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HomeMy WebLinkAboutHeritage Impact Assessment - Becker Estates - GSP GroupS r October 27, 2008 File No.: 6014.40 9 City of Kitchener By Courier SHAPING GREAT COMMUNITIES Development & Technical Services Department City Hall P.O. Box 111118 200 King Street West 6" Floor Kitchener; ON N2G 4G7 RSAr`l DE -.= UURBAN DE SIGNERS Attention: Ms. Katie Anderl, MCIP, RPP LANDSCAPE ARCHITECTS Senior Planner Dear Katie: Re: Heritage Impact Assessment — Addendum Report Becker Estates Draft Plan of Subdivision 30T -07205 On behalf of Becker Estates Limited, I am pleased to hereby enclose the Heritage Impact Assessment Addendum Report prepared by Carson Woods Architects Limited (Mr. Rob Anderson), specifically addressing the significant cultural heritage resource of interest at 1940 Fisher- Hallman Road. In conformity with the Provincial Policies Statement (2005) and the City of Kitchener Municipal Plan, Rob Anderson has prepared the HIA Addendum Report that sets out recommendations for short, medium and long term stability of this heritage resource. Those recommendations include defining how to protect the existing property in its current state, du ring. development of the proposed subdivision and ultimately in the long term when the development of the adjacent urban residential blocks of land are constructed. This latter protection is of particular importance for the longevity of this heritage resource. The integration and celebration of this heritage resource is to be implemented through the Planning Approval process. The Addendum Report recommends that the best means of providing an appropriate level of protection is two-fold: the first being through the approval of the HIA Addendum Report and implementation through the City of Kitchener Subdivision Agreement; and, GSP Graup tnc: 72 Victoria Street S., Suite 201 secondly, through an amending Zoning By-law that incorporates the land use Kitchener, ON'N2G 4Y9 regulations (performance criteria) set-out in the summary of Conservation P 519369.8883 Recommendations (Section 9) of the Report. Those recommendations relate to 514.569.8648 www:gspgroup.ca setbacks, height of buildings, and incorporation of a 45 degree angular plane 1 IFto ensure that this heritage resource is prominently integrated into the future urban landscape. This is a similar strategy that was implemented elsewhere in the City of Kitchener for the integration of urban uses in the context of historic buildings. The Arrow Shirt Factory implementing zoning by -law contains such types of site specific exemptions. Accordingly, we respectfully request that this report be circulated for review and comment to the City of Kitchener Heritage Planning Staff and it be utilized by City Planning Staff in the formulation of recommendations for Draft Approval of the Plan of Subdivision along with the amending Zoning By -law. We also look forward to presenting an overview of this report to Heritage Kitchener Committee on November 4", for their information. In the meantime if you have any questions, please do not hesitate to contact me. Yours truly, GSP Group Inc. C ris 6Piidgeon, *P, RPP C. C. Vaughan Bender — Becker Estates Rob Anderson — Carson Woods Architects Leon Bensason — City of Kitchener (1 Report) Michelle Wade — City of Kitchener (1 Report) Encl. Three (3) copies of Report BECKER ESTATES HERITAGE IMPACT ASSESSMENT 1940 FISCHER HALLMAN ROAD Consideration of Alternatives, Mitigation and Conservation Methods Part of Proposed Plan of Subdivision for Huron Road Plains Road and Fischer - Hallman Road City of Kitchener October 24, 2008 CARSON WOODS ARCHITECTS LIMITED 12 Cumberland Street Suite 302 Toronto, Ontario M4W U5 Tel: (416) 923 -2775 Fax: (416) 923 -8643 Email: cwal @cwal.ca Project No. 0711 Becker Estates Heritage Impact Assessment 1940 Fischer-Hallman Road Proposed Plan of Subdivision — Huron Road, Plains Road and Fischer-Hallman Road Consideration ®f Alternatives, Mitigation and Conservation Methods ilff-UMI iii ITT =.- Appendix A - Architectural Analysis provided by Heritage Kitchener Appendix B - Photographs Appendix C - Measured Drawings — 1940 Fischer Hallman Road Appendix D - Proposed Development Plan Appendix E - Design Study — Heritage Precinct Block I Stage 6 & Block 5 Stage 7 Appendix F - Shadow Study Appendix G - Angular Plane Introduction - Terms of Reference The Provincial Policy Statement 2005, issued under the authority of the Planning Act, provides planning policies regarding the conservation and protection of cultural heritage resources under Section 2.6, for the purpose ensuring the practice of good planning related to the `wise use and management of resources'. In accordance with those policies, The City of Kitchener has provided, under Section 5.3 of its Official Plan, further policies to ensure the conservation of cultural heritage resources within the municipality, and has required that Heritage Impact Assessments be prepared for the purpose of guiding municipal planning authorities in the decision - making — approval, modification, or denial — regarding a proposed development that affects cultural heritage resources. 2. Identification of the Significance and Heritage Attributes of the Cultural Heritage Resource — (Excerpt CWAL HIA October 2007) The House has significant local heritage value. In both appearance and workmanship it is a quality example of the Victorian Gothic style of the late 19"' century. It remains authentic inside and out with little alteration, except for the kitchen renovation and white stucco addition of the 1940's, which are themselves reasonable examples of their time. The south porch is also a replacement. The original would have appeared more like the porch on the east side with chamfered posts and carved bracket details, rather than the single arch and brick piers apparent today. The original wood and plaster mouldings are deeply carved offering dramatic highlights and shadows. Even without restoration of other minor interventions it is possible to experience the original character of this artifact. Some of the out buildings appear to be of considerable age but are not structurally sound. For this reason, the outhouse illustrated in the appendix documents, was taken down by the Becker family. The barn is substantial. Its "L" shape and internal structural detail support reports that the barn was enlarged; re roofed and re-clad in the 1950's.Though some of the hewn timber structure is clearly much older. 3. Summary of Heritage Attributes The Kitchen Renovation The kitchen renovation is contemporary with the block masonry /stucco north addition. Original walls of the interior were modified to accommodate the arrangement. Here the style of the work differs from that of the original house, but again the change is authentic and should not be removed unless the intention is to restore the original interior layout. Other Desirable aus The Old Lane The Fanu Yard 4. Description of the Proposed v is The heritage asset sits on a parcel of land bound on the north by proposed Street Two, on the east by proposed Street Three, on the south by the subdivision lot line and on the west by Fischer Hallman Road. This area is identified as Block 1 Stage 6 and Block 5 Stage 7 on the Subdivision Plan (see Appendix `D' Proposed Development Plan) The total area of the parcel is 2.19 Ha. (Approximately 235,000 sq.ft.) High density residential use implies a Floor Space Index (FSI) of greater than 3 times the area of the development lot. To accommodate this built area, while still preserving the heritage asset and a reasonable precinct around it, will involve buildings exceeding the height of the old house. The likelihood of shadow and view impact on the heritage site increases with density unless the site is controlled to restrict the highest density to those parts of the lot that limit these adverse impacts. Consideration of Alternatives and southwest represent the greatest potential impact on sunlight. In this case the length of the property affords the opportunity for a structure of approximately 15 storeys before mid morning shadows would begin to fall on the lawns south of the house during the spring and fall seasons. The lot south of the house tapers to the east, following the path of Fischer Hallman Road. The tapered land and the road prevent development south, southwest and west of the house. The layout shown in Appendix `F' Shadow Study, illustrates one example of a building mass configuration at approximately 3.5 FSI that leaves the heritage building in the sun throughout the spring summer and fall seasons. The illustration also shows an arrangement of townhouses east of the Becker House. Following the neo- traditional theme used elsewhere in the Subdivision the townhouses front on the west and are serviced by a lane on the east. This arrangement mitigates the potential back yard address of the Becker house by presenting it with a row of front doors. Both the new houses and the heritage asset share address onto the old lane. The high rise building to the south also presents a front side to the heritage precinct. The north end of the precinct provides necessary service access to the Becker house and to the high rise structure facing Street Two. The example also illustrates an arrangement of buildings, which preserve the view from the house towards the sky. A height limiting plane extending from the ground floor of the house at an angle of 45 degrees could be used to regulate the potential height of the surrounding buildings that are not otherwise limited by the shadow study. (See Appendix `G' Angular Plane) By restricting the height of new high density residential construction below the 45 degree angular plane the Heritage building will not appear overwhelmed by the size and scale of new construction. Traffic considerations will determine whether the current access to the Becker house from Fischer Hallman Road can continue to be used. Likely this ramp will be closed, with access provided from the Subdivision street system. The Fischer Hallman road allowance will continue to be upgraded as the area develops. However, the design of the cross section should not bring the paved road surface any closer to the Heritage structure. To mitigate the existing close proximity of the road and house, landscaping within the Becker precinct should include a thick planting of salt tolerant vegetation and deciduous trees, or a barrier fence on the west boundary for the full length of the house. The prospect of high -rise neighbours sharing the block with the Becker House implies that independent ownership of the house is unlikely. It may form a unit within a condominium corporation or may be held as a common element. Either way the use proposed must be compatible with the neighbouring community and respect the interior heritage assets. The continued use of the building as a family home is possible, but so too are a community center, child care or other social service outlet. With appropriate food preparation facilities added, a pub or local restaurant would be appropriate. The site will be designated historic with all the caveats and conditions of maintenance conventionally applied. It is therefore vital to support an economically viable use to sustain the structure without it coming back on the public purse. For many years after the Becker house was built it sat at the north end of a lane that extended toward Plains Road. The original approaching view was from the south. Westmount Road, now Fischer - Hallman Road, was added many decades later and the lane was abandoned; nevertheless, the house can still be seen by motorist approaching from the south. It is appropriate to preserve this view as the public face of the house. Throughout this phase, and the years it may take for the housing market to justify work on Block 1 Stage 6 & Block 5 Stage 7, it is desirable to keep a resident tenant or business in the heritage asset to maintain the premises and provide normal occupancy temperature and air exchange through the seasons. The goal of this stage is the same as the first, to preserve the heritage value by respecting the items listed in article 3 above. Development on Block 1 Stage 6 and Black 5 Stage 7 of the original is proposed. The kitchen should remain unless restoration to the original wall configuration and detail is proposed. Any additional building on to the heritage structure, which may be required to support the program of the heritage asset should be built to the north of the structure and must be subservient to the older structure in both scale and material appearance. New buildings in the heritage precinct should present a front face to the heritage building and must be constructed to prevent the loss of daylight in the heritage building and the surrounding yards on the east south and west sides. Notwithstanding all the configurations possible with article 6 above, new building in the heritage precinct should respect the form and the scale of the heritage asset. Buildings taller than 4 stories should set back their mass from the house and present a facade to the heritage house no greater than 4 storeys. 8. Implementation and Monitoring 9. Summary of Conservation Recommendations 9.1. Preserve the following heritage elements of the house: For the short tenu, isolate the Block I Stage 6 with a construction fence and provide a residential or commercial tenant without any other significant alteration to the house other than a monitored fire detection system. This will assist with security. Regular use and maintenance regimes will help ensure that the heritage value does not deteriorate during the subdivision construction period. Later, during construction work on Block I Stage 6, a hoarding should be erected at a 6 meter distance from the house. Robert Anderson, O.A.A. Vice President References: i) Standards and Guidelines for the Conservation of Historic Places in Canada ii) Ontario Ministry of Cultural Heritage and Archaeology Policies 2.6 iii) Province of Ontario Policy Statement (PPS) 2005 for the Conservation of Significant #1 Built Heritage Resources #2 Cultural Heritage Landscapes #3 Archaeological Resources and Areas of Archaeological Potential #4 Adjacent Lands and Protected Heritage Property #5 Heritage Impact Assessments and Conservation Plans iv) Ministry of Culture's Eight Guiding Principles in the Conservation of Historic Properties 1997 v) City of Kitchener Official Plan 5.5.3 Heritage Conservation and 5.8.33 Scenic - Heritage Roads APPENDIX A ARCHITECTURAL ANALYSIS PROVIDED BY HERITAGE KITCHENER The north annex is made of concrete blocks and the east veranda has a concrete floor. The outbuildings are all tin roofed and have vertical board siding. The veranda pedestals are made of bricks. EXTERIOR The front (south) elevation is composed of a projecting gable face with single- storey bay window at the south end, and a side gable section with almost full- length veranda. A gable dormer is located in the middle sloped roof of this second section. Both gables in this elevation have rounded arched windows with hoodznoulds and detailed fake key stones. The bay window has an elongated 4/4 window in each of its three sides. The two Gothic windows appear to be 1/1/1 aluminum storms, and the east one seems to have a double hung window with a border of smaller rectangular pane. Directly below the east Gothic window is a first floor 2/2 window. The sornewbat central side ball entrance has a four pane transom with blue coloured glass, and two -pane sidelights with green and red coloured glass. The door itself is horizontally panelled with large upper window, and the jambs have vertical panelling. The veranda is not original, and has red brick pedestals supporting stubby square columns that taper to a minimal capital. There is a shed roof above with return eaves and a wooden moulded frieze. All of the trim along the facades is either painted green or white. ARCHITECTURAJ. ANALYSIS Address: 394 Part Lots 158, 159 and Current Owner: Gerald Becker Report Date: June 17, 1991 INTRODUCTION This beautiful Gothic house was built circa 18701. It has an irregular, almost T- shaped plan with some adherence to symmetry. It is one - and -a -half storeys with ten rooms, six of which are bedrooms, and a concrete block north wing. It is situated just off the east side of Westmount Road East, in full view and facing south. The property totals 59 acres in size and includes among its outbuildings a large gable barn, an old outhouse, and a maple syrup shed. Farming has been mixed over the years, including dairy, beef cattle and various crops. It has been in the Becker family since 1935, when Roy Becker purchased it. The current owner, his son, acquired the farm circa 1960. Modern landscaping and sprawling trees surround the house. MATERIALS The house is made of large split fieldstone bonded with rough mortaring. The cellar is also fieldstone with a mud and concrete floor. The chimneys are original fieldstone and concrete, and the roofing is brown asphalt shingles. 'Mere is a great deal of wood trim along the facades. The north annex is made of concrete blocks and the east veranda has a concrete floor. The outbuildings are all tin roofed and have vertical board siding. The veranda pedestals are made of bricks. EXTERIOR The front (south) elevation is composed of a projecting gable face with single- storey bay window at the south end, and a side gable section with almost full- length veranda. A gable dormer is located in the middle sloped roof of this second section. Both gables in this elevation have rounded arched windows with hoodznoulds and detailed fake key stones. The bay window has an elongated 4/4 window in each of its three sides. The two Gothic windows appear to be 1/1/1 aluminum storms, and the east one seems to have a double hung window with a border of smaller rectangular pane. Directly below the east Gothic window is a first floor 2/2 window. The sornewbat central side ball entrance has a four pane transom with blue coloured glass, and two -pane sidelights with green and red coloured glass. The door itself is horizontally panelled with large upper window, and the jambs have vertical panelling. The veranda is not original, and has red brick pedestals supporting stubby square columns that taper to a minimal capital. There is a shed roof above with return eaves and a wooden moulded frieze. All of the trim along the facades is either painted green or white. Page 2 - ARCHITECTURAL ANALYSIS - 1940 Westmount Road East The other windows in the house are either 616 or 2/2 double hung sash. Deviations from syrnrnetry in window treatment include one missing second floor window on the west gable face, an oddly - placed stairway window on the west side of the north wing, and a missing first floor window on the east gable face. There is a fake window represented by closed shutters in the second floor of the east gable face. A second, two -bay veranda spans the east side of the north wing. It has original thin square posts with fluted capitals and decorative scroll brackets. The roof .is shed style with return eaves and is clad with asphalt shingles. Additional details include quoining, voussoirs above the windows, and projecting sills. The eave line is followed by a bracketed cornice with modillioned frieze. There are three original fieldstone interior end chimneys on the east, west, and north gable faces. Each chimney has a corbelled cap. Additional annexes include a clapboard exterior cellar entrance with gable roof on the west gable face. To the north is a concrete block entrance porch with one -bay garage. This addition has a flat roof and a concrete veranda which joins the original east veranda. INTERIOR The inside of this house is in very good and, Iargely original condition. The front hall has an original curved staircase with polished wood bannister and ornate turned balusters. The stairline is followed by a high moulded baseboard and on the outside by a bead- and -reel moulding. Inside are original panelled doors with intact hardware. Some of the trim has detailed moulding. The dining room has an arch leading into the projecting bay window, This arch is highly ornamental with leaf -and- tongue borders around the parcelling and S- scroll brackets. The bay itself has beautiful panelling below the windows and wide. The ceiling has an enriched foliated border moulded frieze, and an elaborate floral ceiling medallion made of plaster. 'There is also panelled wainscot along the walls. The rooms are spacious with twelve foot ceilings and have remained largely unchanged. Some upstairs walls have been rearranged. There are hardwood floors in the front hall The original wind -up doorbell has been retained and is now on the north exterior door. Page 3 - ARCHITECTURAL ANALYSIS - 1940 Westmowst Road Easi CHANGES The barn was remodelled and a silo built circa 1950, and in 1964 a modern milking parlour was added. The concrete north annex was built circa 1950, Originally there was a summer kitchen and woodshed located on the north face of the house. This was removed when the concrete addition was constructed. The south veranda floor was replaced by a new floor in 1986. Some of the quoining has been redone and has not been . mortared over. ATYPICAL The curved staircase, second staircase medallion and mouldings FEATURES have all been very well preserved. This house and farm exist largely in ongival condition with several. important stylistic characteristics intact. Even the old outhouse is intact, located north of the house. COMMENTS This house must be a high priority for designation. It is in very good condition and has a great deal of architectural value. The -board -aTid- batten outhouse is also worthy of preservation. Sources: 1. Mr. & Mrs. Gerald Recker 2. Mrs. Agnes Riest 3. 'Date provided by Regional Assessment Don Ryan Heritage Researcher LID LO En (n cu !c _ ,.. 00 r- v,, I.y :.'� C N* � � � M"J Yr I•L{ }III V7 L� ' d x F ON LID LO En (n I _ ,.. 00 r- v,, :.'� 4� 1 r ti Sir' 1 K' W* •".��c d � �p .� � � r':��r � '` �- r• � 4ls'x •1 , .. 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'.i'�. `5 j'*^' ,.,.,r.. Ord �, a'+ �y, 1:Y� �; I..j'J',- ',1'r "'?; „r. k_,... 'r.'k %ysn;u` -,f•�} 'd'<' i +x, -'G 4 ]i �' � R�fg,Sr r 4 dt �.j,. •� ,(' � �" f � :r�`� �G +jj i•Y^i �'7�: f� �"1i rN{� �t i '1 � Y; k ;ersE r Yly} ,y1 r?'•^' ,Ky- Zr \ ,i4fr1 !'7�,y(`4'4 �fkY S( i�lA�.Frk'r U^'7nrl,�9F�4�jy�y"5� 0.,M I 'an� S R �` !' y: e tr 4 - ; F ANV ti 1 ! } r 1 City of Kitcbtener: Cultural Heritage Resource Evaluation Form. Address, , .: f ( 1.�- -� Period l'" S Recorder Name +. Description >14k, Da 1� r + Photographs: Front I;a ;adt u Setting. d . A11 Facades t;% Details It,/,. Curredtly on Inventory? No ❑ Yes w/ Desigsl or Physical Value s Style Is this a notable,.rare or unique example of a particular architectural style or type? N1A ❑ Unknown o Na . o ❑ oLer Yes Construction Is this a notable, rare, unique or early example of particular material or method N/A n Unknown o No r ❑ ❑ Yes of oonAmcLon7 Design Is this a particularly attractive ar'unlque structuM bei =se of the meflt5 bfits &sign, NIA 6 ' Urikaown o No p Yes composition, craftsmanship or details? Does this structure demonstrate a high degree of technical or scleotiftc achicycmetlt? N/A ❑ Unknown c No dt-If/, n .'Yes y Interior Is the interior arrangement, finish, craftsmanship and/or detail noteworthy? N/A ❑ Unknown cam' No M a v a Yes Contextual Value ` Continuity Toes this structure contribute to the continuity or character of the street; / N/A ❑ CUnknow "t o No •�- ❑ ❑ ❑ Yes I ncighbaurhood or area? Setting Is the setting or orientation of th¢ structure or landscaping noteworthy? 1V(A o Unknown ❑ No 04 q Yes bees it provide a physical, historical,.functional or visual link to its surroundings? NIA ❑ Unknown o No •r Yes Landmark Is this a particularly important visual landmark within the region, city or o R NIA ❑ Unknown ❑ No ❑ ❑ . Yes ndghhoc,rhaod? (truncate type of landmark) ❑ C o N j Completeness Does this structure have other original outbuildings, notable landscaping or NIA a Unknown '❑ No r] p o rfi 1(cs external fcatures that complete the sire? I Notes ,Mf ogrity i Site � Does the structure occu its on ipal.site. � pX g ? N/ .. t A d 'Unknown ❑ No p ❑ q (note !f relocated Le. relocated an it origlna!`411e,..rirowd from another site, etc) Alterations Does this building retain most of its original rnaterials'and design features? NIA u Unknown ❑ No p +p- ci Yes Is this a notable structure due to sympathetic alterations that have.talCen p1Hce over time? NIA,, ❑ :. ifnknotivn o !No a 1111th ❑ Yes Condititsn Is this Wldidg in good'cnndidoa, ?. N/A ❑ Unknown a No ❑ s?, ❑ y 1'. OverVJ... t U0, K tchener. Cultural Hetitage Resaitrce _�Yaluatian'Form � {r� -, . •� , Ristorical 0' r Associative P a me a Does this property or structure Have sn png. asspcaRt�ns with `a therticycvent, NA ti Unknorrn o'. No fo o`YeSM., �.,.. belief, person, activity, organization or institution that has made a significant or unique cotitribution-to a conaftiurrity t' ' ` ,, <, :' Does k yield information that contribuics to an understanding pf a cu]Wrc or cemmunnY? NIA -ta Unknown a No 'r r © 13. Yes is the original, previous pr existing use,sigriificant7 NIA o Unknown p -No 't('4 0 3`cs ,. Recorder General Comments A , i' f a z r vw 1:.C-r Furtlrer.4ction f Recorder Htritage Kitchener Committee El l-ligh priority for Designation za High,Priority for DEsignation G Heriwgs District Fvtcntial o Heritage District Potential o Historical Research z7 Historical Research { a Architectural Research o Architectural Reseaieb JI o Additional Photographs Setting a All Fagades o Deudls ❑ o Additional Photographs a Structural Assessment o Structural Assessment Othcr l,,.&,AV r• LV bl�U JAI+f Other Recoirrrner�rdatiprt " '`' Heritage Kitchener Committee R`ecommendatio'n Council Aecisiori'° i p Inventory o inventory 1 a No ,fiction - Keep on mile n No. a&id - Kt p on Vik. a, Date _ win , D9te ;, e. h F !City of Kitchener � � tai C. £ '. �, �, � �-, ��� �) 0 '\ �• `` D�"4 /j � d� -� ' Cultural,. r� g fit. soulrce aqua ioaw Forltn M cC (bowl,) 3 j!I Addresa _ � ..� -'t` t" 1 i 1 4 -1.• -- . Per�ad'.: C -. �. V Recorder Name `ilrscription . Date rhoiogrAphs. FrO04ad"L- S tting U;;-- AllTacades ❑ Details {Y" Currently, Uri �nventory/Rcgisterr? ..,No,.,,❑ Yes Desi.01 or:.1' usical -Value style Is this a notablc, rare or unique example of a particular mhlreetural style or type? NIA ❑ Unknown ❑ . No ❑ ❑ V❑ Yes Construction is this a notable, rare, unique or early cxahiple of a garticular material or method 'N /A a tnknown ❑ No a a V11 Ycs ofconstructiart? DSP- C•u-k ra�ov« 1nLi� s4s �Y ii�t3 tt� o I� Uv4 +�;C„ k t� ��l �lt��c9, J j / llc,ign Is this a particularly attractive or unique structure because of the merits of its design, N/A ❑ VAnown n No ❑ ❑ ❑ tae 'lees ` composition, craftsmanship or details? G; V r i45, �.! r 5 ��, w d (c e j [ ry .. , t cd %�r k r Fit � C_ it x f mgrs this structure demonsirste a lrigh degree ofteclutical or scientific achievement? NIA tr/'Unknowu n No o 0 n ❑ Yes Interior Is the interior arrangement, finish, craftsmanship andlor detail noteworthy? MIA ❑ Unknown Fi No ❑ ❑ ❑ o Yes Nnte14 Contextual Value i Coutinuity Docs this structure contribute to the continuity or character of the street, NIA ❑ Unknown ❑ NQ a a a fir' Yes neighbourhood or areal Setting Is (lie settin or orientation Qf the structure or landscaping noteworthy? NIA o Unknown ❑ No ❑ Vra a Yes GUse 5 Cifse -it 44rr, er CA Does.it provide a physical, historical, functional of visual link (o its surroundings? NIA ❑ Unknown ❑ No ❑ ❑ �51-❑ Yes Landmark Is this a particularly important visual landmark within the region, city or ❑ R N/A o Unknown ❑ No V❑ ❑. o Yes i neighbourhood? (indicate degree of irnparrairce) ❑ C ❑. N Completeness Does this structure have other original outbuildings, notable Iturdscaping or NIA ❑ Unknown a N ❑' ❑ ti ❑ Yes external features that complete the site? Armes 0.+'lel3 ,li [.k'yNV- 1--s,L (hri9 t l vt�SC? k �at r% Wr< SI IG ,integrity site Roes the structure occupy its original site?. NIA o Unknown ❑ No ❑ Q d 1"Yes (mole if relocated, f.e, relocated on it, orrginal,, site, mowd from another site, etc,) h Altcratoxrs Does this building retain mast of its original materials at)d design features? N/A ❑ Unknown ❑ No p`4? Yes t; is this a notable structturc due to sympathedo alterations thatliavie taken place, QUA ❑ 'Unknown ❑ Nq ha o o r Yes over time? t x 1 E r i Cnnditron'� Is this building in good condition? NIA to Unknown n ,No ❑ I Ord n Yes Notes k? • i4 C /t rrnrc , ,a.�, t . ., n kt f [ U 1 C r c4, -f 4 ,4•, C Gr�.vtK lM^sLl 'vVlc� C, City 3 W Cult rsil�Her� a� e'itesoutrce Ev$ ' aluataon TorIn -Flrsibricrcl orAssocratcve Value & Sr nificgltce �' ,:, �.: ,;; • Does this property or structure leave strong associations and/or contribute to the NIA13 Unknown Na 4 .❑ ❑ yes undeistanding'of a belief; persoi acyvity, ' "" zation or institution that I , - is si ni calitorurii ucwithintWeiry7 8 Is the original, previous or existing use significant? . NIA ❑ Unknown VINO ❑ o ❑ ❑ yes Rocs this property meet the definition of !.significant, hunt ttaritage x No a Yes resource or cultural heritage landscape, as identified in the Provincial policy Staternint issued under the Ontario Planning Act? -A property orsteacture valuedfor j Me irnporFanr cOntribution it makes to Opt understanding of tlrc !!!story of a' � place, an event, Ora People? Further ActionlFollow Up Recorder Ctlturid Heritage Resource Evaluation subcommittee ky Add } to Heritage Register n Add to Heritaga Register 19/High Priority fdr Designation ❑ Iiigh Priority for Designation ❑ Heritage i;listriccPotential n Heritage District Potential Additional Research Required o Additional Researck Required 11 Q Additional Photographs Required Setting ❑ All Fagades ❑ Details ❑ ❑ Additional Photographs Required Request Permission to Access property a Request Permission to Access Property Other_ ^, Other General Comments Ante of Property Owner Notrfleation ity 4 Kilcherier Res"Ou'rce ExaWa(lon Form LV d fifllugrzphs': rft c 0 Left I mcade.. z:i Right I'M 8 1tcHr tpnldc ❑ )Vlpils D'. Elting n .1c p IyI IC—ORDyk VA L F UATION SUBCOMM11 I'EX Yle Is 014 0 11DIAIC, IArC or kojjqlja c&EIjTjpIt: i)rfl S(I)c or L}JIC7 141A b Lleklmitn , , "o: o u Yes u N, �N[A n Onkhiiwn ❑ ii if y,5. urislrucriaul Is Ihi,% p 5101011N. Met; liniciuc or carly example 0'4 poiticulu 111vicriuT or mc0sud or cmwatrkicUND NIA 6� -'UukjjG%vjl c NQ D. 'ics n NIA Lf�: Uhknowal.q No o YC5 �igf. IS ibis R putlickilorly nu:rLCfiVr It djjjLjjjd kINCALITC b"PIVC 01­010 h1crils of Jesipni. coittip4siliPn, V,ifttolilrisilip nr dc(ailO NIA Q tjq1;j1Smjj o JTki ❑ Yas ❑ N/A o Unknown 6 Nu n Yes lid/ Rjrtichirc dem"nsir'Ll" a high degree oncciwivai or sOunli6c NiA a Unki,own b No. ❑ Vcy o WA VUnknown ❑ Na 'n Ycs n grhsY Is did idle dor na-ingenhent, fini$jj, Crlltlsntan5hip :b-'Ojr dnul nolm oj,[by, MIA Q Vnknown ❑ No n Ycs In NIA i;i '111kp4%mv�110 ❑ Ycs ri ff fcWrfal Value RECORDER EVAMA,mN tiMI11), Dklcs 11UA 5buchlic Eon0buic in OW L'OnIiOmily gr ulmrmwr N1A U Uilknomn ❑ Nu ❑ Ycs o NIA 0 unkrIpwil 17 No ❑ Yes Iv/ of the imct,iwiphhmvhood w ven? tiI}u IN111C scllingu7 OTjUjIlilljotj J,Lj t;jc sIJUULJ)rc elf J;Ind,%v1pjng KA ❑ I-Iiiiinann o No n Ycs In WA Jjjikq()%"i c; No tj )Its o 1101cmulillyn bucs it plus ido 11 phvsjc.,'11. hiMricnl. ILlIlClikillill or visuaS WA c; UnPilulvii c No p Yv.q m X/A n Unkrim u-, a No 0 )'Cl V, link 10 ii,i suuoujidiqi. ' ndnrrnk Ii III is A purtirtilkiflu i1111:0 mark w�,I,in 0 R N/A 11 Llnl,l c No o 1%, L, 141A m 1) 5 y. ITIVIelleSs DOVS INS S$rmclurc hiyeolljqr (irigiIIIII Outimildings. WA n UjAm uwrl ❑ No ❑ Yes 't WA L-j Unknown ❑ No 0 ym JIpZdblc landwilling or cgjcriujl licMurcs di-il Lotlipiq1t. The site? 81MCONIN III-J! FL WA -%Aipy7it '10 b Yes ri Qnknc�iii D No a Y K/A n rjn�mcwn ri t .Note, jf,9?vcA1vd, i.e. r, +oc,%Ld r3a my 19k5;11115 buiJiVV main tnQm UC43 N�A ❑ cs NIA ilk;IOWn tj No 0 ❑ 0 UnPw ion 0. Na 0 Yes .1141d�ig131cntures� I51105 I MlLnblt; sIFlitttir;t dtic b smp1thclw alic r,;Il i4ps OI'M 11,1vc NIA ❑ Qjikjjui%�ti n Nu ❑ VcR q WA ❑ Uni.uukvn o No YCS :.Q j: f IS LI1k huilding in:gwd miOim? 'VA j L7. Na o Yqs 7 VA n N m r.J'y ol, Kitcbener ! r 1 ulturni fteri'tri'£e Itc,sistas cc;:�;u�lrLL�tirrn fi't'nz ti1r)rleril.nr,�r.!'.svcrrrfri; �'rilrlC &S'IJ,rrlifr('(ijicrc, :�, ,.. .. I L i;c:cn�rSrrL ' ]7ncsthrc 1. IIt �J Ait IIIr:1V5Ll1ff]h 1 lr!' ". jrr� zlrl� nr sSrnLt t[c luls'c F��n� Pt,S;+cra„4 ii +villa n1fi(i(t1r r�1.4 ', U, known rr tiLtnr},hirtct0 Lhc undptSlnntluiP ni'nl,rlicf, }icrsrsn, acuci ;}. nrgaaiznlinrz tNn s " n 4 c U, A ❑ Urii.r3ow0 ❑, Nn.c, �.„! cs a Ire I+C sil sr fir rnslllul inn !liar rs x 3 1 'rt.til[ Crty° ' o inal, Pro imis for Cxl%l 5 tiL rs the n�' II IscsiB,tilicnnt7 t'ldlhrJnnzr : h h Na ❑ 7cs 7. NIA I,rknm,41 M ho n Yki r.1 J)ne�[yls rnstll }n,ccllhr.titf p I IlSrsrnrrstt�jtiiontr lC>,r5fhr.rllIStrnrs�c Nn .t; tCSUutcc or ctrJlWBI hcnllu lanLJSCapc,; n5 iflcnrrjjcd sn tl,¢ Nn 1.1 1' Yes �rn inGi;ii NJ lky Slarcnun;:undcr the orslario Nlnnnine Act? A pnq)trn• r,r rrr"ClWe I rrirrdrt jOr the tnrpurrANr crrr,rrjhruirur it 7rrnFCX to oar (friders0,w 'nR of the fdlroF l: afn.plftce, aq uverir, 1 '+c•rffL'flatl /FRIIRIV f,�i llcr E- :rg111nfilUn tiulz•C.'rrrirnrlllrc r AJd to JJUril:iCc 11,;s, Ili it Priori I%. fu m Add to Ilurirage IkcLi.cicr " . ! _ t rlcsis:naliun 0 I riy;l; I}rinril5 ]-of CSr�tr,;rtian Fi��r7lAgc L7i,rric[ f'rncnrinl rr l.lcrilal;r DislrEc± 1't,tcuiial r1dJrliourd ltCSe:lrch lEvquircd ��J n Additional Rcscurch RcgrrirCd Add{I}MW f lrukly.ruphs RagulrCll 1rYFtrr�Y V.y{'111n>_7 :111 1'n4aelt5 0 Dc"1 is ❑ 1dd tiara 5l I'InxsSrrl,ltt J2e =loin d IfCtj {resl f'crmis!tILYr71n ACCC'S4 f'n,pr:rly 'rr ItCClIIL'AI f Crmis rfrtl to ACLQ 5 I'n >I]crt� r rlr� [�rtr7rfrrt!lrf.S' APPENDIX B PHOTOGRAPHS: 1940 FISCHER HALLMAN ROAD • • � • rr, arr Jrdv rk y}✓ Y j` YU S gz 11 1 m� � e11�'s�7 � a ��i " Yy���}Y' " <Irj�YTG Iry fY9rr ry tr J9 Y: Y' ,,,r :l t,(�ir /(r, r: -, r�G /r .. .�Y tre, � ' .r'fijYS?r•.Yt (,,,,,,. J,� ,,. �, e 1 m ��tt�``"T Y ✓ F� r F $ ~ ✓rYr.. r, • • 1�r'i '�` r �r: �r � r :rTt r ', � t p�Jl� )� `F'fC! Ft T % ;' S / �%d s' ±�j ttY L / f� Y %/%1✓��Jl'' F {%ry�J k P € . Jr, +' l�rY /Y {{� ✓I�JI' ? I � �%I , r � $ � O�I/� 6// � f id .; 5 5Iq "'KIM tt "l u �, e g APPENDIX C MEASURES DRAWINGS: 1940 FISCHER HALLMAN ROAD n N O O a'Z � 'o o�Qq =o aC�53 0 7 �ao O o O O N N m Q g O m D cm() QN Q Q � ao o O o Q 0 o ' °- �� 3 0 3a� In r.m Q m O x rt° O 0 �� O �QQ fTl °° ° �n Q a a0 O q n N 3° m — cj� 70 Fq U _ _ o � a (D r fTl °pQ° N N r T � � D r z a z s 0 0 o JGAOJS ')3 70 m m Q o — 0 0 Q o 3 z (T � c — z O .. a 03 oN q o 0 m o Q q o D o0 o�Qq z z o oQQ� rn 00 z ° v_ q C7 0 > 0 '0 21 n M cm() o 3 0 24' 4'-104" 8'-3" 4' -10 }" 5" 2'-5" C)i > C/) FTI F- > -pt C/) 0 (T 6' 25' 03 > 0� O 0 (,o TD TV m z 0 0 > 0 '0 m 21 n M C') cm() o 3 0 24' 4' -104" O O OIQ TO TN 6' c 0 00 CD 25 (D 0 O ol rn03 0 > 0 '0 m 21 n M C') cm() o 3 0 24' is' n 0 0 0 F- 0 Cli 0 0 0 F— C (D Q� It cn CO 0 �25�� 0 co CD 03 TD TV m z 0 .4 0 > 0 '0 m 21 n M C') cm() o 3 0 T-1 —0 F— CD 0 E0l cn 0 0 0 (T z 03 0 - > 00 . C� 0, m z 0 6 n N O O a'Z � ' O �O °N m _ m e3m y n m O m � 3 D e= o = cm() o 3 a a QO 10 m ° z 0 ❑ Q z 0 �❑❑rTI 0 rTI D Q o0 b 0 1p D�o a o 0 3 O0 0 OD zo �a Q O D v O 03 m II� n V m z v 0 n N O O a'Z � ' O �O °N m _ m e3m y n m O m � 3 D e= o = cm() o 3 0 °a �o m ° m D a FT, FT, D O z 00 �a In 00 ao3� zort O \ 03 m ° El- rn z v 0 00 n N O O a'Z � ' O �O °N m e3m y n m O m � 3 D e= o = o. ° cm() o 3 a 10 m ° C FTIa F- FTI D 0 0 o Q 0° D D 0 0 ETI 0 0 Do (T _0a zo.. �o 0 ;, ° -0 01 o 0 n �0 a rn z v n �o n N O O m a'Z O ' O �O °N m n -P� n N N e3 � n m `q s N ° O m � 3 D � O S m N 2 O 0. O V1 II' s a a IF Ld Z a o_ 1 O (D O D_ r- W II� 11- w II 0 � � 0 o o � a o � � c m Z '•' ji 11 71 FF 0 O O D O] TV V Z v � N II- O APPENDIX D PROPOSED DEVELOPMENT PLAN ,�tt t F n u °o a Y � k Ell 13 c MIT v n cz ""tom.,,, TC UlHH m = p o m, om Y a . ?..-n" APPENDIX E DESIGN STUDY: HERITAGE PRECINCT BLOCK 1 STAGE 6 & BLOCK 5 STAGE APPENDIX F SHADOW STUDY APPENDIX G ANGULAR PLANE X 0 Z LU 00 u) CD �t,-/N < w c- INV� ADV9 ul u O LLJ O CD ry z < u ry CD Ln 0) 0 E = 0 cl) O'c Cl) of N U Ld O7 0 0 Z 0 (n O m L) -j