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HomeMy WebLinkAboutHK - 2018-08-14 - Item 4 - Heritage Impact Assessment - 50-52, 56 Weber Street West, 107 Young StreetHeritage Impact Assessment REPORT 50-52 Weber Street West, 56 Weber Street West, and 107 YounStreet City Cit o Kitchener Date: June, 2018 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:'] 7191 A' Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener Table of Contents ProjectPersonnel........................................................................................................................................................................................................4 Glossaryof Abbreviations......................................................................................................................................................................................4 Acknowledgements..................................................................................................................................................................................................5 1.0 Executive Summary...........................................................................................................................................................................................6 2.0 Introduction.........................................................................................................................................................................................................1 1 2.1 Location of Subject Lands.....................................................................................................................................................................11 3.0 Policy Context.......................................................................................................................... ........................15 3.1 The Planning Act and PPS 2014...........................................................................................................................................15 3.2 The Ontario Heritage Act.............................................................................:.................................................................................16 3.3 Region of Waterloo Official Plan..................................................................................................................................................17 3.4 City of Kitchener Policies and Guidelines....................................................................................................................................17 3.5 Policy Summary...........................................................................................................................................................................................31 4.0 Historical Overview.........................................................................................................................................................................................32 4.1 County of Waterloo, Waterloo Township....................................................................................................................................32 4.2 City of Berlin (now Kitchener) Civic Centre Neighbourhood..........................................................................................33 4.3 50-52 Weber Street West.......................................................................................................................................................................36 4.4 56 Weber Street West..............................................................................................................................................................................40 4.5 107 Young Street........................................................................................................................................................................................45 5.0 Description of Site and Surrounding Context................................................................................................................................48 5.1 Landscape and Surrounding Context...........................................................................................................................................48 5.1.1 Civic Centre Neighbourhood Heritage Conservation District...............................................................................48 5.1.2 Adjacent Heritage Properties....................................................................................................................................................49 5.2 Description of Built Heritage Resources.......................................................................................................................................50 5.2.1 Civic Centre Neighbourhood Heritage Conservation District Civic Centre Neighbourhood Heritage Conservation District5.2.1 50-52 Weber Street West (Exterior)...................................................................50 5.2.2 50-52 Weber Street West (Interior).........................................................................................................................................56 5.2.3 56 Weber Street West (Exterior)...............................................................................................................................................60 5.2.4 56 Weber Street West (Interior)................................................................................................................................................66 5.2.5 107 Young Street (Exterior).........................................................................................................................................................72 June, 2018 MHBC I i Heritage Impact Assessment Report 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener 5.2.6 107 Young Street (Interior)......................................................... 6.0 Evaluation of Cultural Heritage Resources ...................................... 6.1 Introduction.................................................................................................. 6.2 Evaluation of Contribution to the District .................................. 6.2.1 Architectural Ranking Summary ............................................. 6.3 Evaluation as a Significant Grouping ............................................ 6.4 Individual Property Evaluation (Ontario Regulation 9/06) 6.4.1 Introduction............................................................ 6.4.2 Evaluation Criteria ................................................ 6.4.350-52 Weber Street West .................................. Evaluation of Design/Physical Value ............ Evaluation of Historical or Associative Val Evaluation of Contextual Value ........................ 77 80 80 80 81 85 88 88 88 89 90 .o] GSI HeritageAttributes..................................................................................................................................................................................91 6.4.4 56 Weber Street West.....................................................................................................................................................................92 Evaluationof Design/Physical Value.........................................................................................................................................92 Evaluation of Historical or Associative Value......................................................................................................................94 Evaluationof Contextual Value.....................................................................................................................................................94 HeritageAttributes ........................ .....:.:............................................................................................................................94 6.4.5 107 Young Street..............................................................................................................................................................................95 Evaluationof Design/Physical Value.........................................................................................................................................95 Evaluation of Historical or Associative Value......................................................................................................................95 Evaluationof Contextual Value.....................................................................................................................................................96 HeritageAttributes..................................................................................................................................................................................96 6.5 Integrity and Physical Condition.......................................................................................................................................................96 6.5.1 50-52 Weber Street West.............................................................................................................................................................98 6.5.2 56 Weber Street West.....................................................................................................................................................................99 6.5.3 107 Young Street...........................................................................................................................................................................100 6.6 Summary.......................................................................................................................................................................................................100 7.0 Description of Proposed Development..........................................................................................................................................102 8.0 Impacts of Proposed Development..................................................................................................................................................104 8.1 Introduction................................................................................................................................................................................................104 June, 2078 MHBC I ii Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener 8.2 Classifications of Impacts....................................................................................................................................................................104 8.3 Heritage Conservation, Preservation and Restoration Principles..............................................................................105 8.4 Impacts of Demolition within the Civic Centre Neighbourhood Heritage Conservation District ........ 107 8.4.1 50-52 Weber Street West..........................................................................................................................................................109 8.4.2 56 Weber Street West..................................................................................................................................................................109 8.4.3 107 Young Street...........................................................................................................................................................................110 8.4.4 Summary of Proposed Demolition.....................................................................................................................................111 8.5 Impacts of the Proposed Construction of a new Residential Building within the Weber Street Area of the Civic Centre Neighbourhood Heritage Conservation District....................................................................................112 9.0 Consideration of Development Alternatives, Mitigation Measures and Conservation Recommendations ..........................................................................................................................................................................................................................................114 9.1 Alternative Development Approaches......................................................................................................................................114 9.3 Mitigation Recommendations........................................................................................................................................................117 9.4 Conservation.............................................................................................................:..............................................................................118 10.0 Recommendations and Conclusions.............................................................................................................................................119 11.0 Sources.............................................................................................................................................................................................................123 AppendixA...............................................................................................................................................................................................................125 SitePlan and Elevations (next page).........................................................................................................................................................125 AppendixB...............................................................................................................................................................................................................126 DesignAlternatives (next page)...................................................................................................................................................................126 AppendixC...............................................................................................................................................................................................................127 Chain of Title (next pag\West ......!...................................................................................................................................................127 i. 50-52 Weber Street .....................................................................................................................................................127 ii. 56 Weber Street West..............................................................................................................................................................................127 iii. 107 Young Street.......................................................................................................................................................................................127 AppendixD...............................................................................................................................................................................................................128 Structural Condition Report (Tacoma Engineers, 2018) (next page)....................................................................................128 AppendixE................................................................................................................................................................................................................129 CurriculumVitae (next page).........................................................................................................................................................................129 June, 2018 MHBC I iii Heritage Impact Assessment Report 50-52 Weber Street West, 56 Weber Street West, and 7 07 Young Street, City of Kitchener Project Personnel Dan Currie, MA, MCIP, RPP, Managing Director of Cultural Senior Review CAHP Heritage Vanessa Hicks, MA, CAHP Heritage Planner Research, Author Rachel Martin, BES Planner Research, Field Assistant Glossary of Abbreviations CCNHCD HIA HCD MHBC MTCS OHA OHTK 0 -REG 9/06 PPS 2014 Civic Centre Neighbourhood Heritage Conservation District Heritage Impact Assessment Heritage Conservation District MacNaughton Hermsen Britton Clarkson Planning Limited Ministry of Tourism Culture and Sport Ontario Heritage Act Ontario Heritage Toolkit Ontario Regulation 9/06 for determining cultural heritage significance Provincial Policy Statement (2014) June, 2078 MHBC 14 Heritage Impact Assessment Report 50-52 Weber Street West, 56 Weber Street West, and 7 07 Young Street, City of Kitchener Acknowledgements This report acknowledges that assistance provided by the City of Kitchener Public Library, Grace Schmidt Room of Local History. It should be noted that the copying of images and Fire Insurance Plans for commercial purposes which are intended for publication is restricted. Therefore, this report provides a written review of Fire Insurance Plans, but does not provide images of such in this report. June, 2078 MHBC 15 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener 1.O Executive Summary MHBC was retained by Facet Design Studio to undertake a Heritage Impact Assessment (HIA) for the properties located at 50-52 Weber Street West, 56 Weber Street West and 107 Young Street, City of Kitchener, hereinafter referred to as the 'subject lands' (See Figure 1). The subject lands are located north of the downtown Neighbourhood Heritage Conservation District (CCNHCD). designated under Part V of the Ontario Heritage Act core within the Civic Centre As such, the subject lands are Figure 1: 2017 Aerial photo of the subject lands. Approximate location of subject lands noted in red. (Source: City of Kitchener Interactive Map, 2017) June, 2018 MHBC 16 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener The proposed development of the subject lands includes the demolition all buildings and structures to permit the construction of a 6 storey residential building including 42 residential units and 43 underground parking spaces. The building proposes a total height of 20 metres on a site having an area of 0.179 hectares on three consolidated lots. The cultural heritage evaluation of the proposed development has been divided into two phases. The purpose of Phase I and this HIA is to evaluate the cultural heritage value of the cultural heritage resources located on the subject lands as per a) information provided in the Civic Centre Neighbourhood Heritage Conservation District Study and Plan regarding their contribution to the District, and b) an evaluation of each individual property based on Ontario Regulation 9/06, which is the legislated criteria for determining heritage significance. This report also provides an evaluation of the impacts anticipated as a result of the proposed demolition of the existing buildings located on the subject lands as per the applicable policies of the CCNHCD Plan. The purpose of Phase II will be to evaluate the proposed new building as per the applicable policies of the CCNHCD Plan. All three properties located on the subject lands have contextual value as part of the Civic Centre Neighbourhood Heritage Conservation District. The CCNHCD Study indicates that the properties located along the north side of Weber Street West were included in the District boundary because these are some of the oldest, most unique, and significant buildings in the neighbourhood. The buildings located along Weber Street West remain in-situ, having setbacks which are consistent with those at the north side of Weber Street West and support a continuous street edge. The buildings located at 107 Young Street and 56 Weber Street West were identified as Group 'C' buildings in the CCNHCD Study and Plan. These properties were identified as meeting one, or a combination of the following criteria: • 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. The Study and Plan do not identify which of the above criteria the properties met. However, the in-depth analysis of the buildings in this report concurs that the architectural style of the buildings is modest and well represented in the area. The building located at 50-52 Weber Street West was identified as a Group 'B' building in the CCNHCD Study and Plan. This property was identified as meeting one, or a combination of the following criteria: June, 2018 MHBC 17 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener • The property had been previously designated under the Ontario Heritage Act, • 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 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. The Study and Plan do not identify which of the above criteria the property met. However, the in- depth analysis of the building in this report concurs that the modest architectural style of the buildings is considered early for the CCNHCD (as it was constructed prior to 1879) and that there are few of such buildings located within the District. However, this report has identified that the building a) was not previously designated under the Ontario Heritage Act, b) does not currently exhibit any unique qualities or details which make it a landmark, c) has not been well maintained as a modest architectural style, d) has not been demonstrated to be associated with a significant and known historic event or person, and d) is not part of an unusual sequence or grouping as it has not been identified as such in the CCNHCD Study or Plan. The only building demonstrated to have significant historical/associative value beyond their overall associations with the development of the Civic Centre Neighbourhood is 56 Weber Street West, which is directly associated with John Motz (and his son), and Henry J. Shoniker. John Motz was former mayor of Berlin, councillor, and Sheriff. Henry J. Shoniker used the building as a residence and doctor's office in the first half of the 201h century. An evaluation of condition as well as integrity has been undertaken as per the Ontario Heritage Toolkit, which provides that buildings should be subject to further evaluation in regards to eligibility for long-term conservation. Only the building located at 107 Young Street has retained a high degree of its heritage integrity. The heritage integrity of the buildings located at 50-52 Weber Street West and 56 Weber Street West have been diminished due to alterations and additions which have removed original heritage attributes. The policies of the Heritage Conservation District Plan state that demolition is discouraged except in certain limited situations. The subject lands are located in the Weber Street Area. The CCNHCD Plan identifies that this area may experience new development and therefore has separate policies in the CCNHCD Plan that apply to the Weber Street Area. June, 2018 MHBC 18 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener While demolition of the buildings located on the subject lands is considered a negative impact given the policy framework of the City's Official Plan and the CCNHCD Plan, demolition can be supported, provided that the new building complies with other applicable policies of the CCNHCD Plan. The concept of redevelopment of the subject lands has considered a range of development options as per Section 3.2 of the CCNHCD Plan regarding principles of heritage conservation as well as Section 12.C.1.26 of the City of Kitchener Official Plan regarding the contents of a Heritage Impact Assessment and Section 12.0.26 of the Official Plan regarding change management and redevelopment in a HCD. There are alternative development options that would result in less impact to the heritage resources on the subject lands. However, development of the lands to higher density is consistent with other city policies including the goals and policies of the City's Official Plan, Zoning By-law and recently approved PARTS Central Plan. This Heritage Impact Assessment has also provided a Ireliminary review of the proposed development in relation to the policies of the CCNHCD Plan regarding new construction within the Weber Street Area. In general, the proposed scale, massing, setbacks and orientation of the building are in -keeping with the applicable policies of the Plan. Should the demolition of the existing buildings located at 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street be approved, the following mitigation measures are recommended: • That should demolition be approved, the following elements of the buildings located on the subject lands be considered for re -use in any future new building on-site, where feasible: 0 107 Young Street: original leaded -glass windows, original doors and moldings; 0 56 Weber Street West: Hand hewn beams (where they are uncovered and in good condition; and 0 50-52 Weber Street West: Hand hewn beams (where they are uncovered and in good condition. • That prior to demolition, one (1) Cultural Heritage Documentation and Salvage Report be submitted which includes information related to the three buildings of cultural heritage value or interest located on the subject lands at 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street as follows: o Photographic documentation of the interior and exterior of all three (3) buildings; o Measured architectural drawings of the exterior of all three (3) buildings; o Identification of elements at the interior and exterior of all three (3) buildings which may be salvaged and donated to the local community as opposed to be deposited as land -fill; June, 2018 MHBC 19 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener • That this HIA and the Salvage and the Cultural Heritage Documentation and Salvage Report be kept on -file with the City of Kitchener to supplement the Historic Record; • That the proposed development include a small bronze plaque at the exterior of the building within public view which includes the following information: o That the proposed new building formerly included the three buildings noted in this HIA including their architectural styles and estimated dates of construction; and o That the subject lands formerly included the building located at 56 Weber Street West which was formerly home to mayor, councillor and sheriff John Motz (and his son), and was the residence and clinic of physician Henry J. Shoniker. June, 2018 MHBC 110 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener 2,01ntroduction 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. The subject lands are located north of the downtown core within the Civic Centre Neighbourhood Heritage Conservation District (CCNHCD). As such, the properties are designated under Part V of the Ontario Heritage Act. The subject lands are identified in the CCNHCD Plan as'High Density Residential Commercial'. The purpose of this HIA is to evaluate the cultural heritage value of the cultural heritage resources located on the subject lands as per the CCNHCD Study and Plan as well as Regulation 9/06 which is the legislated criteria for determining cultural heritage significance. This report also provides an evaluation of the impacts anticipated as a result of the proposed demolition of the buildings located on the subject lands as per the policies of the CCNHCD Plan. 2.1 Location 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. The subject lands are located north of the downtown core within the boundary of the Civic Centre Neighbourhood Heritage Conservation District. The subject lands are included in the Weber Street Area as identified in the CCNHCD Plan (See Figure 2). While the subject lands are located at the edge of the District, the CCNHCD Plan identifies that the subject lands are not located within or adjacent to either a 'minor' or 'major' gateway (See Figure 3). The subject lands are therefore not subject to policies of the CCNHCD Plan regarding gateways. June, 2018 MHBC I 11 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener Figure 2: Map of Civic Centre Neighbourhood Heritage Conservation District boundary noting location of the subject lands within the Weber Street West area, (Source: City of Kitchener, 2007) 9!i June, 2018 MHBC 112 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener legend \/ I L---j quwrz s7��ant ��Ml�i� • =dam' ' MP L%' / � o^' o •s � � 4ax{yp ;�.•c� Gan:nc•.ry ����e 4 . _ o�� • � �0� '� OO \ mghx ifvh�+tiay Q q 6 4 seg u9n,anderos d en, s,e des C� figure 7 street lighting concept august 2007 Figure 3: Street Lighting Concept Map — Identifying both 'major' and 'minor' gateways. Approximate location of subject lands noted with red arrow. (Source: City of Kitchener, 2007) o� June, 2018 MHBC 113 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener 3.OPolicy Context 3.1 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 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 for 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 evaluated and it has been demonstrated that the heritage attributes of the protected heritage property will be conserved. Significant: e) in regard to cultural heritage and archaeology, resources that have been determined to have cultural heritage value or interest June, 2018 MHBC 115 Heritage Impact Assessment Report 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener for the important contribution they make to our understanding of the history of a place, an event, or a people. Built heritage resource: means a building, structure, monument, installation or any manufactured remnant that contributes to a property's cultural heritage value or interest as identified by a community, including an Aboriginal community. Built heritage resources are generally located on property that has been designated under Parts IV or V of the Ontario Heritage Act, or included on local, provincial and/or federal registers. Cultural heritage landscape: means a defined geographical area that may have been modified by human activity and is identified as having cultural heritage value or interest by a community, including an Aboriginal community. The area may involve features such as structures, spaces, archaeological sites or natural elements that are valued together for their interrelationship, meaning or association. Examples may include, but are not limited to, heritage conservation districts designated under the Ontario Heritage Act; villages, parks, gardens, battlefields, mainstreets and neighbourhoods, cemeteries, trailways, viewsheds, natural areas and industrial complexes of heritage significance; and areas recognized by federal or international designation authorities (e.g. a National Historic Site or District designation, or a UNESCO World Heritage Site). 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 considered to be a protected heritage property under the consideration of the PPS, as the subject lands are designated under Part V of the Ontario Heritage Actas part of the Civic Centre Neighbourhood Heritage Conservation District (CCNHCD). 3.2 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. This Heritage Impact Assessment has been guided by the criteria provided with Regulation 9/06 of the Ontario Heritage Act outlines the June, 2018 MHBC 116 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener mechanism for determining cultural heritage value or interest. The regulation sets forth categories of criteria and several sub -criteria. 3.3 Region of Waterloo Official Plan Chapter 3, Section 3.G of the Regional Official Plan provides policies regarding the conservation of cultural heritage resources which are related to the scope of this Heritage Impact Assessment. This includes policies which identify that cultural heritage is considered a resource which provides a sense of place, community identity and enhances the quality of life. The Regional Official Plan identifies that municipalities within the Region will establish policies regarding the requirement of Heritage Impact Assessments as it relates to development which includes or is adjacent to listed and/or designated heritage properties. Properties which include resources of Regional interest are circulated to the Region for review and comment. The Regional Official Plan specifies that heritage resources are encouraged to be retained intact by incorporating them into a proposed development and protecting them against unsympathetic alterations, vandalism and deterioration. Where heritage resources cannot be retained, the Region specifies that the adaptive re -use of heritage resources in encouraged as opposed to demolition. 3.4 City of Kitchener Policies and Guidelines F 1. City of Kitchener Official Plan The City of Kitchener Official Plan identifies that conservation of cultural heritage resources is a primary goal. The Official Plan aims to protect, identify, and manage resources in such a way that their cultural heritage value is retained. This management is conducted under the authority of the Ontario Heritage Act, the Planning Act, the Environmental Assessment Act, the Cemeteries Act, and the Municipal Act. The City of Kitchener Official Plan provides general policies regarding the identification, designation, and management cultural heritage resources and of Heritage Conservation Districts. The objectives and policies of the Official Plan have been taken into consideration as it relates to the proposed development of the subject lands. The following provides a review of the applicable policies of the Official Plan as they relate to heritage conservation and the proposed development. June, 2018 MHBC 117 Heritage Impact Assessment Report 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener Objectives: 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. The subject lands and the structures thereon are designated under Part V of the Ontario Heritage Act as they are included within the Civic Centre Neighbourhood Heritage Conservation District. The proposed redevelopment of the subject lands is proposed to be sensitive to the characteristics and cultural heritage resources of the CCNHCD by ensuring that any new proposed building meets the policies of the CCNHCD Plan regarding new development. While the retention of the existing buildings is not proposed, the CCNHCD Plan provides that in some cases, demolition is supported provided that it meets the objectives of other City Planning policies. Section 12.0.13 states that an area may be designated as a Heritage Conservation District if: a) the area contains a concentration of cultural heritage resources such as buildings, structures or landscapes, which reflect an aspect of the history of the community by nature of their location and the historical significance of the setting in which they are located; b) the area contains a concentration of cultural heritage resources that are of a particular style of architecture or a method of construction which is historically significant or architecturally significant to the community, Region, or Province; c) the area may contain other important physical, archaeological, environmental, cultural or aesthetic characteristics that individually do not constitute sufficient grounds for the designation of a district, but when considered together with other cultural heritage resources collectively support the reason for designation; or, d) the area has a special association that is distinctive within the community and, as a result, contributes to the character of the entire community. The subject lands are located within the area that has been designated under Part V the Ontario Heritage Act as the Civic Centre Neighbourhood Heritage Conservation District. All development within a HCD must comply with the policies and guidelines of the HCD Plan. Therefore, assessment of the impacts of the proposed development on the heritage resources must be undertaken. June, 2018 MHBC 118 Heritage Impact Assessment Report 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener Conservation Measures: 12.C.1.20. The City will make decisions with respect to cultural heritage resources that are consistent with the policies of the Provincial Policy Statement, which require the conservation of significant cultural heritage resources. In addition, such decisions will be consistent with the Parks Canada Standards and Guidelines for the Conservation of Historic Places in Canada. While PPS 2014 and Section 12.C.1.20 identify that significant cultural heritage resources be conserved consistent with the Standards and Guidelines (Parks Canada, 2010), the CCNHCD Plan provides direction that in some cases, demolition within the HCD can be supported. This Heritage Impact Assessment provides an analysis of the significance of the subject lands in terms of a) their contribution the overall District and b) their individual cultural heritage value or interest in order to determine whether or not demolition can be supported. 12.01.21. All development, redevelopment and site alteration permitted by the land use designations and other policies of this Plan will conserve Kitchener's significant cultural heritage resources. The conservation of significant cultural heritage resources will be a requirement and/or condition in the processing and approval of applications submitted under the Planning Act. As the subject lands are designated under Part V of the Ontario Heritage Act, any redevelopment is required to be in -keeping with the policies of the CCNHCD Plan. The Plan provides policies and guidelines for the construction of new buildings to ensure that the cultural heritage significance of the District as a whole is conserved. 12.C.7.22. The City may require financial securities from the owner/applicant of an application submitted under the Planning Act, including applications for consent, site plan, draft plan of vacant land condominium and draft plan of subdivision, to ensure the conservation of the city's cultural heritage resources both during and after the development process. This HIA acknowledges that financial securities may be required should an alternative form of development be approved which is related to the conservation of the existing buildings located on the subject lands. Heritage Impact Assessments and Conservation Plans: 72.C.1.23. The City will require the submission of a Heritage Impact Assessment and/or a Heritage Conservation Plan for development, redevelopment and site alteration that has the potential to impact a cultural heritage resource and is proposed: a) on or adjacent to a protected heritage property; b) on or adjacent to a heritage corridor in accordance with Policies 13.04.6 through 13.04.18 inclusive; June, 2018 MHBC 119 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener c) on properties listed as non -designated properties of cultural heritage value or interest on the Municipal Heritage Register; d) on properties listed on the Heritage Kitchener Inventory of Historic Buildings, and/or, e) on or adjacent to an identified cultural heritage landscape. 12.C.7.25. A Heritage Impact Assessment and Heritage Conservation Plan required by the City must be prepared by a qualified person in accordance with the minimum requirements as outlined in the City of Kitchener's Terms of Reference for Heritage Impact Assessments and Heritage Conservation Plans. 12.C.7.26. The contents of a Heritage Impact Assessment will be outlined in a Terms of Reference. In general, the contents of a Heritage Impact Assessment will include, but not be limited to, the following: a) historical research, site analysis and evaluation; b) identification of the significance and heritage attributes of the cultural heritage resource; c) description of the proposed development or site alteration; d) assessment of development or site alteration impact or potential adverse impacts, e) consideration of alternatives, mitigation and conservation methods; 0 implementation and monitoring, and, g) summary statement and conservation recommendations. This Heritage Impact Assessment has been drafted based on the above -noted policies and includes the necessary components as prescribed. 12.C.7.27. Any conclusions and recommendations of the Heritage Impact Assessment and Heritage Conservation Plan approved by the City will be incorporated as mitigative and/or conservation measures into the plans for development or redevelopment and into the requirements and conditions of approval of any application submitted under the Planning Act. This Heritage Impact Assessment includes mitigation recommendations and it is acknowledged that they will be discussed further with City Staff in consultation with the Heritage Advisory Committee and incorporated into the proposed redevelopment of the subject lands. Civic Centre Neighbourhood Heritage Conservation District Impact Assessment Demolition/Damage of Cultural Heritage Resources: 12.C.7.32. Where a cultural heritage resource is proposed to be demolished, the City may require all or any part of the demolished cultural heritage resource to be given to the City for re -use, archival, display or commemorative purposes, at no cost to the City. June, 2018 MHBC 120 Heritage Impact Assessment Report 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener This HIA includes mitigation recommendations regarding documentation, salvage, as well as adaptive re -use of materials. 12.C. 7.33. 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 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. This HIA acknowledges that should demolition be permitted, a Documentation and Salvage Report may be required. If required, this report is to be written in compliance with Section 12.C.1.34 which requires that it be written by a qualified person and include the following: 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. City Resources/Role: 72.C.1.42. Commemoration of cultural heritage resources is strongly encouraged, whenever a new private development or public work is undertaken in the vicinity of a lost site of cultural heritage value or interest, including sites where: a) major events occurred of historical significance; b) cultural heritage landscape features such as rivers, streams and shorelines, have disappeared from the cityscape; and, c) important institutions, residences, industries, landmark buildings or settlements of cultural heritage value or interest once existed. This Heritage Impact Assessment acknowledges that the subject lands have already been identified as having cultural heritage value or interest as they are included in the Civic Centre Neighbourhood Heritage Conservation District. This HIA also provides a more in-depth analysis of the cultural heritage value or interest of the properties individually as per Ontario Regulation 9/06. This evaluation will help to provide appropriate mitigation recommendations as it relates to the commemoration of cultural heritage resources in lieu of the proposed development. June, 2018 MHBC 121 Heritage Impact Assessment Report 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener 2. Civic Centre Neighbourhood Heritage Conservation District (CCNHCD) The subject lands are located within the Civic Centre Neighbourhood Heritage Conservation District boundary and are therefore designated under Part V of the Ontario Heritage Act SAN- IF 4", tv rn l� ` T �RCti dOOr Figure 6: Context map of the Civic Centre Neighbourhood. Boundary of the Civic Centre Neighbourhood Heritage Conservation District noted in red. Approximate location of subject lands noted with red arrow. (Source: Kitchener Interactive Maps, 2016) The HCD Plan provides policies and guidelines that provide direction for the management of change in the CCNHCD. This includes policies and 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. June, 2018 MHBC 122 Heritage Impact Assessment Report 50-52 Weber Street West, 56 Weber Street West, and 7 07 Young Street, City of Kitchener 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 keeping with appropriate City policies as follows: 3.3.4 Demolition 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. June, 2078 MHBC 123 Heritage Impact Assessment Report 50-52 Weber Street West, 56 Weber Street West, and 7 07 Young Street, City of Kitchener Therefore, the policies of the CCNHCD Plan provide that demolition can be supported subject to other City policies. Other City policies which apply to the subject lands are provided in the following sub -sections of this report. New Buildings: Section 3.3.3 of the HCD Plan provides general policies in regards to new buildings: (a) New buildings will respect and be compatible with the heritage character of the Civic Centre Neighbourhood, through attention to height, built form, setback, massing, material and other architectural elements such as doors, windows, roof lines. (b) Design guidelines provided in Section 6.6 of this Plan will be used to review and evaluate proposals for new buildings to ensure that new development is compatible with the adjacent context. However, it is important to note that this section specifically states that the above stated policies apply to 'all areas of the Civic Centre Neighbourhood Heritage Conservation District with the exception of Weber Street, Victoria Street interface areas, the large vacant lot on Margaret Avenue and Ellen Street East as site/area specific policies are provided later in this Plan.' [bold added for emphasis]. Therefore, the Plan provides different policies applicable to the subject lands regarding new development within the Weber Street Area.. Here, the Plan states that Weber Street contains nearly half of the oldest buildings in the Civic Centre Neighbourhood making it an important street from an architectural and historical perspective. Further, that the scale of heritage buildings is generally larger than those at the interior of the district (being 3-4 storeys). The Plan notes that the following policies apply to the entire Weber Street Area and areas designated High Density Commercial Residential. The Policies which apply to the proposed development are as follows: 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, June, 2078 MHBC 124 Heritage Impact Assessment Report 50-52 Weber Street West, 56 Weber Street West, and 7 07 Young Street, City of Kitchener 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. 0 Design guidelines provided in Section 6.9.2 [Note: this is a typo and should read 6.9.41 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. 6.9 SITE/AREA SPECIFIC DESIGN GUIDELINES 6.9.4 Weber Street • 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. • 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 June, 2078 MHBC 125 Heritage Impact Assessment Report 50-52 Weber Street West, 56 Weber Street West, and 7 07 Young Street, City of Kitchener 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 facade so they do not have a negative visual impact on the street or new building/ addition. June, 2078 MHBC 126 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener CO I v wFe v F9 ST w fi Figure 7: 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) 3. Civic Centre Secondary Plan The subject lands are designated 'High Density Commercial Residential' and '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. Section 13.1 of the 1994 City of Kitchener Official Plan provides Land Use policies related to the Civic Centre Secondary Plan area. Here, 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. 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 June, 2018 MHBC 127 Heritage Impact Assessment Report 50-52 Weber Street West, 56 Weber Street West, and 7 07 Young Street, City of Kitchener 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 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. June, 2078 MHBC 128 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener CIVIC CENTRE NEIGHBOURHOOD PLAN FOR LAND USE PAAP 9 SECONDARY PLAN Lalond Low Rrs®R4mEB+diR` arrt9en/anu. Lvrw Rse MWdph Fwkkrbal :�) L—D-yNuleple R.tid d _ Maa.nn L Iv a p'e PR%de� _ Ofiu Ride wCanxeram Mad" N -4y c ­ 'l Raeiderm _ Hen C—ty Cam —ol 7eaid—id _ Lammmty l�stiatuWnel W. uae C� Neiokbu. hn d Park �, j 6auntlaR d'5epw Pln 5" Fdiay A— '� Prlmsry arartas Roetl '� Sema]nYRRnwl Rand Maja Col�Road Mine. LalacMl Road �s m neo iso aep Metres I'.9,5W Figure 8: Context map of the Civic Centre Neighbourhood Plan for Land Use (Map 9, Secondary Plan). Approximate location of subject lands noted with red arrow. (Source: Kitchener Official Plan, 1994) 4. City of Kitchener Zoning By-law 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. The property Iecated 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. June, 2018 MHBC 129 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener 1"7 It—Wti IAJY4 � � d 103 104. 119 136 f� t i 102 tee..; 132 i }� 9a C7 I0J i V 95f9411! � i 551'1 H0 �r 124 4 r' 1.113 r . r� R-5 12YU �r GR -3 16H 118 ' 127 ' 51 ~ 4 123 45 74-8816� 95 '112 79-87 1119 87 f 76 106 / 6 } P 77 74 i 857%6�~ 64 4 102 46-56 66j / 58 60196 42 4540 'a G-4 8H, 139U 120 80 D-4 1398 � 1r 113 d R-5 t� 1 406 107 65 , 1+61 57 56 50-52 44 41 54 ■ D -d DIJKE..s'rw 73 13U35-37 / ` f 0 AT ' 111. 198 96R0 } —' 149-1 { D-1 645R J !C Figure 9: 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) 5. 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 will serve 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 of 2.0 FSR with a maximum height of 24 metres (8 storeys). June, 2018 MHBC 130 Heritage Impact Assessment Report 50-52 Weber Street West, 56 Weber Street West and 107 Young Street City of Kitchener 5.0 Preferred Plan Land Use Map Urbert Growth Lenfre Ghy Cenve Dlsurc[ In—UPP �rseli<F Mark9 Dnuict InrtPPdllPll EMpIP}'/nent lnabYuNPnal MfxedUse Hgn Cen ty Mean, Density �sIN Qui Rise Rise Qse a.� r age ED ED rail rca do nPtsca;e Figure 10: Excerpt of the PARTS Central Plan (Preferred Plan Land Use Map). Approximate location of subject lands noted in red. (Source: City of Kitchener, 2016) 3.3 Policy Summary In summary, the subject lands are located within the Civic Centre Neighbourhood Heritage Conservation District and are subject to the policies provided in the Civic Centre Neighbourhood Heritage Conservation District Plan. The subject lands are also designated High Density Commercial Residential Central Frederick Secondary Plan and are zoned CR -3 (Commercial Residential Three Zone). The lands are identified as Mixed Use Medium Density in the recently adopted PARTS Central Plan. June, 2018 MHBC 131 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener 4.0 Historical Overview 4.1 County of Waterloo, Waterloo Township The subject lands were originally located in Waterloo Township where pioneer settlement commenced in the late eighteenth century. In 1784, General Haldimand, then Governor of Quebec, acquired six miles of land on each side of the Grand River from the Mississauga Indians (Bloomfield 19, 2006). A tract of land 12 miles wide along the course of the Grand River were granted to the Six Nations Indians by the British in recognition of their support during the American Revolution. The land was later divided into four blocks; Block 2 later became Waterloo Township. Brant and the Six Nations drew up a deed for sale of Block 2 in November 1796. The deed was recorded at Newark (Niagara on the Lake) and in February 1798 the title was registered and a Crown Grant was drawn for this block (McLaughlin, 21 2007). The buyer was Colonel Richard Beasley, a Loyalist from New York, who had arrived in Canada in 1777. Beasley bought the 93160 acres of land along with his business partners, James Wilson and Jean -Baptiste Rousseaux (Bloomfield 20, 2006). The land was then surveyed by Richard Cockrell who divided the township into upper and lower blocks (Hayes 3, 1997). At this time, German Mennonite farmers from Pennsylvania were scouting out farmland in the area. Several of them went back to Pennsylvania and returned with their families the following year to buy and settle the land (Hayes 5,1997). In order to raise the £10,000 needed to purchase their prospective land holdings, the Pennsylvanian farmers, led by Sam Bricker and Daniel Erb, established an association to acquire the approximately 60,000 acres, later known as the German Company Tract (GCT). The deed for the land was finally granted to the German Company and its shareholders on 24 July 1805 (Eby N- 3,1978). After the arrival of the GCT shareholders, settlement in the GCT slowed. Many immigrants were unable to leave Europe during the Napoleonic War, and the War of 1812 in North America also prevented many settlers from relocating to join their relatives. By 1815 both conflicts had ended, and settlement to the GCT began to increase, with additional Pennsylvania Mennonite settlers, German -based settlers, and later English, Irish and Scottish settlers. A number of settlers from England, Scotland and Ireland came to Waterloo Township by assisted immigration and colonization schemes (Bloomfield 55, 2006). In 1816 the GCT lands and Beasley's lower block were incorporated into Waterloo Township, and in 1853 became part of Waterloo County. June, 2018 MHBC 132 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener Figure 11: 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. The GCT was a unique survey that was done in equal sized farmsteads in contrast to the surrounding lots and concessions. This survey pattern had a lasting influence on the township that resulted in an irregular network of roads which followed the contours of the land and avoided high quality agricultural land. 4.2 City of Berlin (now Kitchener) Civic Centre Neighbourhood The subject property is located in the former City of Berlin (now Kitchener), which was settled in 1807 by Joseph Schneider, who constructed a log cabin on Lot 17 on the east side of Queen Street. Other early settlers included Benjamin Eby, Samuel Eby, and John Brubacher. The first gristmill was constructed in Preston by John Erb in 1807. The first saw mill was constructed by Abraham Erb in Waterloo in 1816. Joseph Schneider constructed a saw mill on Schneider's Creek in 1816. The hamlet of Berlin was incorporated in 1833. At this time, Berlin had a population of 1,000 people. By 1912, Berlin was proclaimed a City, having a population of 15,195 people. June, 2018 MHBC 133 Heritage Impact Assessment Report 50-52 Weber Street West, 56 Weber Street West, and 7 07 Young Street, City of Kitchener An influx of German workers came to the city in the first half of the 19th century (Uttley, 1937). The construction of the Grand Trunk Railway in 1856 increased the settlement and industrialization of the area. By the early 20th century, Berlin's urban core was dominated by a variety of factories. Berlin experienced anti -German sentiments following World War I, and as a result the City of Berlin changed its name to the City of Kitchener after 'Lord Kitchener' in 1916 following a petition of over 200 businessmen (Uttley, 1937). The Civic Centre Neighbourhood was developed in the 19th and 20' centuries 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. 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 (See Figures 12 -13). The subject lands (including the properties located at 50-52 Weber Street West, 56 Weber Street West, and 10 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 E of this report. June, 2078 MHBC 134 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener •yam � " '*� ° �., "� Q f Na - Figure 13: Tremaine Map of Waterloo Township, 1861. Approximate location of subject property denoted by arrow. June, 2018 MHBC 135 Figure 12: Detail of M.C. Schofield map of Berlin, 1853. Approximate location of subject lands denoted in red. (Source: Kitchener Public Library) Na - Figure 13: Tremaine Map of Waterloo Township, 1861. Approximate location of subject property denoted by arrow. June, 2018 MHBC 135 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener 4.350-52 Weber Street West 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- divided. According to the map of Berlin dated 1879, the subject lands were subdivided at some point between 1853 and 1879, likely reflecting the subdivision of land by A.C. Weber (See Figures 14 and 15). Here, the property located at what is now 50-52 Weber is part of Lot 5, 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 that only Elizabeth Finlayson (wife of H.M. Finlayson) owned the subject lands in the 19th century. At this time, the lot included the existing building at 50-52 Weber Street West. The building shows a roughly rectangular -shaped plan with an addition to the rear (likely a summer kitchen), and a detached 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. This building was constructed at some point between 1853 and1879. 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. June, 2018 MHBC 136 Heritage Impact Assessment Report 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener J; kl YN F, f4 4 V - Figure 15: 1879 Map of Berlin. Approximate location of subject lands noted in red (Source: City of Kitchener Public Library) June, 2018 MHBC 137 90 e -- J Figure 14: Registered Plan 401 (no date). Approximate location of property located at 50-52 Weber noted in red (Source: Kitchener Land Registry Office). f4 4 V - Figure 15: 1879 Map of Berlin. Approximate location of subject lands noted in red (Source: City of Kitchener Public Library) June, 2018 MHBC 137 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener 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 Figure16). '' Ld 'ie Figure 16: 1892 Map of Berlin. Approximate location of subject lands noted in red. (Source: City of Kitchener Public Library) a 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. According to early 201h century directories of the City of Kitchener, Mrs Susan Robson and David Devitt were the residents of 50 and 52 Weber Street West (See Figure17). 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. June, 2018 MHBC 138 Heritage Impact Assessment Report 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener E04mwnw I ---I . - rg 12 fwvid Dt'Witt johil . - O Z +Yonge: st crosses Y_� lig 1 etKRi/i Figure 17: Vernon's Directory of the City of Berlin, 1911 (Source: Kitchener Public Library) According to the 1925 Directory, the residents of 50-52 Weber Street West were Fred Timm and Wm. (William) Speers. 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 (See Figures 18 and 19). f48 Larne Moore [ - 48 Jos Lacroix •Ft-' T- 48 A K Dimitroff 11 "I`- 48 -- Moore }Ii T- 56 Fred ")C`i'mm T- 52 W us Speers L 56 I lt' Malcolm lcoIm ©-1.16 C T- 56 E.erbt Atkinson T-140 J T- 56 L Jewell 07-142 N +Ya1111g xt rj-ogsea T 19:,' T. 58 I?r I, J Crawley, 0.146 D physician +W Figure 18: Vernon's Directory of the City of Berlin, 1925 (Source: Kitchener Public Library) June, 2018 MHBC 139 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener 01 1 , 39 Tangnep, Helen AT 40 Budovieh, Morton 41 Bohnert, Helen Stmt Continued ,50 chneidez-, 1w", 1Irs 52 Wil�sou T Russell 6 8bonik(3r, Harr- J ti phy8 * 1 I �&+Ymjrjg cros Figure 19: Vernon's Directory of the City of Berlin, 1935 (Source: Kitchener Public Library) The 1940 voters list indicates the residents of 50 We st are Emma and Maude Schneider. Albert, Beatrice and Glen Julien reside at 52 Weber Street 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. 4.456 Weber Street West 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 of the building (and members of the Motz family) in the late 19th century display the original features of the building (See Figures 20 and 21). June, 2018 MHBC 140 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener Figure 20: Late 1911 century photo of 56 Weber Street West, noted as the residence of the 'William J. Motz family' (Source: Ancestry.ca) June, 2018 MHBC 141 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener Figure 21: Photo of 56 Weber Street West, noted as the residence of the 'Sheriff MotZ, n.d. (Source: Berlin Today 1806- 1906) 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 21). 1)( -vitt Figure 22: Vernon's Directory of the City of Berlin, 1911 (Source: Kitchener Public Library) June, 2018 MHBC 142 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener Figure 23: 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 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. June, 2018 MHBC 143 Heritage Impact Assessment Report 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener 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 (See Figure 24). IJ neeVFl911 1' Li a .i9. ftngn� elan M - 40 BttdovlcI6 Morton 41 '8411-61%. Helm M Stre, Continued 50 SAtneider, E. Mrs 52 Wilsoit T Russell 56 Shoniker, Harry fr IQ h3's 1 OV L- _ori y.! QKQ ...L-1 Figure 24: Vernon's Directory of the City of Berlin, 1935 (Source: Kitchener Public Library) Harry J. Shoniker (physician) and wife Hilda are listed again in the 1940 voters list as residing t 56 Weber Street West, with them was Luella Meyer, maid (See Figure 25). Henry J. Shoniker died in 1964. June, 2018 MHBC 144 Heritage Impact Assessment Report 50-52 Weber Street West, 56 Weber Street West and 107 Young Street City of Kitchener 4M Apl. '41, 13a►i!m, N(lrmu, supervour U1 %chticodcr. Emma, housewife 5" %clitirtrier, Mnude. operrttitr 52 Julien. Albert. clerk 5''2 Jt0wei. Elvatrice. hottsewife 00# 338 339 340 341 52 Jt►lirty Clon. clerk 342 56 5huniker. flarry J., physician 341 56 Oihonlker. Hilda. housewife 344 •ISO M1ever_ Luella. maid 343 Figure 25: Excerpt of 1940 Voters list for the City of Kitchener listing Harry and Hilda Shoniker (Source: Ancestry.ca) 4.5 107 Young Street According to early 20th 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 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) (See Figures 29-32). -A 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 (See Figure 26). Mrs. L. Zinger is also noted as residing on the property in the 1925 Directory (See Figure 27). �+• s ,�,�,�,�.�, �.,� + + �. � �, ,. qtr L4410. w� Figure 26: Excerpt of the 1921 census for the City of Kitchener (Source: Ancestry.ca) June, 2018 M H BC 145 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street, City of Kitchener !1(yl li4ti� Vit. M •acv's C13th Mali Figure 27: Vernon's Directory of the City of Berlin, 1925 (Source: Kitchener Public Library) 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. Blueprints for the original design of the building are provided in Figures 28 — 31. 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 Pavillion 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 $1.00. Therefore, John Motz and his wife (residents of 56 Weber Street West) granted lands for their daughter Louisa to build a house north of 56 Weber Street at what is now 107 Young Street. Louisa granted the lands to her daughter Leone Fehrenbach (maiden name Zinger) in 1928. Joseph and Leone Fehrenbach are noted as residing at 107 Young Street with Leone's mother Helen Zinger (widow), as well as R.C. Wilson and in the 1935 voters list for the City of Kitchener (See Figure 28). June, 2018 MHBC 146 Heritage Impact Assessment Report 50-52 Weber Street West, 56 Weber Street West and 107 Young Street City of Kitchener 241 Weber W. 56 Kihoniker, Mrs. Hilda Wmarried woman........... 309 242 'Tung, 107, Fehrenbach, .f rph E., eirculation mRneLger............ 310 243 Young, 10"7, Fehrenl h, 141 rd. [mane (W), married acor n ........ , . 311 244 Young, 107, Wilson, R. (.'. de anin an t iugnaer ...... , ............ 312 24 5, You 1' Zinger, Mrs. )uj$e M. FnArTiOd WOMAn.... . . . ....... 313 2413 Young, 4'o,iing, 109, IN, C'ormanMrp. Mary ( ),married woman............. Maser, idi■s t1. (i1V), 314 31.5 247 spinster ........................ 248 Young, 113, Morioer, (kww, retired.. ....... ...... . ....... . .. 3143 Figure 28: Excerpt of 1935 Voters list for the City of Kitchener listing Harry and Hilda Shoniker (Source: Ancestry.ca) 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. Figures 29 & 30: (left) Blueprint drawing of 107 Young Street, north elevation, (right) Blueprint drawing of 107 Young Figures 31 & 32: (left) Blueprint drawing of 107 Young Street, west (front) elevation, (right) Detail of blueprint drawing noting C. Knechtel, architect (Source: Private collection) June, 2018 MHBC 147 Heritage Impact Assessment Report 50-52 Weber Street West, 56 Weber Street West, and 7 07 Young Street, City of Kitchener 5.0 Description of Site and Surrounding Context 5.1 Landscape and Surrounding Context 5.1.1 Civic Centre Neighbourhood Heritage Conservation District The Civic Centre Neighbourhood Heritage Conservation District Plan states that the Civic Centre Neighbourhood landscape is characterized by mature trees along boulevards and linear streets with consistent building setbacks. Laneways are found throughout the District, which reflect the historic pattern of movement. Yards are well maintained and often display plantings, trees, fences, and hedges. Public parks are dotted throughout the CCNHCD, including Hibner Park and Civic Centre Park, both of which are located west of the subject lands (CCNHCD Plan, 2007). The CCNHCD Plan goes on to state that the streetscape displays larger homes central to the District, surrounded by a large number of well maintained 1 1/2 storey houses constructed by skilled workers and tradesmen who worked in nearby factories. The District contains a range of architectural styles, reflecting the development of the area beginning in the mid. 19th century. The CCNHCD also includes buildings in the vernacular style of architecture, reflecting local influences and materials. Overall, the landscape and setting contribute to tell the story of Kitchener's growth at the turn of the 19th century and the development of local industry (CCNHCD Plan, 2007). 11 June, 2078 MHBC 148 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener Figure 33: Excerpt of Civic Centre Neighbourhood Heritage Conservation District Plan showing the location of the subject lands within the'Weber Street Area'. (Source: Civic Centre Neighbourhood HCD Plan, 2007) 5.1.2 Adjacent Heritage Properties As the subject lands are located within a Heritage Conservation District, adjacent lands are also designated under Part V of the Ontario Heritage Act. The City of Kitchener Official Plan defines adjacent as follows: A 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. As per a review of the CCNHCD map noting the location of Group 'A', 'B' and 'C' properties, the subject lands are located adjacent to: • The property located at 109 Young Street, which is identified as including a Group 'B' building; and • The property located at 58-60/96 Weber Street West, identified as including a Group 'A' building. This property is located west of the subject lands at the north-west corner of Weber Street West and Young Street (See Figure 34). June, 2018 MHBC 149 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener Figure 34: Map noting location of Group A, B and C properties within the CCNHCD. Approximate location of subject lands noted in red. (Source: CCNHCD Plan, 2007) 5.2 Description of Built Heritage Resources The subject lands include three single -detached residential buildings. The building located at 50- 52 Weber has been adaptively re -used into a multi -residential building and massage parlour. The building located at 56 Weber Street West has also been altered to include multiple residential units. An addition to the east elevation of the building was formerly used as a doctor's office but is now used as a separate residential unit. The building located at 107 Young Street has been adaptively re -used as a business in the past, but is currently used for residential purposes. 5.2.1 Civic Centre Neighbourhood Heritage Conservation District Civic Centre Neighbourhood Heritage Conservation District5.2.1 50-52 Weber Street West (Exterior) June, 2018 MHBC 150 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener 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 were recommended 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. The building located at 50-52 Weber Street West can be described as a 1 '/2 storey 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 the later half of the 2011 century. The different sections of the building (described in this report as'A','B', and 'Q are identified in Figure 35. June, 2018 MHBC 151 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener Figure 35: Detail aerial photograph of 50-52 Weber Street West noting the original building footprint (red) and later additions (yellow) (Source: Kitchener Interactive Maps, 2017) Identifier Time Period Description 1853-1879 Original building footprint (Gothic Revival Cottage) 20' century Porch enclosed and altered 1925-1947 Rear addition June, 2018 MHBC 152 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener 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 36 & 37: (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 (See Figure 40). This window was utilized from the original portion of the building. The second storey window is a contemporary replacement window. June, 2018 MHBC 153 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener Figures 38 & 39: (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 40: 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 (See Figures 43 - 44). 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. The western -most door interior to the enclosed verandah was added in the 20th century to provide access to the existing massage parlour at ground -level. The entire building is constructed of brick which has been painted white. June, 2018 MHBC 154 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener Figures 41 & 42: (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 43 & 44: (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 original to the structure (See Figure 48). While 6x6 windows are not uncommon to the mid. 19th century, no photographic evidence can confirm whether or not the house originally had 6x6 windows or otherwise. June, 2018 MHBC 155 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street, City of Kitchener Figures 45 & 46: (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 47 & 48: (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) 5.2.2 50-52 Weber Street West (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 was supported by sawn floor joists with a hand hewn beam where joists appear to be continuous over the main beam. The basement also included several squared brick pillars providing additional structural support (See Figures 49 — 52). June, 2018 MHBC 156 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener Figures 49 & 50: (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 51 & 52: (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 (See Figures 53 - 56). June, 2018 MHBC 157 Heritage Impact Assessment Report 50-52 Weber Street West, 56 Weber Street West and 107 Young Street City of Kitchener 1r'`� Figures 53 & 54: (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 55 & 56: (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 were accessed via stairs having squared -wood banisters which are commonly found in early 201h century construction (See Figures 58 and 61). 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 58). June, 2018 MHBC 158 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener Figures 57 & 58: (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 59 & 60: (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) 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 are indicative of interior features typically dated to the early 20' century (See Figure 61). June, 2018 MHBC 159 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener Figures 61 & 62: (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 (Sgurce: MHBC, 2018) Figures 63 & 64: (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) 1* 5.2.3 56 Weber Street West (Exterior) 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. It is also noted that they are in a condition of repair that they are considered well maintained or could be restored to appropriate period condition reasonably easily. While this is true, the CCNHCD Study identifies that there may be errors in the evaluation as the buildings were only assessed from the street based on 'curb appeal'. June, 2018 MHBC 160 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener According to the Architectural Ranking Summary (Appendix B) 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 '/2 storey brick structure constructed between 1875 and 1892 in the Queen Anne style of architecture. The building includes several additions constructed in the late 19th and 201h centuries described in this report as'B','C','D', and 'E' (See Figure 65). Figure 65: Detail aerial photograph of 50-52 Weber Street West noting the original building footprint (red) and later additions (yellow) (Source: Kitchener Interactive Maps, 2017) June, 2018 MHBC 161 Heritage Impact Assessment Report 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener Identifier Time Period Description A 1879-1892 Original building B c. 1894 Rear addition 1925-1947 Doctor's Office addition First half 20' century Enclosed front porch Later half 20' century Rear addition and 2 storey veranda 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') constructed in the later half of the 20th century. The north (rear) elevation of Section 'B' includes three small contemporary windows which have been added in the 20th century. These windows are not symmetrical or balanced, and do not follow traditional design patterns of the Queen Anne architectural style. Figures 66 & 67: (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 closer to Weber Street West has been bricked -over. June, 2018 MHBC 162 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener 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 below. A large chimney is visible above the roof at the east elevation (See Figure 70). These window openings are original, but have been replaced with contemporary windows. 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 (See Figure 69). Figures 68 & 69: (left) View of east elevation, looking north-west from north side of Weber Street West (right) View of east elevation of rear addition, lookinq south-west towards Weber Street (Source: MHBC, 2017) Figures 70 & 71: (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 'Q. 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 includes contemporary windows at the second storey, with yellow/buff brick columns at the first storey and a wood frame entrance June, 2018 MHBC 163 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener with decorative wood panels and windows. This addition includes design features indicative of the Edwardian or Craftsman style of architecture which dates to the early 201h century. 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 (See Figure 74). 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 parapet wall (See Figures 72-73). IL Figures 72 & 73: (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) qj, Figures 74 & 75: (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) June, 2018 MHBC 164 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener Figures 76 & 77: (left) Detail view of south elevation enclosed portico (Section 'Q) (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 80). 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 towards the south. Views of the west elevation of Section 'B' include a person door accessed by a set of concrete steps which are not original to the structure and were added in the 201h century to access an apartment unit (See Figure 81). 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. June, 2018 MHBC 165 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener Figures 78 & 79: (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 80 & 81: (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) Ma 5.2.4 56 Weber Street West (Interior) Basement The basement of 56 Weber Street West provided 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 floorjoists. Additional wood framing supports (i.e. pillars) were also visible in the basement. June, 2018 MHBC 166 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener Figures 82 & 83: (left) Detail view of original portion of building (brick floor) and addition (Section 'C') with poured concrete floor (right) Detail view of floorjoist and cross brace with square -head nail (Source: MHBC, 2018) Figures 84 & 85: (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 (See Figures 86 — 87). 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. June, 2018 MHBC 167 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener Figures 86 & 87: (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 88 & 89: (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) The second main floor unit is accessed via 'Section 'E' at the 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 (See Figures 90 — 91). June, 2018 MHBC 168 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener Figures 90 & 91: (left) View of wood door in second main floor unit, (right) tail 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 unit includes a curved and plastered staircase, which was likely added in the 20th 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'/2 inches wide (See Figure 94). ri Figures 92 & 93: (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) June, 2018 MHBC 169 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener Figures 94 & 95: (left) Detail view of hewn beam, approximately 7 1/2 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 included one original diagonally -arched window opening. The rest of the unit has been renovated to include new floors, drywall, and fixtures. Figures 96 & 97: (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) June, 2018 MHBC 170 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener IA ii Figures 98 & 99: (left) View of wood frame door OPE (Source: MHBC, 2018) of new flooring, Figure 100: (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. June, 2018 MHBC 171 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener Figures 101 & 102: (left) View of living area, looking east towards main entrance ht) Detail view of new drywall and drop -tile ceiling, (Source: MHBC, 2018) 5.2.5 107 Young Street (Exterior) 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. 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 (See Figure 103). June, 2018 MHBC 172 Heritage Impact Assessment Report 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener Figure 103: Detail aerial photograph of 50-52 Weber Street West noting the original building footprint (red) and later additions (yellow) (Source: Kitchener Interactive Maps, 2017) Identifier Time Period Description A c.1912 Original building footprint (Craftsman) 2011 century Rear portico (reconstructed and is similar to the original blueprint design) 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 (See Figure 106). One small rectangular -shaped window opening has been bricked -over (See Figure 107). The existing paired rectangular -window opening with leaded glass is original to the structure as per a review of the original blueprint designs. June, 2018 MHBC 173 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener 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 104 & 105: (left) View of north elevation looking south-east from of north elevation looking south-east from west side of Young Street (So EM of Young Street (right) Detail view -,2017) Figures 106 & 107: (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. June, 2018 MHBC 174 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener Figures 108 & 109: (left) View of east elevation looking west, (right) Detail view of east elevation looking west, (Source: MHBC, 2017) 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 (See Figure 30 of the original blueprint designs). This enclosed balcony has been enclosed with contemporary windows (See Figure 112). Figures 110 & 111: (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) June, 2018 MHBC 175 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener eI.T Figures 112 & 113: (left) Detail view of south elevation bay window and enclosed balcony, (right) Detail view of south elevation bricks and foundation, (Source: MHBC, 2018) West Elevation io 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 114 & 115: (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) June, 2018 MHBC 176 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener Figures 116 & 117: (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) 5.2.6 107 Young Street (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 (See Figures 118 — 119). The basement includes a rubble stone foundation. Figures 118 & 119: (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 June, 2018 MHBC 177 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener leaded -glass windows of other designs may not be original (See Figures 120 — 121). The main floor includes an original craftsman staircase and banister and flooring (See Figures 122 — 123). Figures 120 & 121: (left) View of leaded glass bay window, (right) View of leaded glass window with alternative design (Source: MHBC, 2018) Second Floor ) View of typical flooring at first storey, (Source: MHBC, 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 (See Figure 124). A mechanical room at the second storey of the building provides evidence of wood flooring and lathe and plaster walls indicative of early 201h century construction (See Figure 125). June, 2018 MHBC 178 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener 25: (left) View of enclosed balcony at south els exposed lath and plaster (Source: MHBC, 2018) n noting flooring June, 2018 MHBC 179 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener 6.0 Evaluation of Cultural Heritage Resources 6.1 Introduction The following sub -sections of this report provide an evaluation of the subject lands. This includes a) an evaluation of the properties as per the information provided in the CCNHCD Study and Plan regarding their contribution to the District and, b) an evaluation of each individual property as per Ontario Regulation 9/06. ,X 6.2 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. -10 Section 3.2 of the CCNHCD Study identifies that one of its goals is to identify groups of buildings which are historically significant and contribute to the District in terms of their placement or streetscape. Section 3.4.5 of the HCD Study identifies streetscape character, significant groupings or resources and continuity of resources within the District. Here, streetscape character is noted as being affected by the combination of individual facades of buildings forming the '...continuous demarcation of the street enclosure.' The CCNHCD Study and Plan do not identify any significant groupings of buildings which includes the existing buildings located on the subject lands. Further, the HCD Study identifies 'notable' buildings in Section 3.4. This includes unique buildings and landmarks. Obvious landmarks are described as including buildings such as churches (and their respective spires), and tall buildings. The study notes that smaller buildings can also make a significant contribution to the district due to their unique design and location. None of the buildings located on the subject lands were identified as being 'notable' for their overall contribution to the district or landmark stature. June, 2018 MHBC 180 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener The CCNHCD Study identifies that the buildings located on the subject lands were collectively included in the District since Weber Street has a high proportion of the oldest, most unique and significant buildings in the neighbourhood. However, the Plan does not specifically identify any of the buildings on the subject lands as being either 'notable' or 'landmarks' or part of a significant grouping. Instead, the CCNHCD Study and Plan uses an architectural ranking summary to provide additional information. 6.2.1 Architectural Ranking Summary All buildings within the District were evaluated and assigned to a specific group ('A', F, '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. The CCNHCD Study identifies the purpose of providing an architectural ranking summary as follows: • Map listed and designated properties; • Identify additional properties of heritage interest for historical and architectural reasons, and for reasons related to the location in the neighbourhood or prominence in the streetscape; • Identify groups of buildings that are historically significant and contribute to each other in their placement or streetscape; • Produce current photographic records of significant buildings and streetscapes, particularly any buildings or groups of buildings that are photographed in historical records, • Advise on the heritage character of the area and the streetscapes, buildings and building details that contribute to that character; • Prepare graphic presentation material in the form of maps, drawings and photographs to illustrate the building inventory, heritage assets and potential restoration opportunities; • Advise on the boundaries of the heritage geographic area based on building types, historical significance, building groupings and preservation or restoration potential; June, 2018 MHBC 181 Heritage Impact Assessment Report 50-52 Weber Street West, 56 Weber Street West, and 7 07 Young Street, City of Kitchener • Give guidance and direction to design of any new development within or adjacent to the Heritage Conservation District. It is important to note that the HCD Study also identifies that a) errors may be found within the graduated ranking system and b) the system is not to be used in a punitive manner to impose additional restrictions on higher ranked properties as follows: "We recognize that there are possible errors in the graduated ranking system that includes A, B, C and D grades of heritage significance, particularly in the grading of over 300 properties in a short period of time. However, we support the use of that system, not to be used in a punitive manner to impose additional restrictions on higher ranked properties, but to avoid the worst of the gross mistakes that could easily occur in a two tier system by assessing the property on the wrong side of the single line. The intent of the ranking in four groups is to flag to heritage planning decision - makers the degree of care and efficiency that should be applied to the review of subsequent applications for alterations. The ranking at this stage for this many properties was prone to some degree of error. Some properties may have been ranked differently if more detailed research into the history or the building construction revealed more significance than was readily apparent or available. All reasonable effort was extended to view the true heritage nature of each property, however the ranking of some properties was inevitably affected by curb appeal. A fresh coat of paint applied in a fashion that accentuates the heritage features may have changed a B to an A in this cursory effort to rank many properties." The HCD Study identifies in Section 3.2 that a more detailed evaluation of individual properties within the District may be required due to these errors, which would require adjustments to the existing ranking summary. The ranking summary is described slightly differently in both the HCD Study and the HCD Plan. The HCD Study provides a short explanation of the ranking categories as follows: Group A properties are of major heritage significance. Group B properties are of importance. Group C properties are of value as part of the environment. Group D properties are of no heritage significance. The CCNHCD Study provides a more thorough explanation of the ranking summary and the 'Group' categories as follows: Group A or B properties were identified ifanyone orcombination [bold added for emphasis] of the following were true: June, 2078 MHBC 182 Heritage Impact Assessment Report 50-52 Weber Street West, 56 Weber Street West, and 7 07 Young Street, City of Kitchener • The property had been previously designated under the Ontario Heritage Act, • 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 Properties were identified 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 Properties were identified if anyone 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. Therefore, a property needed only to meet one criteria for each of the different 'Group' categories. The Study and Plan do not explicitly explain which criteria a particular property has met. The CCNHCD Study provides the following information for each of the properties located on the subject lands as follows: 50-52 Weber Street West: • Identified as a Group'B' property; • Section 2.3 of the CCNHCD Study identifies 50-52 Weber Street West as being constructed prior to 1879, having elements of the 'Ontario Cottage' architectural style; o The Study and Plan do not identify which of the above-mentioned criteria the property met which warrants its inclusion as a Group'B' property; o The study identifies that 17 buildings within the District are dated prior to 1879, 7 of which have frontage along Weber Street West; June, 2078 MHBC 183 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener o The study identifies that approximately 0.83% of buildings located within the District are constructed in the 'Ontario Cottage' architectural style; o The HCD Study indicates that 33.98% of buildings within the CCNHCD are ranked within the'Group B' category. 56 Weber Street West: • Identified as a Group'C' property' • Section 2.3 of the Study document identifies 56 Weber as being constructed in 1889 for John Motz (Sheriff and Mayor); o The Study and Plan do not identify which of the above-mentioned criteria the property met which warrants its inclusion as a Group'C' property; o The study identifies that 113 buildings within the District are dated between 1879 and 1904, 8 of which have frontage along Weber Street West; o The HCD Plan identifies that the building was constructed in the 'vernacular' architectural style. However, it is more accurate (based on our own evaluation) that the building can be more accurately described as being of the 'Queen Anne' architectural style. The HCD Study indicates that 10.50% of buildings within the CCNHCD are of the Queen Anne architectural style; o The HCD Study identifies that 39.78% of buildings within the CCNHCD are ranked in the 'Group C' category. 107 Young Street: 0 • Identified as a group'C' property; • The CCNHCD Study document identifies that 107 Young Street was constructed between 1904 and 1917. o The Study and Plan do not identify which of the above-mentioned criteria the property met which warrants its inclusion as a Group'C' property; o The study identifies that 118 buildings dated between 1904 and 1917 are located within the District, 3 of which have frontage along Weber Street West. o The HCD Plan identifies that the building was constructed in the 'Vernacular' architectural style. However, our evaluation of the building concludes that it can be more accurately described as being of the 'Craftsman' or 'Arts and Crafts' architectural style. The HCD Study does not include this category in its architectural ranking summary. o The HCD Study identifies that 39.78% of buildings within the CCNHCD are ranked in the 'Group C' category. June, 2018 MHBC 184 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener None of the buildings located on the subject lands were identified as a Group 'A' in the architectural ranking summary. Group 'A' properties are noted as being of 'major heritage significance'. The only building placed within the Group 'B' category is 50-52 Weber Street West, likely due to the fact that it a) is considered one of the earlier buildings in the District (constructed prior to 1879) and as a result, there are very few 'Ontario Cottage' buildings remaining in the District. However, the HCD Study and Plan does not specify which of the criteria this building meets. Therefore, a more thorough analysis as per Ontario Regulation 9/06 is provided in this report to provide further information. The buildings located at 56 Weber Street West andl07 Young Street, however, were identified as Group 'C' buildings. Section 2.4 of the HCD Plan identifies that group 'C' buildings have been impacted by alterations that may be reversible and that the building is of modest design/physical value which is repeated in many locations and is well represented in the District as follows: Of the remaining 194 properties that are not included in Group A or 8, 147, or three quarters, have attributes that contribute value to the heritage environment of the district (Group Q These are properties that exhibit the standard of construction and types of styles that were prevalent during the development era of the district and are in a condition of repair that they are considered well maintained or could be restored to appropriate period condition reasonably easily. The HCD Study identifies that Group 'C' buildings are primarily valued for as 'part of the environment'. -X 0INk 6.3 Evaluation as a Significant Grouping The purpose of this section of the report is to provide an evaluation of the subject lands as a grouping of buildings and the contribution they make to the overall Civic Centre Neighbourhood HCD. Section 3.4.5 of the HCD Study identifies streetscape groupings and continuity of resources. Here, the streetscape character is noted as being affected by the combination of individual facades of buildings forming the '...continuous demarcation of the street enclosure." Here, a grouping can have greater significance than the sum of its parts. No significant groupings have been identified which includes the subject lands. June, 2018 MHBC 185 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener 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 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 These identified factors will be used to provide an analysis of the buildings located on the subject lands and determine whether or not they could be considered a significant grouping. Building Form, Massing, Height, Width, Visible Depth The HCD Plan identifies that if a grouping of buildings share some of these same characteristics, it contributes to their ability to be perceived as part of a whole. As there is considerable variation in terms of building form, massing, height, width, and visible depth for the individual buildings located on the subject lands, they do not form a grouping which has similar characteristics in terms of form, massing, height, width, and visible depth. Building Setting on a Property The HCD Plan identifies that the way a building is set on a property or series of properties can result in a consistent pattern. This includes setbacks, orientation, and spacing. The buildings located on the subject property do not display a consistent or rhythmic pattern that would contribute to its identification as a grouping based on this criteria. Architectural Style A range of architectural styles are present in the CCNHCD. The buildings located on the subject property were constructed at different times and each are representative of a different architectural style. Therefore, the buildings do not meet this criteria for identification of a significant grouping. June, 2018 MHBC 186 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener Building Facade, Elevation, Layout, and Shape, Projections and Reveals Buildings can include elements which are indicative of a particular architectural style. While this is true, not all two buildings of the same style are identical and can have their own unique character related to the combination of projecting bays, entrances, and other elements which establish a rhythm on the street. The buildings located on the subject property are not of a similar architectural style and do not demonstrate an established rhythm in terms of stylistic elements, projections and reveals which would identify them as a grouping. Roof Style, Dormers, Gables and Turrets Elements such as roofs, dormers, gables and turrets add to the character of a building. Individual architectural styles are commonly associated with the type or presence of these elements. While the buildings located on the subject lands include some similar elements, such as the presence of gables, this does not result in establishing a rhythmic pattern does not lend to the identification of the buildings as a grouping. Windows, Doors and Accessories As the buildings located on the subject lands were constructed in different architectural styles, the windows, doors, and accessories on each building are different. Building Materials, Textures, Colours The CCNHCD Plan identifies that the majority of buildings in the District are constructed of brick, stone, or a combination of the two. All the buildings located on the subject lands are constructed of brick. The two buildings located along Weber Street West have been painted a shade of white. The building located at 107 Young Street retains its red brick colour. While all the buildings located on the subject lands were constructed in brick, this similarity does not lend to the identification of the buildings as a significant grouping. June, 2018 MHBC 187 Heritage Impact Assessment Report 50-52 Weber Street West, 56 Weber Street West, and 7 07 Young Street, City of Kitchener 6.4 Individual Property Evaluation (Ontario Regulation 9/06) 6.4.1 Introduction This HIA acknowledges that the properties located at 50-52 Weber Street West, 56 Weber Street West and 107 Young Street have been evaluated as part of the overall CCNHCD Study and Plan in terms of their contribution to the cultural heritage value of the District. This evaluation was reviewed in Section 6.2 of this report as it relates to the CCNHCD architectural ranking summary. While this is true, the HCD Study identifies that the architectural ranking summary was not comprehensive, and that it may include errors. Further, the Study and Plan do not specifically identify which criteria of the ranking summary each property met and notes that further assessment of individual properties may be required in order to correct errors. As such, this HIA provides a more in-depth evaluation of the cultural heritage value or interest of the individual properties located at 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street as per Ontario Regulation 9/06., which is the legislated criteria for determining cultural heritage value or interest. 6.4.2 Evaluation Criteria Ontario Regulation 9/06 prescribes that that: A property may be designated under section 29 of the Act if it meets one or more or the following criteria for determining whether it is of cultural heritage value or interest.- The nterest. 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 June, 2078 MHBC 188 Heritage Impact Assessment Report 50-52 Weber Street West, 56 Weber Street West, and 7 07 Young Street, City of Kitchener 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. Section 4.6.1 of the Ministry of Tourism, Culture & Sport Standards & Guidelines for Conservation of Provincial Heritage Properties — Heritage Identification & Evaluation Process (2014) provides an explanation of Ontario Regulation 9/06 (as above) in order to provide further information on the evaluation of cultural heritage resources. The following analysis has been drafted in consideration of this in-depth explanation of Ontario Regulation 9/06. It is important to note that Page 20 of the Ministry of Tourism Culture and Sport Heritage Property Evaluation document of the Ontario Heritage Toolkit identifies that while the intent of Ontario Regulation 9/06 is to prescribe criteria for determining cultural heritage value or interest, it does not mean that a property which has been determined as having cultural heritage value or interest must be designated. Instead, a more thorough evaluation must be conducted in order to determine whether or not they should be designated under Section 29 of the Ontario Heritage Act as follows: 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 document also states that properties which meet the criteria under Ontario Regulation 9/06 may be protected by other means of conservation which are more appropriate. Further, that'The ability of the structure to exist for the long term, and determining at what point repair and reconstruction erode the integrity of the heritage attributes, must be weighed against the cultural heritage value or interest held by the property.' 6.4.350-52 Weber Street West The property located at 50-52 Weber Street West can be described as a rectangular -shaped lot fronting Weber Street West which includes a 1 1/2 storey dwelling constructed at some point between 1853 and 1879. The remainder of the property is paved asphalt/parking. The building on the property located at 50-52 Weber Street West has been identified as a 'Group B' building in the Civic Centre Neighbourhood Heritage Conservation District Plan. June, 2078 MHBC 189 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener 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 '/2 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 as Section 'B') was enclosed and unsympathetically altered in the late 20' to include modern window and door openings for service/commercial related purposes. 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 been converted to include two units in the early 20th century 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 commonly dated to the mid. 19th 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. 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, only 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 June, 2018 MHBC 190 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener 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. 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 201h 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 availabin the historic record. Should the designer or builder be confirmed in the future, it should be ed to 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 and support the character Weber Street West Streetscape. The building remains in its original location in-situ, and the surrounding context has changed considerably since it was built in the later half of the 19th 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 '/2 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.. June, 2018 MHBC 191 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener 6.4.4 56 Weber Street West The property located at 56 Weber Street West can be described as a rectangular -shaped lot at the corner of Weber Street West and Young Street which includes a 2 1/2 storey dwelling fronting Weber Street West. The building includes additions to the south, east and north elevations. A small landscaped area is located at the south-west corner of the lot at the intersection of Young Street and Weber Street West. The remainder of the property is paved asphalt/parking. The building was identified as being in 'Group C' in the Civic Centre Neighbourhood Heritage Conservation District. Evaluation of Design/Physical Value The property located at 56 Weber Street West has design/physical value as it includes a 2'/2 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 '13', 'C', 'D' and 'E'. The building retains its overall 2'/2 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 of the original building constructed in the Queen Anne architectural style in the late 19th 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. Section 'D' was constructed in the first half of the 201h century as it includes features indicative of the Craftsman or Arts and Crafts architectural style. This includes the use of rusticated brick June, 2018 MHBC 192 Heritage Impact Assessment Report 50-52 Weber Street West, 56 Weber Street West, and 7 07 Young Street, City of Kitchener 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 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. This addition could be removed and the south elevation could reasonably be re -constructed using new materials as per the design provided in the historic photograph of the building. Section 'E' of the building was constructed in the later half of the 20th century when the building was altered to include multiple residential units. This addition and wood frame balcony and veranda 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 '13'). June, 2078 MHBC 193 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener 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. Should the designer or builder be confirmed in the future, it should be added to 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 District and supports the character of the Weber Street West streetscape. The surrounding context has changed since it was constructed in the later half of the 19th 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 the northerly portion of Lot 5 to construct a house for their daughter, Louisa in the early 20th 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'/2 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); • All original window and door openings at the east, west, and south elevations visible from the public realm; and June, 2018 MHBC 194 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener • Frontage, setbacks and orientation along Weber Street West. 6.4.5 107 Young Street The property located at 107 Young Street can be described as a rectangular -shaped lot fronting Young Street and includes a 1 '/2 storey red brick dwelling. The building was identified as being in 'Group C' in the Civic Centre Neighbourhood Heritage Conservation District. 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, or unique, but is a good and representative example of the Arts and Crafts architectural style. 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 Pavillion. June, 2018 MHBC 195 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener 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 or part of a significant grouping 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. 6.5 Integrity and 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: (underline for emphasis), 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 Iona -term protection for its physical qualitx. The surviving features no longer represent the design; the integrity has been lost. If June, 2018 MHBC 196 Heritage Impact Assessment Report 50-52 Weber Street West, 56 Weber Street West, and 7 07 Young Street, City of Kitchener 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 orieginal 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. Ministry guidelines from the Ontario Heritage Took Kit Heritage Evaluation resource document 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 June, 2078 MHBC 197 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener 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 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 Appendices 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. 6.5.1 50-52 Weber Street West IFEL,AW According to the structural condition report provided by Tacoma (2018), 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 original windows; • Addition of new window openings; • Front (south elevation) enclosed verandah; • Rear (north elevation) addition which has removed heritage attributes at the north elevation of the original portion of the building; The building has been subject to unsympathetic alterations which have resulted in the loss of the majority original heritage attributes. As the building been subject to an unsympathetic alterations to the front (south) elevation verandah, the building does not currently make an important contribution to the historic character of the Weber Street West streetscape. The loss of the integrity of the building fabric has diminished its architectural/design value. June, 2018 MHBC 198 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener The building would require considerable alterations in order to re -instate its original appearance in the Gothic Revival cottage architectural style. As 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. 6.5.2 56 Weber Street West According to the structural condition report provided by Tacoma (2018), 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 o e duction of unsympathetic additions, are as follows: • 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 • Rear (north elevation) addition (Section 'E'). The south (front) elevation has been altered in the second half of the 20th 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 and its original design intent in the Queen Anne architectural style has been diminished. 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. Re -construction would require that some elements be June, 2018 MHBC 199 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener entirely re -constructed based on photographic and physical evidence as opposed to using original heritage attributes which have been removed. 6.5.3 107 Young Street 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 is not 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), 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. 6.6 Summary A summary of the evaluation of cultural heritage value of the properties located at 50-52 Weber Street West, 56 Weber Street West and 107 Young Street as per Ontario Regulation 9/06 is provided on the next page in chart form. o� June, 2018 MHBC 1 100 Heritage Impact Assessment Report 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener Ontario Regulation 9/06 50-52 Weber St. W 56 Weber St. W 107 Young St. 1. Design/Physical Value i. Rare, unique, Representative of Representative of the Queen Representative of the Arts representative or the Ontario Gothic Anne architectural style and Crafts architectural early example of a Cottage style style, type, architectural style expression, material or construction method ii. Displays high degree of craftsmanship or artistic merit iii. Demonstrates high degree of technical X or scientific achievement 2. Historical/associative value i. Direct associations Associated with the Associated with the CCNHCD Associated with the with a theme, development Civic and directly associated with development of the Civic event, belief, Centre John and William J. Motz and Centre Neighbourhood person, activity, Neighbourhood Henry J. Shoniker Heritage Conservation organization, Heritage District institution that is Conservation significant District ii. Yields, or has potential to yield X X information that contributes to an understanding of a community or culture iii. Demonstrates or [information [information unavailable in Designed by architect C. reflects the work or unavailable in the the historic record] Knechtel ideas of an historic record] architect, artist, builder, designer, or theorist who is significant to the community. 3. Contextual value i. Important in Supports the Supports the character of the Supports the character of defining, character of the CCNHCD despite its loss of the CCNHCD. maintaining or CCNHCD despite its heritage integrity supporting the loss of heritage character of an area integrity ii. Physically, functionally, X X X visually, or historically linked to its surroundings iii. Is a landmark X X June, 2018 MHBC 1 101 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener 7.0 Description of Proposed Development The proposed development of the subject lands includes the demolition all buildings and structures to permit the construction of a 6 storey residential building including 42 residential units and 43 underground parking spaces. The building proposes a total height of 20 metres on a site having an area of 0.179 hectares on three consolidated lots. The proposed development includes landscaped areas along Weber Street West and Young Street and a landscaped rear yard amenity area. The building includes a front entrance oriented towards the intersection of Young Street and Weber Street West and a variety of building materials with a neutral colour palette. Conceptual renderings of the proposed development are shown in figure 54 and Appendix A of this report. JJ F i i5 i9. 33 <. s u. a `o.F.'�E. ❑ a w �.. ..:.a.. ` AME -41T, �- STAIR {j I r.. r' iR III i env IATA. 1-1 �nuaos[o 5[aulftsP a.xHrur I ' U { � — �._\ — — na. r.Uw _ RESIRETr"RAl QEVCiOPM1ICM vJ ixwauc I, e� Figure 126: Site Plan of Proposed Development (Facet Designs, 2018) June, 2018 MHBC 1 102 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener ARTIST CONCEPT WEBER ST FACING EAST 56 Weber Street W xrcd ener,or Schematic Design E4Marck 2019 Figure 127: Artist concept of Weber Street facing East (Facet Designs, 2018) June, 2018 MHBC 1 103 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener 8.01mpacts of Proposed Development This section of the report will review impacts which may occur as a result of the proposed development on the identified cultural heritage resources located on the subject lands. 8.1 Introduction The following sub -sections of this report will provide an analysis of impacts which are anticipated as a result of the proposed redevelopment on identified cultural heritage resources. This will include a description of the classification of the impact as beneficial, neutral, or adverse. 8.2 Classifications of Impacts There are three classifications of impacts that the effects of a proposed development may have on an identified cultural heritage resource: beneficial, neutral or adverse. Beneficial impacts may include retaining a resource of cultural heritage value, protecting it from loss or removal, restoring/repairing heritage attributes, or making sympathetic additions or alterations that allow for the continued long-term use of a heritage resource. Neutral effects have neither a markedly positive or negative impact on a cultural heritage resource. Adverse effects may include the loss or removal of a cultural heritage resource, unsympathetic alterations or additions which remove or obstruct heritage attributes. The isolation of a cultural heritage resource from its setting or context, or the addition of other elements which are unsympathetic to the character or heritage attributes of a cultural heritage resource are also considered adverse impacts. These adverse impacts may require strategies to mitigate their impact on cultural heritage resources. 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. The impact analysis is guided by the Heritage Toolkit of the Ministry of Tourism, Culture and Sport. Here, the Toolkit outlines potential sources of adverse impacts as follows: • 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; June, 2018 MHBC 1 104 Heritage Impact Assessment Report 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener • 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 an archaeological resource. The following will provide a detailed analysis of the impacts anticipated as a result of the proposed development related to the demolition of the buildings located on the subject lands. A Phase II HIA will review whether or not any impacts are anticipated as it relates to any new building should the proposed demolition be supported. 8.3 Heritage Conservation, Preservation and Restoration Principles Section 3.2 of the CCNHCD Plan provides principles to be considered in the context of heritage conservation or redevelopment. The Plan recognizes that, While it is the intent to preserve buildings in a Heritage Conservation District, it is also recognized that some old buildings should be demolished to make way for new, some should be lovingly restored, and some should be used as structural framework to support a new skin or interior and mechanical system. The principles provided in the HCD Plan are as follows and will be taken into consideration as it relates to the proposed development: • Preserve the Historic Context: o A heritage building represents the individuals and periods from history that have been associated with it. The building records the original designer and builder's intentions as well as the historic forces that were at play when it was built. Subsequent alterations to the building also record the historic context at the time of alterations. It is appropriate to acknowledge that a building is both a functional enclosure and a vehicle for history. As such, historical context is to be considered when planning restorations, alterations or redevelopment. • Maintain and Repair; o All buildings require some continuous method of conservation as they are exposed to the constant deteriorating effects of weather and wear from use. June, 2018 MHBC 1 105 Heritage Impact Assessment Report 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener Owners are encouraged to undertake appropriate repair and maintenance activities of heritage properties. Plans for alterations and restoration should also consider the amount and type of maintenance that will be required. • Find a Viable and Social or Economic Use; o Buildings that are vacant or under-utilized come to be perceived as undeserving of care and maintenance regardless of architectural or historic merit. City Council and staff should actively encourage and support forms of adaptive reuse when necessary to preserve heritage properties. • Preserve Traditional Setting; o A building is intimately connected to its site and to the neighbouring landscape and buildings. Land, gardens, outbuildings and fences form a setting that should be considered during plans for restoration and change. An individual building is perceived as part of a grouping and requires its neighbours to illustrate the original design intent. When buildings need to change, there is a supportive setting that should be maintained. • Preserve Original Decoration and Fittings; o A building fits into its larger setting and at a smaller scale is the frame for the decorations and fittings that completed the original design. The original exterior decorations such as bargeboards, verandah trim, wood, metal or brick cornices and parapets are all subject to weathering and the whim of style. Resist the urge to remove or up -date these features or to replace them with poor reproductions of the originals. Their form and materials are an inextricable part of the original design and should enjoy the same respect as the whole building. Where practical, fittings and equipment should be preserved or re -used. • Restore to Authentic Limits; o Resist the temptation to embellish a restoration and add details and decorations that would not have been part of the history of the building. • Employ Traditional Repair Methods; o Deteriorated elements and materials that cannot be salvaged should be repaired or replaced with the same materials and inserted or installed in a traditional manner. In some cases, some modern technologies ensure better and longer lasting repairs than traditional methods and should be employed if proven to be an improvement. June, 2018 MHBC 1 106 Heritage Impact Assessment Report 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener • Respect Historic Accumulations; o A building is both a permanent and a changeable record of history. The alterations that have been made since the original construction also tell a 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. Other alterations may have merits that warrant incorporating them into the permanent history of the building. In many cases, it is difficult and unrewarding to fix a point in history as the target date for restoration. It is more appropriate to aim for a significant period in the history of the building, but be flexible in accommodating more recent interventions that are sympathetic and have improved the historical or functional nature of the building. Respect does not mean rigid. • Make New Replacements Distinguishable. o The construction eras and historical progression should be self-evident. Although new work should be sympathetic to the original and match or mimic as appropriate, it should not attempt to appear as if built as part of the original. 8.4 Impacts of Demolition within the Civic Centre Neighbourhood Heritage Conservation District The policies of the Civic Centre Neighbourhood Heritage Conservation District Plan discourage demolition of heritage buildings within the District. Section 3.3 of the HCD Plan provides the following general policy regarding demolition in the CCNHCD: 3.3.4 Demolition 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, severe structural instability, and occasionally redevelopment that is in keeping with appropriate City policies. Policies: (a) The demolition of heritage buildings in the District is strongly discouraged. June, 2018 MHBC 1 107 Heritage Impact Assessment Report 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener (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 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 is approved for any heritage buildings in the District. Sub -section 3.3.5.2 provides the following policy regarding demolition and redevelopment within the Weber Street area: (a) The protection and retention of existing heritage buildings and their architectural features is strongly encouraged. (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 general demolition policies for the CCNHCD and the specific policies regarding demolition for the Weber Street Area are worded slightly differently. Here, the overall policy is that the demolition of heritage buildings in the CCNHCD is strongly discouraged, and the protection of heritage buildings in the Weber Street area is strongly encouraged. The policies of the CCNHCD state that demolition may be considered where there has been damage (due to catastrophic events); where there is severe structural instability; or where redevelopment is in keeping with other City policies. This HIA acknowledges that the existing buildings located on the subject lands have not been damaged due to catastrophic events and have been identified by Tacoma Engineers as being structurally stable. However, this report addresses how other City policies can be met through the redevelopment of the site. June, 2018 MHBC 1 108 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener 8.4.1 50-52 Weber Street West The demolition of the building located at 50-52 Weber Street West is considered a permanent adverse impact as it results in the removal of heritage fabric. The building was constructed between 1853 and 1879 and is therefore one of the earlier buildings within the CCNHCD. The building is not considered a rare or unique example of built form in Ontario, but is considered a rare and early form of architecture within the CCNHCD. The CCNHCD Study identifies that there are only two Gothic Revival cottages located within the District. Also, that only 4.6% of buildings included in the CCNHCD were constructed prior to 1879. The building is representative of the Ontario Gothic Revival architectural style (also known as an 'Ontario House' or 'Ontario cottage'). However, the building has been subject considerable alterations and as a result, the heritage integrity of the building has been diminished. Considerable alterations would be required in order to rehabilitate the building and remove unsympathetic additions. This would require that the majority of rehabilitation work include the re -construction of elements using new materials as opposed to original heritage attributes. Further, this work would be based on limited physical evidence and educational conjecture as no historical photograph of the building can be found in the historic record. The building is primarily valued for its inclusion in the CCNHCD as a Group 'B' building, likely due to its construction date and architectural style which is uncommon in the District. The building is included in the Weber Street streetscape, which is cited in section 2.2. of the HCD Plan as including '...a high proportion of the oldest, most unique and significant buildings in the neighbourhood'. While the building is considered old and unique to the District, it is not considered early or unique in the larger context of the City of Kitchener. 8.4.2 56 Weber Street West low The demolition of the building located at 56 Weber Street West within the Heritage Conservation District is considered a permanent adverse impact as it results in the removal of heritage fabric. The building was constructed between 1879 and 1892 by John Motz, a former mayor and significant member of the local community. The building is not considered a rare or early example of built form in Ontario or the CCNHCD. The building has been subject to considerable alterations (including the construction of unsympathetic alterations at the south, east, and north elevations) which have resulted in the removal of original heritage attributes. The original design of the building is provided in Figures 19 and 20of this Heritage Impact Assessment. The extent of alterations can be seen when comparing the existing facades with this photograph. The extent of alterations has resulted in diminishing the heritage integrity of the building. Efforts related to reconstruction would require the fabrication of new architectural June, 2018 MHBC 1 109 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener features based on physical and photographic evidence as opposed to the repair of original heritage features which are authentic. Due to these extensive alterations, the importance of the building in terms of maintaining the heritage character of Weber Street West and the CCNHCD has been reduced. The architectural ranking summary notes that the building is a Group 'C' building and is representative of a 'standard construction and type of style'. The building is not considered a notable or significant heritage feature of the District. While the ranking of the building as Group 'C', h identifies that the building could be restored to an appropriate period condition 'reasonably easily' in Section 2.4 of the CCNHCD Plan, the Plan also recognizes that this statement is based on limited information. A more thorough inspection of the building has determined that while the building is structurally stable, considerable work would be required to support rehabilitation. 8.4.3 107 Young Street The demolition of the building located at 107 Young Street is considered a permanent adverse impact as it results in the removal of heritage fabric from the Civic Centre Neighbourhood Heritage Conservation District. The building was constructed in the Arts and Crafts style c. 1912 and is considered a representative example of this style of architecture. The building was identified as a Group 'C' building in the CCNHCD Plan. A The architectural ranking summary notes that the building is a Group 'C' building and is representative of a 'standard construction and type of style'. The building is not considered a notable or significant heritage feature of the District. The building has retained its original and authentic heritage attributes and has therefore retained its heritage integrity thorough regular maintenance and sympathetic repairs and alterations. Therefore, the building contributes to the historic character of the Young Street streetscape and the Civic Centre Neighbourhood Heritage Conservation District. June, 2018 MHBC 1110 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener 8.4.4 Summary of Proposed Demolition The Ontario Heritage Toolkit identifies that demolition or removal of a heritage resource is a negative impact. The overall policies in the Civic Centre Neighbourhood Heritage Conservation District Plan states that the demolition of heritage buildings is strongly discouraged. However, the CNHCD 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. The three buildings located on the subject lands have been evaluated in this report. The two buildings fronting Weber Street West are not considered significant resources of the CCNHCD and are ranked in Group 'B', and 'C', respectively.. These buildings date from the mid. to late 19th century and are representative examples of the Ontario Gothic Cottage and Queen Anne styles. Due to the number of alterations and additions to both buildings, they have lost some of their original features and attributes. The integrity of their design/physical value is relatively modest. The contextual value of the two buildings is vested primarily in their massing, orientation and relatively shallow setback from Weber Street West which helps to frame and provide an edge to the street and the Civic Centre Neighbourhood Heritage Conservation District. The building located at 107 Young Street is a representative example of the Arts and Crafts architectural style. The building has been well maintained has retained its heritage integrity. June, 2018 MHBC 111 1 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener 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. Given the size of lots and the location and scale of the existing buildings, retention of the buildings would preclude the type of density that the City's land use planning documents intend for the site. While demolition of the buildings located on the subject lands is 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. It is important to note that the building located at 107 Young Street has retained its heritage integrity to a greater extent than the two buildings fronting Weber Street West. However, the City's land use planning policies and Zoning By-law require that this property be included in any redevelopment. 14 Recommendations regarding mitigation measures are provided in Section 9.0 of this report. 8.5 Impacts of the Proposed Construction of a new Residential Building within the Weber Street Area of the Civic Centre Neighbourhood Heritage Conservation District While this Heritage Impact Assessment is only related to Phase I of the proposed development, it also provides a conceptual, high-level overview of the proposed new building in terms of location, scale and massing. Other details related to architectural design, details, materials, colours, etc. will be provided in Phase II of the proposed development. The Civic Centre Neighbourhood Heritage Conservation District Plan provides policies and guidelines in order to ensure that new buildings are appropriate. The general policies that relate to new development within the Weber Street Area are provided in Section 3.3.5.2 of the Plan. A selection of these will be reviewed as it specifically relates to location, scale and massing. 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 redevelopment is sensitive to the character of the Weber Street West area in regards to height, scale, massing, and built form. According to Section 3.3.5.2 of the CCNHCD Plan, the size and scale of heritage buildings along Weber Street West are generally larger than June, 2018 MHBC 1 112 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener the rest of the District, being approximately 3 to 4 storeys in height. Properties within the interior of the District are predominantly 1 '/2 to 2'/2 storeys. Section 4.2.1 of the CCNHCD Plan identifies that due to the presence of these taller buildings along Weber Street, there is potential to incorporate new buildings within the Weber Street Area, including those which are taller than 4-5 storeys. As the existing context of Weber Street contains a number of heritage buildings (churches, 4 storey apartments) 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 4-5 storeys. However, the 'gateways' has identified in the CCNHCD Plan] to the residential area should maintain a lower profile to be compatible with the development pattern and scale of the District. Therefore, the proposed height of the building (being 6 storeys or 20 metres) is consistent with these policies regarding height. The CCNHCD Plan also provides policies regarding setbacks as follows in Section 6.6 regarding new buildings (residential): 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 setbacks of the new building are consistent with those along within the context of the subject lands, including adjacent lands along the north side of Weber Street West as well as the east and west sides of Young Street within the interior of the District boundary. June, 2018 MHBC 1 113 Heritage Impact Assessment Report 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener 9. o Consideration of Development Alternatives, Mitigation Measures and Conservation Recommendations 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. Do Nothing This option would result in the retention of all buildings located on the subject lands including the buildings located at 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street in their current form. This option would have a neutral impact on the heritage resources on the subject lands since it would not result in any rehabilitation or restoration of the buildings. There would be no impact on adjacent heritage resources in the Heritage Conservation District. Retaining and Conserve the Buildings along Weber Street West and Young Street This option results in the retention of the existing buildings located at 50-52 and 56 Weber Street West as well as 107 Young Street 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 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. It would result in less density on the subject lands. June, 2018 MHBC 1 114 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener Develop 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 as well as 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. 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 economically feasible. The image below depicts a conceptual site plan where portions of the existing building footprints could be retained, while utilizing space to construct a new addition at 50-52 Weber Street West. It is important to note that this option leaves very little opportunity to construct sizeable new additions which are complementary to the existing heritage buildings while accommodating the required parking. M in 49 11 -i - - - ---- -- 94OA0.1b4 I � •"W' SG WEBER 55 �� � •_ � f� f" fr i � 470 p � � o tam ��©C / I 50 WEBER s:. b� X14? jJ s so -se wrap ® urn (� 51 TE PLAN a iarnTid+wu' ridr�a A1.1 Figure 128: Site Plan Concept - Retain Portions of Existing Buildings while incorporating new additions and required parking (Facet Designs, 2018) June, 2018 MHBC 1 115 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener Retain 107 Young Street and Redevelop the Lands at 50-52 and 56 Weber Street West This option would result in the retention of the building located at 107 Young Street and the demolition of the buildings located at 50-52 and 56 Weber Street West. This option would minimize negative impacts to 107 Young Street since the building at 107 Young Street would be retained. However, the land use policy framework requires that any redevelopment of properties on Weber Street must include the property at 107 Young Street. Therefore, this option would not comply with the City's policies and therefore not comply with the demolition policies of the CCNHCD Plan. --7-------------------� .� f------ — i I I 1 , 19YUUNGST. 1 f ----n--- -- —- ---_— _ — 1 €1AS11N 12 WKI- 1 _ I I� .v.,.....Z..,.. I I — I I I .M I � 1 3IOFEY � LIN1TRS51. �\I ]7 fi+V111�+I t7� I o O V Cjy a�j'�11�i I I i I V I Q V09 ;, ff 1111 ff f r� i i i i!g�d i. MS N LI LffWNT 517E PLAN '1 I.ocnTmruurwly � PLA A1.7 Figure 129: Site Plan Concept - Retain Existing Building at 107 Young Street while incorporating new building to the south (Facet Designs, 2018) June, 2018 MHBC 1 116 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener 9.3 Mitigation Recommendations As the proposed development includes a) the demolition of the existing buildings located at 50- 52 Weber Street West, 56 Weber Street West, and 107 Young Street, the following mitigation recommendations are provided: • That should demolition be approved, the following elements of the buildings located on the subject lands be considered for re -use in any future new building on-site, where feasible: 0 107 Young Street: original leaded -glass windows, original doors and moldings; 0 56 Weber Street West: Hand hewn beams (where they are in good condition; and 0 50-52 Weber Street West: Hand hewn beams (where they are in good condition. • That prior to demolition, one (1) Cultural Heritage Documentation and Salvage Report be submitted which includes information related to the three buildings of cultural heritage value or interest located on the subject lands at 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street as follows: o Photographic documentation of the interior and exterior of all three (3) buildings; o Measured architectural drawings of the exterior of all three (3) buildings; o Identification of elements at the interior and exterior of all three (3) buildings which may be salvaged and donated to the local community as opposed to be deposited as land -fill; • That this HIA and the Salvage and the Cultural Heritage Documentation and Salvage Report be kept on -file with the City of Kitchener to supplement the Historic Record; • That the proposed development include a small bronze plaque at the exterior of the building within public view which includes the following information: o That the proposed new building formerly included the three buildings noted in this HIA including their architectural styles and estimated dates of construction; and o That the subject lands formerly included the building located at 56 Weber Street West which was formerly home to mayor, councillor and sheriff John Motz (and his son), and was the residence and clinic of physician Henry J. Shoniker. June, 2018 MHBC 1 117 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener 9A Conservation As the proposed development is not related to the alteration, or adaptive re -use of any built features which have been identified as having significant heritage value or interest, no recommendations regarding conservation are necessary. June, 2018 MHBC 1 118 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener 10.0 Recommendations and Conclusions In conclusion, this Heritage Impact Assessment has conducted an analysis of the cultural heritage value or interest of the buildings located at 50-52 Weber Street West, 56 Weber Street West and 107 Young Street. All three buildings are designated under Part V of the Ontario Heritage Act as they are located within the boundary of the Civic Centre Neighbourhood Heritage Conservation District. All three properties located on the subject lands have contextual value as part of the Civic Centre Neighbourhood Heritage Conservation District. The CCNHCD Study indicates that the properties located along the north side of Weber Street West were included in the District boundary as it included some of the oldest, most unique, and significant buildings in the neighbourhood. The buildings located along Weber Street West remain in-situ, having setbacks which are consistent with those at the north side of Weber Street West and support a continuous street edge. The buildings located at 107 Young Street and 56 Weber Street West were identified as Group 'C' buildings in the CCNHCD Study and Plan. These properties were identified as meeting one, or a combination of the following criteria: • 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 ofa modest design repeated in many locations and representing the area. MA The Study and Plan do not identify which of the above criteria the properties met. However, the in-depth analysis of the buildings in this report concurs that the architectural style of the buildings is modest and well represented in the area. However, this HIA has identified that the building located at 56 Weber Street West has been subject to alterations over time which have removed and altered some of the buildings heritage attributes. The building located at 50-52 Weber Street West was identified as a Group 'B' building in the CCNHCD Study and Plan. This property was identified as meeting one, or a combination of the following criteria: • The property had been previously designated under the Ontario Heritage Act, • The property was a particularly fine example ofan architectural style, whether well restored, aged and weary, or partially concealed by reversible alterations; June, 2018 MHBC 1 119 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener • The property exhibited unique qualities or details that made it a landmark; • The property was a particularly well-maintained example ofa 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. The Study and Plan do not identify which of the above criteria the property met. However, the in- depth analysis of the building in this report concurs that the modest architectural style of the buildings is considered early for the CCNHCD (as it was constructed prior to 1879) and that there are few of such buildings located within the District. However, this report has identified that the building a) was not previously designated under the Ontario Heritage Act, b) does not currently exhibit any unique qualities or details which make it a landmark, c) has not been well maintained as a modest architectural style, d) has not been demonstrated to be associated with a significant and known historic event or person, and d) is not part of an unusual sequence or grouping as it has not been identified as such in the CCNHCD Study or Plan. The only building demonstrated to have significant historical/associative value beyond their overall associations with the development of the Civic Centre Neighbourhood is 56 Weber Street West, which is directly associated with John Motz (and his son), and Henry J. Shoniker. John Motz was former mayor of Berlin, councillor, and Sheriff. Henry J. Shoniker was a local medical doctor and used the building as a residence and doctor's office in the first half of the 201h century. While an evaluation of condition and integrity has not been undertaken as part of the evaluation of the subject lands under Ontario Regulation 9/06, integrity and condition of the buildings have been undertaken as per the Ontario Heritage Toolkit, which provides that buildings should be subject to further evaluation in regards to eligibility for long-term conservation. Only the building located at 107 Young Street has retained a high degree of its heritage integrity. The heritage integrity of the buildings located at 50-52 Weber Street West and 56 Weber Street West have been diminished due to alterations and additions which have removed some original heritage attributes. Many of the alterations are not reversible and have resulted in permanent loss of the attribute. The policies of the Heritage Conservation District Plan state that demolition is discouraged except in certain limited situations. The subject lands are located in the Weber Street Area which the Plan identifies as an area that may experience new development and therefore has separate policies in the CCNHCD Plan that apply to the Weber Street Area. While demolition of the buildings located on the subject lands is considered a negative impact, given the policy framework of the City's Official Plan and the CCNHCD Plan, demolition can be June, 2078 MHBC 1 120 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener supported, provided that the new building complies with other applicable policies of the CCNHCD Plan. The concept of redevelopment of the subject lands has considered a range of development options as per Section 3.2 of the CCNHCD Plan regarding principles of heritage conservation as well as Section 12.C.1.26 of the City of Kitchener Official Plan regarding the contents of a Heritage Impact Assessment and Section 12.C.1.26 of the Official Plan regarding change management and redevelopment in a HCD. There are alternative development options that would result in less impact to the heritage resources on the subject lands. However, development of the lands to higher density is consistent with other city policies including the goals and policies of the City's Official Plan, Zoning By-law and recently approved PARTS Central Plan. This Heritage Impact Assessment has also provided a preliminary review of the proposed development in relation to the policies of the CCNHCD Plan regarding new construction within the Weber Street Area. In general, the proposed scale, massing, setbacks and orientation of the building are in -keeping with the applicable policies of the Plan. Should the demolition of the existing buildings located at 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street be approved, the following mitigation measures are recommended: • That should demolition be approved, the following elements of the buildings located on the subject lands be considered for re -use in any future new building on-site, where feasible:, - 0 107 Young Street: original leaded -glass windows, original doors and moldings; 0 56 Weber Street West: Hand hewn beams (where they are in good condition; and 0 50-52 Weber Street West: Hand hewn beams (where they are in good condition. • That prior to demolition, one (1) Cultural Heritage Documentation and Salvage Report be submitted which includes information related to the three buildings of cultural heritage value or interest located on the subject lands at 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street as follows: o Photographic documentation of the interior and exterior of all three (3) buildings; o Measured architectural drawings of the exterior of all three (3) buildings; o Identification of elements at the interior and exterior of all three (3) buildings which may be salvaged and donated to the local community as opposed to be deposited as land -fill; • That this HIA and the Salvage and the Cultural Heritage Documentation and Salvage Report be kept on -file with the City of Kitchener to supplement the Historic Record; June, 2018 MHBC 1 121 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener • That the proposed development include a small bronze plaque at the exterior of the building within public view which includes the following information: o That the proposed new building formerly included the three buildings noted in this HIA including their architectural styles and estimated dates of construction; and o That the subject lands formerly included the building located at 56 Weber Street West which was formerly home to mayor, councillor and sheriff John Motz (and his son), and was the residence and clinic of physician Henry J. Shoniker. Respectfully Submitted, Dan Currie, MA, MCIP, RPP, CAHP Partner 2§S Vanessa Hicks, MA, CAHP Heritage Planner June, 2018 MHBC 1 122 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener 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. 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 Kennedth 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. 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. June, 2018 MHBC 1 123 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener 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 June, 2018 MHBC 1 124 Heritage Impact Assessment Report 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener Appendix A Site Plan and Elevations (next page) A June, 2018 MHBC 1 125 OS 4 NIVM 13210N0: Uj pw ffi Q Lij zO c J Lu a ------- w w p p O O G G� u� — — — — — — 4 u'is rd'tl8 .w> Z o o 04�Li tl:'� � i£3'S d ii �' 3 8a3 tia tip ti3 E®E® J o-> ►`� Yob❑o❑ r w a OS 4 NIVM 13210N0: Uj pw ffi Q Lij zO c J Lu a ------- w w S£ 9b 7V7�7 i p p O O G G� ----- — — — — — — 4 o o m J r eo` � •E �_ w Z - - p 01l < s W # a 6 INN N I a5 �a °�u+ S S NO M, c ¢¢9.1 g -a 44 i S£ 9b 7V7�7 i m ----- — — — — — — — — — — — — o m J r �_ w - - p 01l < I -a 44 i I w N V913S a�VA avld 00'Ol a ° ii � ii Q i i q d i z ° Q =o o �w � �m °I I o m �> ° CDw --- w HAW - __-= �- o Al -11 --- �' - - �wal�s 8VA1N,$N INaa1 SO'�L r Sn �9-uj 60 ZI ji =I 3avasa v� b 3dvosaNv� _- _ ° 3 v�sarroi °S 0 O N 14 V o l \ _ advwaN d9 -z k�\ ; K� ) ` r \ ~^ ^ ) \ ({ w \ ) k c & ) \ \\ \ - ~ o ; K� } \ ({ ) k c H v Q � W L � v Z Y v Q LL H H W Q� m W H a W L v � z o a Ln c .N a� u r m E d s u N z F o W C t V Z Y V Q LL H cr N 4-j W m W a— F V) a W L Z O cr %10 a Lr) Heritage Impact Assessment Report 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener Appendix 6 Design Alternatives (next page) June, 2018 MHBC 1 126 V F o rc��MU - - - --- -� ®.- ---- - - - - -- EI z3 \ wo I I w m i o o i I _ I I I I 3 z3 u, Nl'VM 313MONOO 1332f1S ONnoA - z � _Uj_ CL. 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Project No. TE -32157-18 June 18, 2018 1. Introduction Structural Condition Assessment 50-52 Weber St W, 56 Weber St W, 107 Young St Kitchener, Ontario Tacoma Engineers has been retained by 627220 Ontario Inc. of Waterloo, Ontario to carry out a structural condition assessment of three properties located at 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, in Kitchener, Ontario. Following initial discussions, Tacoma Engineers was retained by 627220 Ontario Inc on May 28t'', 2018. The undersigned attended the site on June 7t'', 2018, accompanied by John Gibson as a representative of 627220 Ontario Inc and Vanessa Hicks as a representative of MHBC. This report includes a summary of the following items for the buil • major structural systems; • existing structural conditions and areas of potential concernj, • conceptual repair options for any areas that may require remedial work; and 2. Background 627220 Ontario Inc. owns the buildings in question, and Tac jVngineers Letained as a Consultant directly by the Owner. This assessment is being undertaken by the Owner and is intended to form part of4menitage Impact Assessment Report, required as a part of a redevelopment proposal for the site. This report is not being prepared as a response to an Order, recommendations, or request by any regulatory body. This report is based on a visual inspection only and does not include any destructive testing. Where no concerns were noted the structure is assumed to be performing adequately. The structure is assumed to have been constructed in accordance with best building practices common at the time of construction. No further structural analysis or building code analysis has been carried out as part of this report unless specifically noted. I 4%W. No previous work has been completed by Tacoma Engineers on this building for this or any other owner. A visit to site was carried out by Nick Lawler of Tacoma Engineers on June 7t' of 2018 in order to aid in the preparation of this report. No sub -consultants of Tacoma Engineers have been retained to participate in this assessment. 3. Building History The property at 50-52 Weber Street West was likely constructed between 1853 and 1879, according to research undertaken by MHBC. The building is a two-storey masonry building, complete with wood -framed floors and roof. It is best characterized as an architectural style of Ontario Cottage, and measures approximately 2200 ftZ in gross building area. The building has been sub -divided into four separate units. The property at 56 Weber Street West was likely constructed between 1879 and 1892, based on fire insurance map research undertaken by MHBC. The building is a two and a half storey masonry building, complete with wood -framed floors and roof. It is best characterized as an Ontario Vernacular architectural style, and measures approximately 2600 ftZ in gross building area. The building has been sub -divided into multiple separate units. The property is associated with John Motz, a prominent citizen of Berlin (now Kitchener) . Tacoma Engineers Inc. Structural Condition Assessment Project No. TE -32157-18 50-52 Weber St W, 56 Weber St W, 107 Young St June 18, 2018 Kitchener, Ontario The property at 107 Young Street was likely constructed between 1904 and 1925, according to research undertaken by MHBC. The building is a one and a half storey masonry building, complete with wood - framed floors and roof. It measures approximately 1600 ft' in gross building area. The building has a single occupancy; however, it appears to be currently used by many tenants. All three buildings are located in the Civic Centre Neighbourhood, a heritage conservation district recognized under Part IV of the Ontario Heritage Act. 4. Scope and Methods The following documents were provided to the undersigned prior to the preparation of this report: • Heritage Impact Assessment Report, MHBC, April 2018 r The exterior assessment of the buildings was based on a visual assessment from grade. Note that most the spaces in the building have applied finishes that preclude a direct visual assessment of the structural systems. Limited areas are unfinished, and a review of the primary structure was possible in these areas. A site visit was carried out by Nick Lawler, P.Eng., on June 7t'', 2018, accom John Gibson as a representative of 627220 Ontario Inc an Vanessa Hicks as a representative of MH visual review of all accessible spaces was completed o te, and photographs were taken of all not' deficiencies. ® 4: 5. Definitions The following is a summary of definitions of terms used in this report describing the condition of the structure as well as reco mended remedial ctions. Detailed material condition definitions are included in Appendix A of this re • Condition Stated: <Excellent - ement(s h "new" condition. No visible deterioration type defects present and remedial action is not required. 2.Good — Element(s) where the first signs of minor defects are visible. These types of defects Id not normally trigger remedial action since the overall performance is not affected. Fair — Eleme where um defects are visible. These types of defects may trigger a "preventative maintenancO type of remedial action where it is economical to do so. 4. Poor — Element(s) where sever or very sever defects are visible. These types of defects would normally trigger rehabilitation or replacement if the extent and location affect the overall performance of that element. 5. • Immediate remedial action': these are items that present an immediate structural and/or safety hazards (falling objects, tripping hazards, full or partial collapse, etc.). The remedial recommendations will need to be implemented immediately and may include restricting access, temporary shoring/supports or removing the hazard. ' Adapted from "Structural Condition Assessment", 2005, American Society of Civil Engineers/Structural Engineering Institute 2 Tacoma Engineers Inc. Project No. TE -32157-18 June 18, 2018 Structural Condition Assessment 50-52 Weber St W, 56 Weber St W, 107 Young St Kitchener, Ontario Priority remedial action': these are items that do no present an immediate hazard but still require action in an expedited manner. The postponement of these items will likely result in the further degradation of the structural systems and finishes. This may include interim repairs, further investigations, etc. and are broken down into timelines as follows: 1. Short-term: it is recommended that items listed as short-term remedial action are acted on within the next 6 months (before the onset of the next winter season). 2. Medium-term: it is recommended that items listed as medium-term remedial action are acted on within the next 24 months. 3. Long-term: it is recommended that items listed as long-term remedial action are acted on within the next 5-10 years. Many of these items include recommendations of further review/investigation. ME • Routine maintenance': these are items that can be performed as part of a regularly scheduled maintenance program. In addition to the definitions listed above, it should be noted that the building in question is of interest from the perspective of heritage. The Standards and Guidelines for the Conservation of Historic Places in Canada provide direction when a structural system is identified as a character -defining element of an historic place. They also provide direction on maintaining, repairing, and replacing structural components or systems'. Refer to the General Guidelines for Preservation, Reh ilitatio ...and Restoration to further inform the development of more detailed remedial actions. 6. General Structural Co`n ions All three buildings, while constructed at various times, were found to be constructed in the same manner. The buildings all contain load bearing masonry walls and foundations with conventional wood -framed floors. Exterior walls are constructed with mass masonry and brick, several interior bearing walls are constructed with masonry, and the roof and floors are constructed with wood framing. Generally, the buildings were found to be in good condition, with limited structural deficiencies. Where deficiencies were found, they were localized, and can likely be resolved with routine maintenance and / or minor restoration efforts. The areas of concern have been outlined below, broken down into each subject building EM ' "Standards and Guidelines for the Conservation of Historic Places in Canada", 2nd Edition, 2010, www. historicplaces. ca Tacoma Engineers Inc. Project No. TE -32157-18 June 18, 2018 Structural Condition Assessment 50-52 Weber St W, 56 Weber St W, 107 Young St Kitchener, Ontario 7. 50-52 Weber Street West I] Photograph 1: 50-52 Weber Street West 7. 1. Basement ®®®®®®®® ®® The basement houses several service spaces, including mechanical rooms and storage spaces. The main floor framing is visible and was found to be in generally good condition. Interior and exterior load-bearing walls were found to be rubble stone construction, are generally in poor condition, with some limited areas of efflorescence and surface deterioration on exterior foundation walls. Photograph 2: Condition of rubble stone foundation The wood framing was found to be saw cut joists, with a hand hewn main beam, located centrally. It appeared that the joists may have been notched and continuous over the main beam, however this could not be directly verified. 4 Tacoma Engineers Inc. Structural Condition Assessment Project No. TE -32157-18 50-52 Weber St W, 56 Weber St W, 107 Young St June 18, 2018 Kitchener, Ontario Around the perimeter of the basement, a small 8"x12" bench footing was observed. The purposes of this bench could not be determined; however, these are typically used to facilitate lowering the floor elevation. It may also be used to provide a dry shelf for storage, as the basement was found to be very wet. Some areas of the bench were found to be very poor, with exposed dirt and soils observed. These conditions do not present a structural concern for the basement walls. Photograph 3: Bench footing / exposed soils 7.2. Upper Levels The upper levels were complete with finishes in place. Direct observation of the structure could not be made, however it is typical to use "tell tale" observations to determine if the structure is distressed. No significant damage was observed on the interior of 50-52 Weber Street West. The most considerable damage was related to cracked plaster ceilings around the dormers and gothic window. This is likely due to movement of the roof framing over time. As buildings age, connections and lumber materials can deflect over time causing the damage to occur to plaster finishes, which are highly susceptible to movement. None of the cracks were cause of structural concern and could be repaired by an experienced plaster trades person with ex rience with hi�stQ,4c materials. Tacoma Engineers Inc. Project No. TE -32157-18 June 18, 2018 Structural Condition Assessment 50-52 Weber St W, 56 Weber St W, 107 Young St Kitchener, Ontario Photograph 4: Cracked plaster at dormer/ gothic window 7.3. Exterior The exterior was observed to be painted clay brick found to be in good co di wo wood framed additions were observed, with the front addition covered in stucco, while the rear addi as clad in metal siding. The lower 24" of the brick adjacent to the driveway was found to be damaged, like y from saturation and damage from road salts. This type of damage is typical in brick exposed to these conditions. To provide long term durability to the brick, it should be repaired by a mason experienced with heritage masonry. Hard surfaces such as driveways should be sloped away from_ the building, and if possible, a landscaped swale introduced. Al Painting exterior brick is ^typically%as'paint can trap 'moisture within he bricks, accelerating damage from freeze -thaw cycles. Maintenance of buildings which already have painted brick is critical to the long-term durability of the material. Flaking cracked, or missing paint is a pathway for moisture to enter the brick wall and should be repaired as soon as it is discovered. Photograph 5: Damaged bricks at grade Tacoma Engineers Inc. Project No. TE -32157-18 June 18, 2018 8. 56 Weber Street West 8.1. Basemen; Structural Condition Assessment 50-52 Weber St W, 56 Weber St W, 107 Young St Kitchener, Ontario The basement houses several service spaces, including mechanical rooms and storage spaces. The main floor framing is visible and was found to be in generally good condition. Interior and exterior load-bearing walls were found to be rubble stone construction, are generally in poor condition, with some limited areas of efflorescence and surface deterioration on exterior foundation walls. The basement space was broken up into several storage areas, likely constructed as storage for the various units and occupancies that have been introduced to the building over the years. Unique to the framing was the use of several wood beam bearing lines to support the floor framing above. Typically, in a home of this age, heavy timber and / or stone bearing walls will be used in the basement. In this instance, 6x6 timber beams were used as beams. This method of construction speaks to the scale and therefore wealth of the original construction. I N061 NL Tacoma Engineers Inc. Project No. TE -32157-18 June 18, 2018 Structural Condition Assessment 50-52 Weber St W, 56 Weber St W, 107 Young St Kitchener, Ontario Photograph 7: Load bearing beams in basement The basement floor was constructed with clay brick masonry, placed tight together on what appears to be a sand bed. The bricks were found to be in good condition, with few missin4 or cracked units. 8.2. The upper levels were complete with finishes in place. Direct observation of the structure could not be made, however it is typical to use "tell tale" observations to determine if the structure is distressed. No significant damage was observed on the interior of 56 Weber Street West. The most considerable damage was related to cracked plaster ceilings in the finished attic areas. This is likely due to movement of the roof framing over time. As buildings age, connections and lumber materials can deflect over time causing the damage to occur to plaster finishes, which are highly susceptible to movement. None of the cracks were cause of structural concern and could be repaired by an experienced plaster trades person with experience with historic materials. Tacoma Engineers Inc. Project No. TE -32157-18 June 18, 2018 a Structural Condition Assessment 50-52 Weber St W, 56 Weber St W, 107 Young St Kitchener, Ontario Photograph 9: Cracked plaster ceiling_, 8.3. Exterior The exterior was observed to be painted clay brick found to be in good condition. Several additions and alterations have been made to the buildover the years. It has been broken into serval rental units, with separate entries. A one -storey masonry addition was found to the south. It is believed this was used as a medical office when the building was owned by a local doctor. At the rear of the building, a two-storey wood framed exterior deck was observed. The deck was found to be in poor condition, with several noted deficiencies mostly related to deferred maintenance and exposure to the elements. The exterior masonry walls and stairs leading to the units off Weber Street were found to be in poor condition. Long term exposure to de-icing salts and weather have damaged the concrete and masonry materials. This does not pose an immediate structural concern but should be repaired within the next two to three years as a part of ongoing maintenance activities. Photograph 10: Damaged entry stairs Tacoma Engineers Inc. Structural Condition Assessment Project No. TE -32157-18 50-52 Weber St W, 56 Weber St W, 107 Young St June 18, 2018 Kitchener, Ontario The south chimney was observed to be heavily damaged, and in very poor condition. The masonry appears to have been repaired several times over the years, however it is again in need of proper maintenance. Open joists can be observed from grade, along with missing and damaged units. Form grade it appears a Portland cement based parge was used previously. Using modern cement based parge on historic masonry can accelerate damage and is generally discouraged. A mason experienced with heritage materials should be retained within the next six to twelve months to repair the chimney. o Photograph 11: Damaged chimney The eaves and soffits have been c a in either metal dltyrl siding. select location this siding is pulling away from the building, exposed the original base materials in some instances. On the north elevation, a portion of the soffit and fascia is damaged, exposing the original dentil brick details. One of the west dormers is missing some siding trim, exposing the wood framing and trim behind it. None of the base materials appear to be damaged, however long term exposure to the elements will cause damage in the long term. The damage claddihould be addressed within the next twelve months, to ensure damage to the structure does not accelerate. Photograph 12: Damaged Siding (north elevation) 10 Tacoma Engineers Inc. Project No. TE -32157-18 June 18, 2018 Structural Condition Assessment 50-52 Weber St W, 56 Weber St W, 107 Young St Kitchener, Ontario Photograph 13: Damaged Dormer (west elevation) 9. 107 Young Street raph 14: 107 Young Street 9.1. Basement The basement is mostly finished, with several rooms. A mechanical room is in the basement, where the main floor framing is visible and was found to be in generally good condition. Interior and exterior load- bearing walls were found to be rubble stone construction, are generally in good condition, with some limited areas of efflorescence and surface deterioration on exterior foundation walls. 11 Tacoma Engineers Inc. Structural Condition Assessment Project No. TE -32157-18 50-52 Weber St W, 56 Weber St W, 107 Young St June 18, 2018 Kitchener, Ontario 9.2. Interiors The upper levels were complete with finishes in place. Direct observation of the structure could not be made, however it is typical to use "tell tale" observations to determine if the structure is distressed. No significant damage was observed on the interior of 107 Young Street. The most considerable damage was related to cracked plaster ceilings in the finished attic areas. This is likely due to movement of the roof framing over time. As buildings age, connections and lumber materials can deflect over time causing the damage to occur to plaster finishes, which are highly susceptible to movement. None of the cracks were cause of structural concern and could be repaired by an experienced plaster trades person with experience with historic materials. Photograph .. .. ®®®®®®® ®®®®® 12 Tacoma Engineers Inc. Structural Condition Assessment Project No. TE -32157-18 50-52 Weber St W, 56 Weber St W, 107 Young St June 18, 2018 Kitchener, Ontario 9.3. Exterior The exterior was observed to be red clay brick found to be in good condition. Additions and alternations to the building exterior appear to be limited, as the original form of the building is still mostly intact, outside of changes to the rear porch. The exterior masonry walls on the west elevation were found to be in poor condition, with signs of brick damage and distress. Efflorescence on the brick indicates that the brick is saturated, and damage indicates that the brick is undergoing freeze -thaw cycles in a saturated state. This damage is likely due to several conditions. The presence of large trees adjacent to this area prevent drying of the brick from sunlight. There are also several poor details around the bay window which do not adequately direct rain away from the brick. At this point the brick damage does not pose a structural concep, however the bricks should be repaired, and drainage details improved within the next twelve to twenty-four months. MEN or ®®®® Generally, the three buildings located at 50-52 Weber Street West, 56 Weber Street West and 107 Young Street in Kitchener, were found to be in good condition, and structurally sound. There were a few noted deficiencies which were isolated, and mostly related to deferred maintenance, or exposure to the elements. Damaged caused by deferred maintenance will accelerate over time, as such, an effort should be made to address any noted issues within a short time frame. If damage is not addressed, it can accelerate and cause more expensive repairs in the future or concerns to the structure. Please contact the undersigned with any further questions or comments. Per: Nick Lawler, MASc, PE, P.Eng., CAHP Structural Engineer, Senior Associate Tacoma Engineers Inc. 13 Tacoma Engineers Inc. Project No. TE -32157-18 June 18, 2018 Structural Condition Assessment 50-52 Weber St W, 56 Weber St W, 107 Young St Kitchener, Ontario Appendix A: Material Condition Definitions Condition States': 1. Excellent — Element(s) in "new" condition. No visible deterioration type defects present and remedial action is not required. 2. Good — Element(s) where the first signs of minor defects are visible. These types of defects would not normally trigger remedial action since the overall performance is not affected. 3. Fair — Element(s) where medium defects are visible. These types of defects may trigger a "preventative maintenance" type of remedial action where it is economical to do so. 4. Poor — Element(s) where severe or very severe defects are vi *ble. These types of defects would normally trigger rehabilitation or replacement if the extent an on affect the overall performance of that element. Steel Corrosion': 1. Light — Loose rust formation and pitting in the paint surface. No noticeable section loss. 2. Medium — Loose rust formation with scales or flakes forming. Up to 10% section loss. 3. Severe — Stratified rust with pitting of metal surface. Between 10% and 20% section loss. 4. Very Severe — Extensive rusting with local perforation or rusting through, in excess of 20% section loss. Timber Checks, Splits and Shakes': 1. Light — Extend less than 5% into the member. 'wa—.r 2. Medium —Extend between 5% and 10% into the memb 3. Severe — Extend between 10% and 20% into the membf 4 Very Severe — Extend more than 20% into the member. Timber Cracking, Splintering and Crushing': 1. Light — Damage is superficial with less than 5% section loss. 2. Medium— Considerable damage with 5% to 10% Section loss. 3. Severe —Significant damage with 10% to 20% Section loss. 4. Very Severe — Extensive damage with section loss in excess of 20%. Timber Rot/Decay': 1. Light — Slight change in colour. The wood sounds solid and cannot be penetrated by a sharp object. Damage is superficial with less than 5% section loss. 2. Medium — Surface is discoloured with black and brown streaks. The wood sounds solid and offers moderate resistance to penetration by sharp object. Considerable damage with 5% to 10% Section loss. 3. Severe — Surface is fibrous, checked or crumbly and fungal fruiting bodies are growing on it. The wood sounds hollow when tapped and offers little resistance to penetration by sharp object. Significant damage with 10% to 20% Section loss. 4. Very Severe — The surface can be crumbled and disintegrated with ease. Extensive damage with section loss in excess of 20%. ' Adapted from "Ontario Structure Inspection Manual (OSIM), 2000 (Rev. 2008)" by the Ministry of Transportation Ontario (MTO) 14 Tacoma Engineers Inc. Project No. TE -32157-18 June 18, 2018 Masonry Cracking': 1. Hairline Cracks -Less than 0.1 mm wide. 2. Narrow Cracks -Between 0.1 and 0.3 mm wide. 3. Medium Cracks - Between 0.3 and 1.0 mm wide. 4. Wide Cracks -Greater than 1.0 mm wide. Structural Condition Assessment 50-52 Weber St W, 56 Weber St W, 107 Young St Kitchener, Ontario Masonry Splitting, Spalling and Disintegration': 1. Light - Hairline cracking and minor loss of stone surface with loss of section up to 50 mm. 2. Medium- Considerable damage with 5% to 10% Section loss. 3. Severe -Significant damage with 10% to 20% Section loss. 4. Very Severe - Extensive damage with section loss in excess of 20%. Concrete Scaling': 1. Light - Loss of surface mortar to a depth of up to 5 mm without exposure of coarse aggregate. 2. Medium - Loss of surface mortar to a depth of 6 to 10 mm with exposure of some coarse aggregates. 3. Severe - Loss of surface mortar to a depth of 11 mm to 20 mm with aggregate particles standing out from the concrete and a few completely lost. 4. Very severe - Loss of surface mortar and aggregate particles to a depth greater than 20 mm. Concrete Spalling': 1. Light - Spalled area measuring less than 150 mm in any direction or less than 25 mm in depth. 2. Medium - Spalled area measuring between 150 mm to 300 mm in any direction or between 25 mm and 50 mm in depth. 3. Severe - Spalled area measuring between 300° m to znm in any direction or between 50 mm and 100 mm in depth. 4. Very Severe - Spalled area measuring more than 600 mm in any direction or greater than 100 mm in depth. Concrete Delamination . 1. Light - Delaminated area measuring less than 150 mm in any direction. 2. Medium - Delaminated area measuring 150 mm to 300 mm in any direction. 3. Severe - Delaminated area measuring 300 mm to 600 mm in any direction. 4. Very Severe - Delaminated area measuring more than 600 mm in any direction. Concrete Cracking': 1. Hairline Cracks -Less than 0.1 mm wide. 2. Narrow Cracks -Between 0.1 and 0.3 mm wide. 3. Medium Cracks - Between 0.3 and 1.0 mm wide. 4. Wide Cracks -Greater than 1.0 mm wide. Corrosion of Reinforcement': 1. Light - Light rust stain on the concrete surface 2. Medium - Exposed reinforcement with uniform light rust. Loss of reinforcing steel section less than 10% 3. Severe - Exposed reinforcement with heavy rusting and localized pitting. Loss of reinforcing steel section between 10% and 20% ' Adapted from "Ontario Structure Inspection Manual (OSIM), 2000 (Rev. 2008)" by the Ministry of Transportation Ontario (MTO) 15 Tacoma Engineers Inc. Project No. TE -32157-18 June 18, 2018 Structural Condition Assessment 50-52 Weber St W, 56 Weber St W, 107 Young St Kitchener, Ontario 4. Very severe - Exposed reinforcement with very heavy rusting and pitting. Loss of reinforcing steel section over 20%. Immediate remedial action': these are items that present an immediate structural and/or safety hazards (falling objects, tripping hazards, full or partial collapse, etc.). The remedial recommendations will need to be implemented immediately and may include restricting access, temporary shoring/supports or removing the hazard. Priority remedial action': these are items that do no present an immediate hazard but still require action in an expedited manner. The postponement of these items will likely result in the further degradation of the structural systems and finishes. This may include interim repairs, further investigations, etc. and are broken down into timelines as follows: 1. Short-term: it is recommended that items listed as short-term remedial action are acted on within the next 6 months (before the onset of the next winter season). 1-, 2. Medium-term: it is recommended that items listed as medium-term remedial action are acted on within the next 24 months. 3. Long-term: it is recommended that items listed as long-term remedial action are acted on within the next 5-10 years. Many of these items include recommendations of further review/investigation. Routine maintenance': these are items that can be progra as part of a regularly scheduled maintenance ' Adapted from "Structural Condition Assessment", 2005, American Society of Civil Engineers/Structural Engineering Institute 16 Heritage Impact Assessment Report 50-52 Weber Street West 56 Weber Street West and 107 Young Street City of Kitchener Appendix E Curriculum Vitae (next page) June, 2018 MHBC 1 129 EDUCATION 2006 Masters of Arts (Planning) University of Waterloo 1998 Bachelor of Environmental Studies University of Waterloo 1998 Bachelor of Arts (Art History) University of Saskatchewan 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 CU RRICU LUMVITAE Dan Currie, MA, MCIP, RPP, CAHP Dan Currie, a Partner and Managing Director of MHBC's Cultural Heritage Division, joined MHBC Planning in 2009, after having worked in various positions in the public sector since 1997 including the Director of Policy Planning for the City of Cambridge and Senior Policy Planner for the City of Waterloo. Dan provides a variety of planning services for public and private sector clients including a wide range of cultural heritage policy and planning work including strategic planning, heritage policy, heritage conservation district studies and plans, heritage master plans, heritage impact assessments and cultural heritage landscape studies. PROFESSIONAL ASSOCIATIONS Full Member, Canadian Institute of Planners Full Member, Ontario Professional Planners Institute Professional Member, Canadian Association of Heritage Professionals SELECTED PROJECT EXPERIENCE MASTER PLANS, GROWTH MANAGEMENT STRATEGIES AND POLICY STUDIES Niagara -on -the -Lake, Corridor Design Guidelines Cambridge West Master Environmental Servicing Plan Township of West Lincoln Settlement Area Expansion Analysis Ministry of Infrastructure Review of Performance Indicators for the Growth Plan Township of Tiny Residential Land Use Study Port Severn Settlement Area Boundary Review City of Cambridge Green Building Policy Township of West Lincoln Intensification Study & Employment Land Strategy Ministry of the Environment Review of the D -Series Land Use Guidelines Meadowlands Conservation Area Management Plan City of Cambridge Trails Master Plan City of Kawartha Lakes Growth Management Strategy City of Cambridge Growth Management Strategy City of Waterloo Height and Density Policy City of Waterloo Student Accommodation Study City of Waterloo Land Supply Study City of Kitchener Inner City Housing Study CONTACT CU RRICU LUMVITAE Dan Currie, MA, MCIP, RPP, CAHP HERITAGE PLANNING Town of Cobourg, Heritage Master Plan Municipality of Chatham Kent, Rondeau Heritage Conservation District Plan City of Kingston, Barriefield Heritage Conservation District Plan Update Burlington Heights Heritage Lands Management Plan City of Markham, Victoria Square Heritage Conservation District Study City of Kitchener, Heritage Inventory Property Update Township of Muskoka Lakes, Bala Heritage Conservation District Plan Municipality of Meaford, Downtown Meaford Heritage Conservation District Plan City of Guelph, Brooklyn and College Hill Heritage Conservation District Plan City of Toronto, Garden District Heritage Conservation District Plan City of London, Western Counties Cultural Heritage Plan City of Cambridge, Heritage Master Plan City of Waterloo, Mary -Allen Neighbourhood Heritage District Plan Study City of Waterloo Rummelhardt School Heritage Designation Other heritage consulting services including: • Preparation of Heritage Impact Assessments for both private and public sector clients • Requests for Designations • Alterations or new developments within Heritage Conservation Districts • Cultural Heritage Evaluations for Environmental Assessments DEVELOPMENT PLANNING Provide consulting services and prepare planning applications for private sector clients for: 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 2 • Draft plans of subdivision • Consent • Official Plan Amendment • Zoning By-law Amendment • Minor Variance • Site Plan 140111[4 �_i Col 2016 Master of Arts in Planning, specializing in Heritage Planning University of Waterloo, School of Planning 2010 Bachelor of Arts (Honours) in Historical/Industrial Archaeology Wilfrid Laurier University CONTACT 540 Bingemans Centre Drive, Suite 200 Kitchener, ON N2B 3X9 T 519 576 3650 x 728 F 519 576 0121 vhicks@mhbcplan.com www.mhbcplan.com CURRICULUMVITAE Vanessa Hicks,M.A.,C.A.H.P. Vanessa Hicks is a Heritage Planner with MHBC and joined the firm after graduating from the University of Waterloo with a Masters Degree in Planning, specializing in heritage planning and conservation. Prior to Joining MHBC, Vanessa gained practical experience working as the Program Manager, Heritage Planning for the Town of Aurora, where she was responsible for working with Heritage Advisory Committees in managing heritage resources, Heritage Conservation Districts, designations, special events (such as the annual Doors Open Ontario event), and heritage projects (such as the Architectural Salvage Program). Vanessa provides a variety of research and report writing services for public and private sector clients. She has experience in historical research, inventory work, evaluation and analysis on a variety of projects, including heritage conservation districts (HCDs), heritage impact assessments (HIAs), cultural heritage evaluation reports (CHERs), conservation plans, as well as Stages 1-4 archaeological assessments. PROFESSIONAL EXPERIENCE June 2016 - Cultural Heritage Specialist/ Heritage Planner Present MacNaughton Hermsen Britton Clarkson Planning Ltd. 2012- Program Manager, Heritage Planning 2016 Town of Aurora May 2012 - Heritage Planning Assistant October 2012 Town of Grimsby 2007- Archaeologist 2010 Archaeological Research Associates Ltd. CONTACT 540 Bingemans Centre Drive, Suite 200 Kitchener, ON N2B 3X9 T 519 576 3650 x 728 F 519 576 0121 vhicks@mhbcplan.com www.mhbcplan.com CU RRICU LU MVITAE Vanessa Hicks, M.A., C.A.H.P. SELECT PROJECT EXPERIENCE CULTURAL HERITAGE EVALUATION REPORTS (CHERs) Cultural Heritage Evaluation Report - Dunlop Street West and Bradford Street, Barrie - Prince of Wales School and Barrie Central Collegiate Institute Cultural Heritage Evaluation Report- Lakeshore Drive, Town of Oakville Cultural Heritage Evaluation Report - 317 Mill Street, 28/30 Elizabeth Street South, 16 Elizabeth Street South, Town of Richmond Hill Cultural Heritage Evaluation Report — Queen Victoria Park Cultural Heritage Landscape HERITAGE CONSERVATION DISTRICTS (HCDs) Heritage Conservation District Study — Southeast Old Aurora (Town of Aurora) CONSERVATION PLANS Strategic Conservation Plan — Queen Victoria Park Cultural Heritage Landscape SPECIAL PROJECTS Artifact Display Case - Three Brewers Restaurant(275 Yonge St., Toronto) FA HERITAGE IMPACT ASSESSMENTS (HIAs) Heritage Impact Assessment -'Southworks', 64 Grand Avenue South, City of Cambridge .� Heritage Impact Assessment - 47 Spring Street Waterloo, Albert/MacGregor Neighbourhood HCD Heritage Impact Assessment - 107 Concession Street, City of Cambridge Heritage Impact Assessment — 33 Laird Drive, City of Toronto Heritage Impact Assessment — Badley Bridge, part of a Municipal EA Class Assessment, Township of Centre Wellington Heritage Impact Assessment — 362 Dodge Drive, City of Kitchener Heritage Impact Assessment — 255 Ruhl Drive, Town of Milton Heritage Impact Assessment — 34 Erb Street East, City of Waterloo CULTURAL HERITAGE EVALUATION REPORTS (CHERs) Cultural Heritage Evaluation Report - Dunlop Street West and Bradford Street, Barrie - Prince of Wales School and Barrie Central Collegiate Institute Cultural Heritage Evaluation Report- Lakeshore Drive, Town of Oakville Cultural Heritage Evaluation Report - 317 Mill Street, 28/30 Elizabeth Street South, 16 Elizabeth Street South, Town of Richmond Hill Cultural Heritage Evaluation Report — Queen Victoria Park Cultural Heritage Landscape HERITAGE CONSERVATION DISTRICTS (HCDs) Heritage Conservation District Study — Southeast Old Aurora (Town of Aurora) CONSERVATION PLANS Strategic Conservation Plan — Queen Victoria Park Cultural Heritage Landscape SPECIAL PROJECTS Artifact Display Case - Three Brewers Restaurant(275 Yonge St., Toronto) FA