a ~ : ~_`~~,~~,
mare valid decision regarding heritage` con- ~ - ~r,,~" + ~ ;
nervation measures can be made. Council ~ ,.~,~~ ~ -'~~~,~,
,.
must be satisfied that the property meets at ~ `' '~--^~° ~ ~ ~~~ " ~ _
least one of the criteria set out in i _ - _
Regulation 9/06 before it can be designated ~'` ~ '~~ `~
under section 29. ~
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~~~.
Regulation 9/06 was developed for the. ~~ ~ _ ~`'~~ ~ ~ - `•~~~
<'',
purposes of identifying and evaluating ~` ~ - - _. ~'`` .~... -' ~ ~-~ •~ .,w •--,
the cultural heritage value or interest of The Rideau Ganal Corridor is a unique cultural heritage
a property proposed for protection under landscape. (Photo Copyright200GOntario Tourism)
section 29.
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Limestone townhouses, Kingston (Photo courtesy of Marcus Letourneau, City of Kingston)
Heritage Praperty Evahratian • Mur2icrpal Criterya Or7tario FTagtrlatian 9/06
i
MADE UNDER THE
_.
Criteria a
1. (1) The criteria set out in subsec-
Lion (2) are prescribed for the
', purposes of clause 29 (1) (a)
of the Act.
(2) A property may be designated
under section 29 of the Act if it
meets one or more of the fol[ow-
ing criteria for determining
whether it is of cultural heritage
value or interest:
1. The property has design value
', or physical value because it,
', i. is a rare, unique, representa-
', tive 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 institu-
Lion that is significant to a
community,
ii. yields, or has the potential
to yield, information that con-
tributes to an understanding
of a community or culture, or
iii. demonstrates or reflects
the work or ideas of an archi-
tect, 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.
Transition
2. This Regulation does not apply in
respect of a property if notice of
intention to designate it was given
under subsection 29 (1 .1) of the j
Act on or before January 24,
2006.
i
Appendix `C'
Statement of Cultural Heritage Value & Description of Heritage Attributes
11 Young Street (Former Mayfair Hotel)
Description of Property
Located on the northeast corner of King Street West and Young Street, the former
Mayfair Hotel is a six storey commercial building municipally addressed 11 Young
Street. The building is situated on a property having 32.2 feet of frontage on King Street
and 140 feet of flankage on Young Street. The building occupies a prominent location in
the Downtown adjacent Kitchener City Hall.
Statement of Cultural Heritage Value or Interest
The cultural heritage significance of the former Mayfair Hotel building relates to its
historic association with Edward Lippert, a prominent Kitchener businessman; its
architectural style; and the contribution the building makes to the streetscape of the
Downtown.
Historical /Associative Value
Edward Lippert was a prominent Manufacturer, Merchant, Hotelman and City Builder.
He was born in Preston in 1873 and learned the upholstering trade at a young age. He
worked in the furniture business in various U.S. cities and returned to Berlin in 1905.
That same year he built a 3 storey building at the northeast corner of King and Young
Streets (then addressed 164 King Street West), where he operated a retail furniture and
undertaking business. At the same time, Lippert invested in other Berlin real estate,
buying the Brunswick House on the opposite (northwest) corner of Young and King
Streets and converting it into a hotel named the Windsor Hotel. He also built a new block
of buildings on King Street between Francis and Water Street where he began a new
furniture business. In 1920, Lippert sold his furniture business and shortly after converted
the 3 storey building at the northeast corner of King and Young Streets into the Windsor
Annex Apartments. In 1929, Edward Lippert added three stories to the top of the building
and opened the Mayfair Hotel on September 11~' that same year. Lippert served on
Kitchener City Council in the 1930s, but resigned due to illness, two months before his
death in September 1935.
Design /Physical Value
Architecturally, the original three storey 1905 brown brick building features elements of
the Renaissance Revival Style; a style that was revived in commercial buildings, banks,
and offices in many urban centres from c.1870 to 1910. Features on the former Mayfair
Hotel which are characteristic of the columnar variety of the Renaissance Revival style
include the arched window openings with elaborate voussoirs, brick pilasters, and
detailed corbelling atop the third storey. The 1929 three storey upper addition built by
Ball Brothers Ltd., is similarly formal in balance and harmonious in composition. It is
constructed of yellow brick and features design elements consistent with the Art Deco
style, including most notably cast concrete cartouche pilaster capitals and window corner
blocks.
Contextual Value
Contextually, the former Mayfair Hotel makes an important contribution to the
Downtown streetscape. Apart from the replacement of windows and minor alterations to
the facade at street level, the building appears much as it did in 1929, and adds to the
visual and architectural continuity of the historic mainstreet. It was the tallest building (at
six stories) in the Downtown following construction of the 1929 addition, and continues
to occupy a prominent location on King Street.
Description of Heritage Attributes
All exterior elevations including:
• Brown and yellow brick walls, pilasters and corbelling
• All window openings with rusticated brick voussoirs and stone sills
• All exterior door openings
• Roof and roofline
• Wood cornice and brackets
• Cast concrete pilaster capitals and window corner blocks
Interior Features:
• Terrazzo floors and wood paneling in lobby
• Main staircase with terrazzo treads and metal balustrade
• Pressed tin ceiling in the second floor lounge
Location Map
South (Front) & West Elevations
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Capital on 1929 Addition
Interior Details
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HERITAGE PROPERTY REPORT
11 Young Street
(Former Mayfair Hotel)
Municipal Address: 11 Young Street, Kitchener
Legal Description: Plan 362 Lot 1
Pt Lot 2
Year Built: 1905
Architectural Style: Renaissance Revival
Original Owner: Edward Lippert
Original Use: Furniture Store /Undertaking
Exterior Condition: Good
Historical Information
The first three floors of 11 Young Street were constructed in 1905 by Edward Lippert to
sell furniture manufactured by his company. Three storeys were added c. 1929 and the building
was converted into a hotel (the Mayfair Hotel). The building was also occupied by
by C.L. Moser & Sons, dry goods, etc. (1924-25) and Ligget's Drug Store (1933-1946).
Architectural Description
Site Detail
11 Young Street is located on the northeast corner of King and Young Street in the
Downtown, adjacent to City Hall. The 418 square metre site is occupied mostly by the
building with a parking lot behind.
Plan, Storeys & Bad
This six-storey structure has a rectangular plan with three bays on the front and rear
elevations and seven bays on the west elevation.
Building Material & Detail
The Mayfair Hotel is constructed of a brown and dark yellow brick. The original building
elevations feature brick detailing including pilasters, corbelling, and voussoirs above
windows. Elevations of the addition feature decorative cast concrete corner blocks on
windows and cartouche capitals atop the brick pilasters.
Roof & Roofline
The rectangular roof is flat and the roofline of the addition is straight and unadorned. The
roofline of the original building is defined by a wood cornice and brackets.
South (Front) Elevation
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On the first floor there are two metal doors, two square window openings with modern
single-pane glazing, one awning and one sign board. The wall is finished with smooth
stucco. The second floor consists of brown brick with three rectangular window openings
with rusticated brick voussoirs, stone sills and modern glazing units.
At the third floor is brown brick with three semi-elliptical window openings with rusticated
brick voussoirs, stone sills and modern glazing units. Separating the third and fourth floors
is a decorative wood cornice with brackets and brick corbelling under the cornice.
The fourth, fifth and sixth floors consist of dark yellow brick with two rectangular window
openings and doors to the fire escape on each floor. The windows have stone corner blocks,
flat brick arches and modern glazing units. Above the sixth floor windows is a stone
stringcourse across the facade and decorative cast concrete cartouches are located at the
east and west corners just below the roofline. The roofline is plain and straight.
East (Side) Elevation
The first three floors of the east elevation are abutted by the neighbouring building. The
fourth, fifth, and sixth floors are visible with solid dark yellow brick walls.
North (Rear) Elevation
On the first floor there is one window with modern
single-pane glazing and a plate glass door with a
stone lintel over. The second floor consists of two
window and one door opening, all of which are
blocked. There is a continuous stone lintel over
each opening. There are three window openings on
the third floor. One of the openings is blocked and
the other two contain modern glazing units. Each
window has a stone lintel above. The fourth, fifth
and sixth floors consist of dark yellow brick with
one small, square window and a fire escape door.
The door and window openings on the fifth and
sixth floors have stone corner blocks. The capitals
of the two brick piers are defined with cast concrete
cartouches. The roofline is plain and straight.
West (Side) Elevation
The first floor consists of five square window
openings with modern single-pane glazing units, two
plate glass doors, a signboard and awning. The walls
are finished with smooth red stucco. The second floor
is brown brick divided into seven bays. Each bay has
two rectangular window openings with rusticated
brick voussoirs, stone sills, and modern glazing units.
The third floor is brown brick with seven bays. There
are two semi-elliptical arched windows in each bay
with brick voussoirs, stone sills and modern glazing
units. Between the third and fourth floor is a decorative wood cornice with brackets and
brick corbelling under the cornice. The upper three floors are a dark yellow brick, divided
into seven bays. There is one large square window opening in each bay with stone corner
blocks, stone sills and modern glazing units. The capitals of the eight brick piers are
defined with cast concrete cartouches. Above the windows and between each pier capital is
a stone stringcourse. The roofline is plain and straight.
Interior
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Stairs with terrazzo treads and
Metal balustrade
The lobby of the Mayfair Hotel possesses some notable features including terrazzo floors
and stairs with metal railings and balustrades with the letter "M" fashioned out of metal.
There is a lounge on the second floor with pressed tin ceilings that are hidden by acoustical
tile.
Front lobby with terrazzo floors and
wood paneling
(~'~nclnci~nc
Historically, the property is associated with persons having made significant contributions
to the City's economic development and who have influenced the course of local and
regional history. The property is also representative of the commercial history of
Berlin/Kitchener.
Architecturally, the original 1905 building and the 1929 upper addition, represent two
distinctive styles of architecture and periods of construction including Renaissance Revival
and Art Deco. The building continues to feature original building materials and decorative
details.
Statement of Cultural Heritage Value & Description of Heritage Attributes
156-158 King Street West (Former Hymmen Hardware Building)
Description of Property
The former Hymmen Hardware building is a three storey commercial brown brick
building located on the north side of King Street West, municipally addressed 156-158
King Street West. The building is situated on a property having 39.9 feet of frontage on
King Street with a lot depth of 140 feet. It occupies a prominent location in the
Downtown immediately adjacent the former Mayfair Hotel, and designed in the same
architectural style as the first three storeys of the hotel.
Statement of Cultural Heritage Value or Interest
The cultural heritage significance of the former Hymmen Hardware building relates to its
historic association with the Hymmen Hardware business; the architectural style of the
building; and the contribution the building makes to the streetscape of the Downtown.
Historic /Associative Value
Peter Hymmen was a tinsmith who opened a tinware shop in Berlin in the 1850s. The
business was passed on to his sons Peter II and Henry, who establish Hymmen Bros. The
company first leased quarters in the Canadian Block which is located at the corner of
King and Ontario Streets today. In 1892, Peter Hymmen II bought out his brother's share
and added hardware and plumbing to the business line; and in 1906 opened P. Hymmen
Hardware at 158 King Street West. Peter Hymmen II directed the business until shortly
before his death in 1930. His sons, H.L. Hymmen and Homer Hymmen continued the
business, and Hymmen Hardware became Berlin/Kitchener's longest operating business,
closing its doors at the 158 King Street West location in 1960.
Design /Physical Value
The three storey brown brick building was built c.1905-06 by Edward Lippert or Peter
Hymmen IL The building features elements of the Renaissance Revival Style; a style that
was revived in commercial buildings, banks, and offices in many urban centres from
c.1870 to 1910. Features on the former Hymmen Hardware building which are
characteristic of the columnar variety of the Renaissance Revival style include the arched
window openings with elaborate voussoirs, and detailed corbelling atop the third storey.
Contextual Value
Contextually, the former Hymmen Hardware building makes an important contribution to
the Downtown streetscape. Apart from the replacement of windows and minor alterations
to the facade at street level, the building appears much as it did in 1906, and adds to the
visual and architectural continuity of the historic mainstreet. Of particular interest, is that
the facade shares the same construction and architectural detailing as the original 3
storeys of the former Mayfair Hotel building located immediately to the west.
Description of Heritage Attributes
All exterior elevations including:
• Brown brick walls
• All window openings with rusticated brick voussoirs and stone sills
• All exterior door openings
• Roof and roofline
• Brick corbelling
• Brick parapet
• Wood cornice and brackets
Interior features:
Vault with vault door and hinges on first floor
Arched brick alcove in basement
Location Map
South (Front) Elevation
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Vault door on main floor
Arched brick alcove in basement