HERITAGE IMPACT ASSESSMENT

LAURA SECORD SCHOOL, 5 Walnut Street, Queenston Village Town of Niagara-on-the-Lake, Regional Municipality of Niagara

FINAL REPORT FEBRUARY 1, 2016

Megan Hobson, M.A., Dipl. Heritage Conservation

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TABLE OF CONTENTS

Page no/ 1.0 BACKGROUND & METHODOLOGY 3 2.0 SITE DESCRIPTION (SEE APENDIX A: SITE PHOTOS) 4 3.0 HISTORY OF THE SITE 6 3.1 QUEENSTON VILLAGE 6 3.2 LAURA SECORD SCHOOL 8 4.0 CULTURAL HERITAGE VALUES 10 4.1 QUEENSTON VILLAGE 10 4.1.1 BUILT HERITAGE 10 4.2 LAURA SECORD SCHOOL 12 4.2.1 BUILT HERITAGE 12 4.2.2 ARCHEOLOGICAL POTENTIAL 13 5.0 STATEMENT OF SIGNIFICANCE (SEE APPENDIX B: BY-LAW 4373-10 Schedule B) 14 6.0 PROPOSED DEVELOPMENT (SEE APPENDIX C: ARCHITECTURAL DRAWINGS) 15 6.1 RATIONALE & PURPOSE 20 6.2 PLANNING CONTEXT 20 6.2.1 OFFICIAL PLAN 21 6.2.2 QUEENSTON VILLAGE SECONDARY PLAN 22 6.2.2.1 SPECIAL POLICY AREA (SPA-2) 22 6.2.2.2 SITE SPECIFIC POLICIES 23 7.0 IMPACTS & MITIGATION MEASURES 25 7.1 QUEENSTON VILLAGE 25 7.2 LAURA SECORD SCHOOL 26 8.0 ALTERNATIVE DEVELOPMENT OPTIONS 27 9.0 SUMMARY STATEMENT & CONSERVATION RECOMMENDATIONS 29 10.0 BIBLIOGRAPHY 30 11.0 QUALIFICATIONS OF THE AUTHOR 31 12.0 APPENDICES 12.1 APPENDIX A: SITE PHOTOS 12.2 APPENDIX B: ARCHITECTURAL DRAWINGS

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1.0 BACKGROUND & METHODOLOGY

This report was prepared by heritage consultant Megan Hobson for the Willowbank School as a requirement for obtaining planning approval for a development proposal in the Village of Queenston. The proposed development is for construction of a row of six attached townhomes on the Laura Secord School site acquired by the Willowbank School from the District School Board of Niagara after the building was declared surplus.

The Laura Secord School property is Designated under Part IV of the Ontario Heritage Act. Under this legislation, any development on or adjacent to a designated heritage property must be evaluated to determine if there will be any negative impacts on the property and to consider development options and mitigation measures to reduce the identified impacts. This assessment is carried out in accordance with the Town of Niagara-on-the-Lake Heritage Impact Guidelines.

Due to the central location of the subject property, the historic character of the village and the number of heritage resources in close proximity, this assessment considers impacts beyond the usual scope of a Heritage Impact Assessment and includes impacts to the Laura Secord School property and to identified heritage resources within the village as well as the general character of the Village of Queenston.

A site visit was undertaken by Megan Hobson in October 2015 to assess and document the current condition of the property and its relationship to the surrounding built environment. A comprehensive review of the historical context and current planning objectives associated with the subject property and the Village of Queenston was undertaken. Assistance was provided Crystal Bossio, Manager of Capital Projects at Willowbank, Julian Smith, Architect for the proposed townhomes and Denise Horne, Heritage Planner for the Town of Niagara-on-the Lake. This Heritage Impact Assessment is part of a planning application prepared by Stephen Bedford, Planning Consultant for the applicant.

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 2.0 SITE DESCRIPTION (SEE APENDIX A: SITE PHOTOS)

The Laura Secord Public School is located at 5 Walnut Street and is Part of Lot 5 and 6 in the Village of Queenston, Township of Niagara, Lincoln County, now in the Town of Niagara-on-the-Lake, Regional Municipality of Niagara.

Figure 1: Aerial view of the subject property. (Google Earth)

Queenston is a small hamlet that is by-passed by the Niagara Parkway, the main travel route through the area. It is primarily residential but includes some non-residential activities such as a post office, a place of worship, a public library, a Land Rover dealership and a hotel. There are a number historic sites located in the Village that attract seasonal visitors to the Niagara area.

The subject property is approximately one hectare in size (2.4 acres) and located at the center of the Village. It is bounded by Walnut Street to the north. Princess Street to the east, Queenston Street to the west, and residential lots fronting Highlander Street to the south.

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Figure 2: GiS map showing the location of the school building in the north-east corner of the property. (Town of Niagara-on-the- Lake).

The school building is located in the north-east corner of the site. The main entrance of the school building is located on Princess Street with a secondary entrance on Walnut Street. The rear of the school and the playing fields are located on Queenston Street, the principal street through the Village.

 Figure 3: Main entrance of the school on Princess Street.

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 There are tarmac play surfaces and play structures adjacent to the school buildings. The remainder of the site to the south is open green space that is used as playing fields and contains a baseball diamond and a soccer pitch. There is chain link fencing where the playing fields abut residential lots on Princess Street and Highland Street, but the majority of the site is open to the street and there are no pedestrian sidewalks. Mature landscape features include trees and shrubs at the main entrance on Princess Street, some shade trees along Walnut Street and a grove of birch trees behind the rear addition facing Queenston Street.

 Figure 4: Laura Secord School playing fields on Queenston Street.

For additional photos of the subject site see Appendix A attached to this report.

3.0 HISTORY OF THE SITE

3.1 Queenston Village

The Village of Queenston has been of historic importance since well before European occupation. It marked the beginning of an aboriginal trail inland and straddled an established portage route along the Niagara River’s western shore.

The Village was founded by United Empire Loyalists in the 1780s after the loss of the Niagara River’s east bank following the American Revolution. It was the northern terminus of the portage route around Niagara Falls. Robert Hamilton, a prominent merchant, established a transhipment business there in 1788 and wharves, storehouses, a block-house and the province’s first horse-drawn railway were built. Originally known as the Lower Landing, the settlement was named Queenston by Lieut-Governor Simcoe and in 1792 the Queen’s Own Rangers were stationed there. By 1802 it had a ferry service to Lewiston as well as a customs house and a post office.

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  Figure 5: Queenston in the 1812 period.

In the early 19th century, steamboat operation from the Queenston docks increased. By 1833 there were six steamers running weekly trips from the Niagara River to the end of Lake Ontario and one steamer daily to Toronto. Queenston’s position as a transportation hub diminished in 1825 and 1829 with the construction of the Erie and Welland Canals respectively. With the discontinuation of steamship service in the mid 20th century, the village evolved into a quiet residential enclave.

 Figure 6: Queenston today.

In the post-War period the village has primarily become a seasonal tourist destination. Commercial uses have disappeared with the exception of the Queens Landing Inn that occupies a large site at the south end of the village and a Land Rover dealership located at the corner of Queenston and Highlander

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 Streets. Some residential infill has occurred in the form of single-detached homes but the original layout and character of the streets has changed very little.

3.2 Laura Secord School

This site has been associated with educational uses dating back to 1844 when the first school building was erected. The original school was a one room building built from local Queenston limestone. The 1876 County Atlas map show the location of the old stone school incorrectly. Research carried out by ASI identifies the site of the old stone school as being in the same location as the present school building. An historic photo from c. 1900 confirms these findings. This photo shows that the school grounds extended to Queenston Street but did not include the area that is now playing fields. There were residential lots containing dwellings and outbuildings.

Figure 7: Historic photo c. 1900 showing the old stone school.

The old stone school was demolished and replaced by a new brick building in 1914. Investigation undertaken by ASI indicates that nothing remains of the earlier structure.

 Figure 8: Laura Secord Memorial School (1914) Laura Secord School_Queenston Village_FINAL HIA_MHobson_01 Feb 2016 8

 In 1944 the school grounds were extended to create the present playing fields by closing a section of Maple Street and acquiring adjoining residential lots.

  

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Figure 9: Expansion of the school grounds in 1914 and

1944. (ASI overlay of 1876 County Atlas)

In 1953 the school buildings were enlarged and a modern addition was added at the back.

 Figure 10: Laura Secord School addition (1953).

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 The school was closed in 2012, after being declared surplus by the school board due to declining enrolment. The property was subsequently purchased by Willowbank, an historic estate and private college offering a Diploma in Heritage Conservation, and is now the Lower Campus of the Willowbank School. The main campus is located on the historic Willowbank Estate nearby.

4.0 CULTURAL HERITAGE VALUES

4.1 QUEENSTON VILLAGE

4.1.1 BUILT HERITAGE

Queenston Village contains a number of important historic sites related to the formation of Upper Canada, early trade routes around Niagara Falls, and British conflict with America during the War of 1812. The reconstructed home of William Lyon McKenzie, a political reformer and publisher of the Colonial Advocate, is located in the village and operated by Parks Canada as a printing museum. On the escarpment above the village the area known as Queenston Heights, the site of an important battle between British and American forces, there is an historic monument to General Brock, Commander-in-Chief of British forces in Upper Canada who died trying to retake the heights. This area is a National Historic site operated by Parks Canada and is a major tourist destination. The Willowbank Estate located in the village was the home of Alexander Hamilton, business man, militia officer and Queenston’s postmaster and customs collector and contains a Greek Revival mansion built in 1838 that is a National Historic Site. Other notable attractions in the village include the Laura Secord homestead, the home of local heroine Laura Secord who alerted British forces to an American attack on Beaver Dams in 1813.

 Figure 11: Laura Secord homestead.

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Built heritage resources that have the potential for impacts from the proposed development, due to their proximity to the subject property, have been identified by the Town as the following properties:

• Willowbank Estate, 14487 Niagara River Parkway – National Historic Site • Hamilton-Kormos House, 93 Queenston Street – Designated • Secord-Copeland House, 53 Queenston Street – Designated • Brown-Bassil House, 48 Queenston Street - Designated • 36 Princess Street - Listed • 4 Walnut Street - Listed

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Designated Part IV: 1. Laura Secord School, 5 Walnut Street (SUBJECT PROPERTY)

2. Willowbank Estate, 14487 Niagara River Parkway

3. Hamilton-Kormos House, 93 Queenston Street 4. Secord-Copeland House, 53 Queenston Street 5. Brown-Bassil House, 48 Queenston Street Listed: 6. The Trimble House, 4 Walnut Street 7. 36 Princess Street

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 4.2 LAURA SECORD SCHOOL

4.2.1 BUILT HERITAGE

The heritage school located on the subject property is comprised of a main block with a later addition at the back. The main block was constructed in 1914 to designs by A.E. Nicholson of Nicholson & Macbeth, a well-known architectural firm from St. Catharines. It is a one storey red brick building with a rusticated stone base and an elaborate Neo-classical portico over the main entrance. Stylistically, It is a good example of Edwardian Classicism with an Arts & Crafts influence in the choice and handling of materials characteristic of Nicholson’s work, specifically the use of locally quarried stone for the sills, column bases and foundation. The main entry door shows Arts & Crafts influence in its geometric tracery and small square lights at the bottom of the transom. Despite its small size, the building has a monumental quality that is associated with Edwardian Classicism.

 Figure 13: Entrance portico designed by A.B. Nicholson

The main block is oriented towards Princess Street and is located on the site of an earlier stone school building constructed in 1844. Construction of the new school was paid for by the School Board, the Queenston Women’s Institute and John D. Larkin, a wealthy Buffalo businessman who summered in Niagara. The school was named in honour of Laura Secord who was a resident of the village during the War of 1812. The building contained an auditorium that was used as by the community after school hours.

The main block has considerable architectural, historical and contextual significance for the village of Queenston. As an example of the work of A.B. Nicholson, it has architectural significance for the Niagara region. The later additions, located at the rear of the main block, are less significant and are not

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 mentioned in the Designation By-Law. These additions reflect the increase in enrolment in the post-War period and are representative of Mid-century Modern school architecture with modernist influences such as cubic volumes, flat roofs, ribbon windows and lack of ornamentation.

 Figure 14: 1953 Addition

4.2.2 ARCHAEOLOGICAL POTENTIAL

In 2012, Willowbank contracted Archaeological Services Inc. to carry out a Stage 1 and 2 Archaeological Assessment of the Laura Secord Public School. This assessment was undertaken due to the proximity of the Niagara River, the presence of previously registered archaeological sites nearby, in addition to the property location within the historic core of the Village of Queenston.

The findings of that assessment are outlined in the table below:

Archaeological Assessment Findings Potential Undertaken Potential for pre- Stage1 - • No registered sites within the limits. contact Aboriginal background • 6 registered sites within a 1 km radius. and Euro-Canadian assessment • Located approximately 120m west of the Niagara River. archaeological • Located within the historic core of Queenston Village. resources. • Old stone school (1844) was likely located at the northeast corner, in the location of the exiting Laura Secord School. • The site slopes up to Queen Street and Princess Street suggesting previous earth moving activity within the property and evidence of a swale, culvert and catch basin within the southern portion of the property. Potential for pre- Stage 2 – field • No archaeological resources were encountered. contact Aboriginal assessment (test and Euro-Canadian pit survey at 5m archaeological intervals) resources.

Based on these finding, Archaeological Services Inc. recommended that no further archaeological assessment of the property is required.

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 5.0 STATEMENT OF SIGNIFICANCE (SEE APENDIX B: BY-LAW 4373-10)

The subject property has considerable historical, architectural and contextual significance for the Village of Queenston. It has been designated by the Town of Niagara-on-the-Lake under Part IV of the Ontario Heritage Act. The designation contains the following Statement of Significance:

Statement of Cultural Heritage Value or Interest

The cultural heritage value of the Laura Secord Memorial School consists in its long standing importance to the community and the community groups which contributed to its construction; its importance as a significant green space in the centre of the community; its imposing Edwardian design by one of Niagara's leading architects; and the significant use of Queenston Limestone in its construction.

Without the contributions of the Queenston Women's Institute and John D. Larkin, a wealthy Buffalo businessman, construction of Laura Secord Memorial School may well have been delayed and the building may have been a less impressive and functional structure.

The Queenston Women's institute, formed in 1908, advocated building a community hall as a suitable memorial to Laura Secord. The group began fundraising in the hope that the building would be completed in 1912, the centennial of the War of 1812. The Institute had raised $3,000.00 when the school board indicated that a new school was needed. In response the Women's Institute provided the money they had raised for the purposes of constructing the school. Mr. Larkin provided an additional $3,000.00 for furniture and equipment stipulating that all of the children from his surrounding farms were to be educated at the new school.

The school was designed by A.E Nicholson from the architectural firm of Nicholson & Macbeth. The firm designed the Craftsman style houses in the Yates Street Heritage Conservation District and other neighbourhoods in St. Catharines as well as Greystone Manor in Queenston and 117 Victoria Street in Old Town. The plans developed by the firm included a large auditorium with a stage and a kitchen for community as well as school use. .

The community and the school board used the auditorium and kitchen facilities jointly and the Queenston Women's Institute provided hot lunches for the students until 1924 when the School Board requested that the Institute vacate the auditorium and returned the original $3,000.00 contribution.

The school is a one storey red brick structure with a raised basement clad in rusticated broken range ashlar with prominent sill stones and raised mortar joints. The windows, which have been altered, have stone sills and the front steps are stone. Recent research indicates that the raised base of the building is constructed of Gasport and Goat Island limestones and dolomites (the Queenston stone). The building is located in close proximity to the Queenston Quarry. The Lowrey interests of St. Davids operated the quarry between 1905 and 1924 and the building may represent one of the few remaining local buildings attributed to their period of ownership of the quarries at Queenston.

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 The most striking feature of the building, apart from the rusticated stone base, is the central or main entrance which has a deep classical portico with 4 pairs of Tuscan columns on raised stone bases. The bases carry a stylistically classical pediment with dental moulding. The pediment contains Neo-classical swag and cartouche decoration containing the date "1914". The door surround consists of relatively plain sidelights and transom. The door is surmounted by a large semi­ circular fanlight. The geometric tracery and details such as the small square lights at the bottom of the transom give the door case an Arts and Crafts feel.

Description of Heritage Attributes

Key exterior attributes include: • The exterior form and mass of the original 1914 school. • The window openings. • The raised Queenston Limestone base of the building. • The entrance portico, stone stairs, columns and cartouche. • The doorcase, transom and fanlight.

6.0 PROPOSED DEVELOPMENT (SEE APPENDIX B: ARCHITECTURAL DRAWINGS)

The Laura Secord School property has been severed into four parts. Part I contains the school building now occupied by the Willowbank School and there are no current plans to make any significant changes to this portion of the site. Part 2 has been transferred to the Town and will be developed as a public park. Parts 3 & 4 will be developed as residential housing. Part 3 will contain a single-detached residence, similar to the adjacent lots on Highland Street and will not require any special zoning amendments. A row of six townhomes is being proposed for Part 4, which will require a zoning change.

PART 3 Residential Lot PART 1 PART 2

LLauraaura PART 4 SeSecordcord DedicatedDedicated Townhouse ScSchoolhool ParklandParkland development

Figure 15: Lot severances.

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 The proposed development for Part 4 of the Laura Secord School site is included as Appendix C of this Report. Preliminary drawings for Option A and B for the proposed townhouses have been prepared by Julian Smith, a heritage architect and Dean of the Willowbank School. In preparing these designs, the architect consulted with Town staff, met with the Town’s design review committee and held a series of public meetings to get input from the community.

Based on this input, Julian Smith has provided two options for a row of 6 townhomes facing Queenston Street. Both options have been carefully crafted so that the form, massing, materials and details are sympathetic to the historic character of the Queenston streetscape.

Option A – Row of 6 Townhomes with Attached Garages

In Option A the garages are attached. All of the units are the same size and are two bays wide with a covered entrance and a garage door. The front yard set back allows parking space for one vehicle in the driveways. The rear facades jog out behind the garages. The rear yards are14.9 m (~49 ft) deep. Landscape elements include landscaping and shade trees in front of each unit and hedging along the side property lines.

 Figure 16: Option A - Site plan (Julian Smith)

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 The four central units have a window beside the front door but the end units have a bay window located on the side elevation instead. The overall façade is symmetrical but the location of the garage for one of the units has been shifted in order to retain and existing tree on the site. This means that the garages for Unit 2 and 3 are adjacent to one.

 Figure 17: Option A - Elevations (Julian Smith)

The building materials being proposed are red brick and limestone trim that will be compatible with historic buildings nearby, specifically the red brick and limestone school building and the red brick Hamilton-Kormos House across the street. The roof type is a traditional gable roof, a form that is typical of historic buildings in the village.

The design represents a skillful blending of the forms and features of Georgian and Early Victorian row- houses with the introduction of modern internal garages with a traditional wood door. A number of design features break up the massing including the raised parapet walls and brick chimneys that enliven the roofline, the protruding bay windows on front and side elevations and the front entrance porches.

 Figure 18: Option A - Perspective (Julian Smith).

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 Option B – Row of 6 Townhomes with Detached Garages at the Rear

In Option B the garages are detached and located in the rear yards. Access to the garages is through an arched carriageway located in the center of the row. In this option the front yard set back has been reduced slightly but is still greater than the front yard set back of other houses on the block. Landscape elements include landscaping and shade trees in front of each unit and hedging along the side property lines. There is a brick wall along the rear property that blocks view to the parking area.

 Figure 19: Option B - Site plan (Julian Smith).

The main façade is symmetrical with three townhouses on either side of the carriageway. The carriageway is 3.6 m (~12 ft) wide. Each townhouse is two bays wide but the end units are slightly larger. The four central units are 6.1 m (~20 ft.) wide and have a covered entrance and a bay window. The end units are 8.7 m (~28 ft.) wide, and the bay window is located on the side elevation.

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  Figure 20: Option B - Elevations (Julian Smith).

This variation, together with the central carriageway feature, creates a balanced and unified composition for the entire row. It also provides two options for potential buyers in terms of square footage and interior layout.

The building materials being proposed are red brick and limestone trim that will be compatible with historic buildings nearby, specifically the red brick and limestone school building and the red brick Hamilton-Kormos House across the street. The roof type is a traditional gable roof, a form that is typical of historic buildings in the village.

The design represents a skillful blending of features associated with Georgian and Early Victorian row- houses. A number of design features break up the massing including the raised parapet walls and brick chimneys that enliven the roofline, the protruding bay windows on front and side elevations, the front entrance porches and the arched carriage way with a recessed sunroom and balcony above. The detached garages in the back are built with the same brick and have similar design details in the treatment of the roof, doors and windows.

 Figure 21: Option B - Perspective (Julian Smith).

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 6.1 RATIONALE & PURPOSE

This 2.4 acre property was declared surplus by the District School Board of Niagara and was sold to the Town of Niagara acting on behalf of the Willowbank School in 2013. This transfer allowed the Willowbank School to expand its educational program by using the existing school buildings and parking area on the north portion of the site. It also secured an ongoing educational/institutional use of the site that is consistent with its historical use.

Portions of the site not needed by the Willowbank School were severed to allow for other uses. Willowbank transferred the central portion of the site (approx. 0.8 acres) to the Town of Niagara-on-the- Lake to be utilized, as a Town owned Municipal Park. A small lot on the south-east corner was severed and sold as a residential lot for a single-family detached residence. The current application is for a development proposal for the remaining south-west parcel fronting on Queenston Street. This parcel is approximately 0.4 acres with approximately 149 feet of frontage on Queenston Street.

6.2 PLANNING CONTEXT

The historic Village of Queenston is located at the base of the Niagara Escarpment just below Queenston Heights, between the Niagara Parkway and the Niagara River. It is one of five urban areas that make up the Town of Niagara-on-the-Lake. The urban area of Queenston is designated as a Community Improvement Area.

OLD TOWN

VIRGIL

TOWN OF NIAGARA ON THE LAKE

QUEENSTON

ST. DAVIDS

Figure 22: Queenston is one of five urban areas within the Town of Niagara-on-the-Lake.

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 6.2.1 Official Plan

The subject property is located at the centre of the village and surrounded on three sides by areas that have been identified as Established Residential. There is a large parcel directly opposite on Queenston Street that is zoned for Commercial use.

Figure 23: Schedule E; Land Use Designations (Official Plan)

In the Official Plan the subject property is zoned Open Space and Community Facilities, however, residential zoning has recently been approved by the Committee of the Whole. The specific type of residential development (ie; detached single-family home, duplex, townhome, apartment) will be decided as part of a more specific development proposal.

According to the Official Plan, Medium density is permitted in each of the residential designations in the village subject to a site specific Zoning By-Law Amendment. Medium density is defined as “up to 12 units per acre”.

6.2.2 Queenston Secondary Plan

In order to guide development in Queenston that will achieve the goals of the Official Plan, the Town commissioned a study by Urban Strategies for a Secondary Plan. Another strategy explored by the Town was the possibility of creating a Heritage Conservation District. A study was presented to Council

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 but was not approved. After careful consideration, a Secondary Plan approach has been adopted as the most appropriate tool for achieving a balance between preserving heritage values and allowing new development. 6.2.2.1 Special Policy Area (SPA-2)

The school site is identified as Special Policy Area 2. It is one of four large sites in the village (in excess of 2 acres) that have potential for development and require special provisions. The subject property and the commercial zoned property across the street (SPA-1) are identified as opportunities for expanding the diversity of housing types and commercial uses within the Village.

 Figure 24: Special Policies Areas (Secondary Plan).

The Secondary Plan identifies a need for private sector development in Special Policy 2 that will better meet the needs of the existing and future community, while maintaining the character and quality of the Village. The policy document, Toward a More Complete Community, responds to specific contemporary challenges and opportunities facing the Village today and establishes a framework for public improvements and detailed policy direction for private sector development aimed at enhancing the Village as a more complete community, while preserving its unique natural and cultural assets and the quality of life it offers.

Based on this framework, a more complete and diverse mixed community will be achieved through the following:

• A modest increase in the range of residential land uses to provide more flexibility of housing forms to meet the needs of the population, seniors and young families Laura Secord School_Queenston Village_FINAL HIA_MHobson_01 Feb 2016 22



• The provision of ‘live work’ opportunities whereby residents and workers will have the opportunity to live, work and shop in the Village

• A mix of land uses and higher density residential townhouse uses in close proximity to planned community parkland and open space focal areas and/or as permitted within commercial use areas to support a vibrant community

• The promotion of commercial, mixed-use commercial and low-impact tourism development opportunities which can serve the broader community and municipality, while meeting the needs of the local population without disrupting day to day community life.

In addition, public realm improvements have been identified as a way of supporting private sector development that will meet these needs. The subject property has been identified as a key opportunity for creating a public park:

• “If the school site use changes, the site has the potential to play a much stronger role as a municipally owned park space or Village green in the heart of the community, potentially including other civic, community facilities and residential uses over time.” (SP; 46)

6.2.2.2 Site Specific Recommendations

The Secondary Plan includes the following recommendations for the Laura Secord School Site should the school close;

• Retain approximately 1 acre of the school site and convert to a publicly owned park • Allow a change in land use that is economically viable from a development point of view and will provide amenities to the community such as housing diversity for young families, seniors housing or daycare space

Opportunities for development on the school site and the commercially zoned property across the street are identified as complimentary to one another in the Secondary Plan. The plan includes illustrations of new forms of development that would be appropriate for such sites. For commercially zoned properties, a mixed-used development that includes commercial uses on Queenston Street with medium density housing behind is proposed.

Two types of medium density housing are illustrated, in the form of townhouses with attached or detached garages.

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  Figure 25: Examples of townhouse dwellings with detached garages (above) and attached garages (below) (Queenston Secondary Plan)

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7.0 IMPACTS & MITIGATION MEASURES

Significant mitigation measures to reduce impacts on heritage resources have already been undertaken in the way that the lot has been severed and in the configuration of the development lots. These measures include the following:

• Continued protection through heritage designation of the north end of the property that includes the school building and school yard • Development confined to the south end of the property where there is existing residential development. • Dedication of a large area of parkland to the Town to buffer the new development. • Configuration of the development lots so that there will be low density development on Princess Street and medium density development on Queenston Street.

7.1 QUEENSTON VILLAGE

The subject property is located in the centre of the historic village of Queenston and has long been a central green space enjoyed by residents of this small community. Although a significant portion will be retained as green space as a Town-owned municipal park, there is significant concern in the community that any new development that is permitted be compatible with the existing character of the village.

Potential impacts to the character of the village are the result of the following changes to the property:

• change in use of the school buildings from a primary school to a college that has a skilled trade component • severance of a portion of the playing fields to create a community park • severance of a portion of the playing fields and a change in land use to allow residential development

The change in use for the school building has not had any negative impacts and has allowed for ongoing use of the site as an educational facility. No additional parking has been added and no changes to the buildings have been made. A dry-stone wall has been erected on Queenston Street by students of the school and some temporary signage has been erected. There are piles of stone and gravel in the front yard on Highland Street associated with the masonry classes. None of these features are permanent features and have not had a significant impact on the character of the village.

The creation of a community park will have positive impacts. New landscaping, public entrances and pathways will enhance the use of this space and will be publically accessible at all times.

The proposed development of the playing fields at the south end of the property will not have negative impacts on the designated school building, which will be sufficiently buffered by green space, but it will impact the Queenston Streetscape. As the first development in the village for medium density housing, it will introduce a new housing form in a residential area that is

Laura Secord School_Queenston Village_FINAL HIA_MHobson_01 Feb 2016 25  primarily characterized by single detached dwellings. The introduction of this new housing will be done sensitively using materials, design elements and landscaping that is compatible with the historic character of the village.

The subject property occupies most of the block bounded by Walnut and Highland Streets to the north and south and Queenston and Princess Streets to the west and east, with the exception of three lots on Highland Street and one lot on Princess Street that contain single detached dwellings. None of the properties that are directly adjacent to the subject property have been identified as heritage resources.

The Town has identified six properties that have the potential for impacts due to their proximity to the proposed development. After conducting a site visit, it was determined that two of these properties, the Secord-Copeland House (53 Queenston Street) and the Brown-Bassil House (48 Queenston Street), were located south of Highland Street and were sufficiently buffered by this roadway and would not be subject to any. The remaining four properties were assessed for impacts because they all face the subject property. The following chart shows the impacts that have been identified and the mitigation measures that are proposed to minimize those impacts:

Cultural Resources Identified Impacts Mitigation Measures Willowbank Indirect impacts to views • Ensure that any changes to the Queenston to and from the Street frontage will not impact views to and Willowbank estate from the Willowbank Estate. grounds. Hamilton-Kormos Indirect impacts to views • Ensure that any changes to the Queenston House to and from the Hamilton- Street frontage will not impact views to and Kormos House. from the Hamilton-Kormos House. Secord-Copeland No impacts. • No mitigation required. House Brown-Bassil House No impacts. • No mitigation required. 36 Princess Street Indirect impacts to views • Ensure that any changes to the Princess to and from 36 Princess Street frontage will not impact views to and Street. from 36 Princess Street. 4 Walnut Street Indirect impacts to views • Ensure that any changes to the Walnut to and from 4 Walnut Street frontage will not impact views to and Street. from 4 Walnut Street.

7.2 LAURA SECORD SCHOOL

The historic school building is located at the south end of the property and will be sufficiently buffered from the new development by the new community park. Impacts are limited to the loss of open space associated with the school grounds that occurred when the lot was severed. The parkland was dedicated to the Town to mitigate any new development occurring at the south end of the site.

As indicated in the chart below, further measures should be taken to ensure protection of the remaining open space around the school;

Laura Secord School_Queenston Village_FINAL HIA_MHobson_01 Feb 2016 26   Cultural Resources Identified Impacts Mitigation Measures Laura Secord School Direct impacts to the • Identify landscape components that school grounds due to contribute the heritage value of school severance of a portion of building and list them as heritage attributes the site containing the in an Amended By-lay. playing fields. • Dedicate a portion of the site as parkland to preserve open space for community use and buffer the school from new development

8.0 ALTERNATIVE DEVELOPMENT OPTIONS

The applicant has proposed two options for a row of six townhomes; Option A with Attached Garages and Option B with Detached Garages. As part of this assessment, other options not proposed by the applicant, such as retaining all of the open space for community use or introducing a lower density development, have also been considered.

Alternative Option 1: Maintain as Open Space Recommendation: This option is not recommended.

This option is not financially viable. This option would require that the land be acquired by the Town or by a land trust formed by the community.

The Town has already purchased a sizeable portion of the property for a community park and has not expressed an interest in acquiring any further land. There is no land trust in Queenston that could purchase the land for community use. Further assessment would be needed to determine if there is a need for this green space. The residential lot on Princess Street has already been sold and is int eh process of being developed.

This option would preserve most of the green space associated with the school property but it would not contribute significantly to preserving heritage values associated with the Laura Secord School property. Prior to 1944, the site of the proposed development was not owned by the school and contained a road allowance and residential lots.

This parcel of land is already surrounded by residential development on two sides so infill with residential development seems appropriate here.

Alternative Option 2: Lower Density Development Recommendation: This option is not recommended.

This option would require a revision to the proposed development that would reduce the number of units per acre. Lower density development options could include three single- detached houses or three semi-detached houses. A low density residential development would be more consistent with existing residential lots in the village. However, given that the development site fronts on Queenston Street and is directly opposite from a large vacant parcel

Laura Secord School_Queenston Village_FINAL HIA_MHobson_01 Feb 2016 27   that is zoned for commercial use, low density residential development does not seem the most appropriate type of development for this site.

Queenston Street is the main street through the village and already has a varied character that includes some non-residential and commercial uses. Low density residential infill is more appropriate for individual infill sites in the Village. This site represents an opportunity to introduce a form of residential housing that is consistent with the current planning framework for the Village which seeks to introduce more varied housing types, including medium-density housing.

Proposed Option A – Row of 6 Townhomes with Attached Garages Proposed Option B – Row of 6 Townhomes with Detached Garages at the Rear Recommendation: Option A & B are both recommended, Option A is the preferred option.

Both options proposed by the applicant meet the zoning requirements for the medium residential development in the village and support planning policies for this site. Therefore both Option A and B are recommended for approval.

REQUIREMENT PROPOSED COMPREHENSIVE ZONING BY-LAW MEETS ZONING DEVELOPMENT 4316-09, as amended - 8.4.4 REQUIREMENTS Townhouse or Row-house Dwelling Building height 8.5 m 8.5 m YES Maximum lot coverage A: 33.8% 40% YES B: 40.0% Minimum landscaped A: 60.7% 30% YES open space B: 43.4% Front yard setback A: 4.6 m 4.5 m YES B: 6.1 m Side yard setback 1.5 m 1.5 m YES

Option A is the preferred option for the following reasons:

• Less lot coverage (6.2% less than Option B) • More landscaped open space (17.3% more than Option B) • Less impact to residential properties backing onto the rear property line • There are other examples of attached garages in the post-war housing stock elsewhere in the village • Attached garages are better suited to the needs of seniors • Large back yards that are not connected to areas with vehicular traffic are better suited to the needs of young families

Laura Secord School_Queenston Village_FINAL HIA_MHobson_01 Feb 2016 28   9.0 SUMMARY STATEMENT & CONSERVATION RECOMMENDATIONS

The closure of the Laura Secord School was anticipated several years prior to its closing in 2012. This allowed considerable time to develop a planning strategy for how this site might evolve. It was earmarked as a potential development site and site specific policies were included in Queenston Village Secondary Plan prepared for the Town by consultants in 2007.

As the first of four large sites in the village to be developed, this development has been subject to considerable scrutiny. For this reason, the proposed development has been held to a very high standard and public input has been sought. Willowbank’s role in developing this site is very important because, as a school that specialized in heritage conservation, the Willowbank community has access to expertise that is directly applicable to the challenges of new development in a historic setting.

The closure of the elementary school and the expansion of the Willowbank program was fortuitous. It allowed for a new but compatible use for the school buildings and resulted in a large dedication of parkland to the Town for a community park. Willowbank’s stewardship of the site extended to developing detailed plans for development on the parcels of land at the south end of the property that were severed to allow residential development.

In addition to the specific mitigation measures recommended above, the following general conservation measures are also recommended:

• Retain the name Laura Secord in association with this site

• Create a greater sense of green space by creating physical and/or visual linkages between the new community park and the school frontage on Queenston Street.

• Develop design guidelines for the Village of Queenston

Laura Secord School_Queenston Village_FINAL HIA_MHobson_01 Feb 2016 29   10.0 BIBLIOGRAPHY

Archaeological Services Inc., Stage 1 and 2 Archaeological Resource Assessment of the Laura Secord Public School, 5 Walnut Street, Village of Queenston, 8 May 2012.

History of Niagara-on-the-Lake, Accessed online 10 Jan 2016. https://notl.civicweb.net/document/3857/History%20of%20Niagara-on-the- Lake.March%202013.pdf?handle=1F4061091E2C43D4B6236CC6F21BFB7A

Ministry of Tourism, Culture and Sport. Ontario Heritage Tool Kit. Accessed online 10 Jan 2016. http://www.mtc.gov.on.ca/en/heritage/heritage_toolkit.shtml

Parks Canada, Standards and Guidelines for the Conservation of Historic Places in Canada, 2nd ed. Accessed online 10 Jan 2016. http://www.historicplaces.ca/media/18072/81468-parks-s+g-eng- web2.pdf

Town of Niagara-on-the-Lake: By-law no. 986-79; Brown-Bassil House, 48 Queenston Street. By-law no. 1659-86; Willowbank, 14487 Niagara Parkway By-law no. 3631-02; Secord-Copeland House, 53 Queenston Street. By-law no. 3632-02; Hamilton-Kormos House, 93 Queenston Street. Heritage Character Statement; The Trimble House, 4 Walnut Street.

Town of Niagara-on-the-Lake, Heritage Impact Assessment Guidelines (Draft).

Town of Niagara-on-the-Lake, Official Plan (Consolidation), 2013. Accessed online 10 Jan 2016. https://notl.civicweb.net/document/5401/OP%20Consolidation%20Oct%202014%20DRAFT%20rdcd.pdf? handle=7A3E3AD68D8C4497A1D545EFBE16BE95

Town of Niagara-on-the-Lake, Queenston Community Zoning District, Section 8; Comprehensive Zoning By-Law 4316-09, as amended (Office Consolidation – March 1, 2014).

Urban Strategies Inc., Village of Queenston Secondary Plan (Draft Final), October 2007.

Laura Secord School_Queenston Village_FINAL HIA_MHobson_01 Feb 2016 30   11.0 QUALIFICATIONS OF THE AUTHOR

The author of this report is a member in good standing of the Canadian Association of Heritage Professionals. Formal education includes a Master of Arts in Architectural History from the University of Toronto and a Diploma in Heritage Conservation from the Willowbank School of Restoration Arts. Professional experience includes an internship at the Ontario Heritage Trust, three years as Architectural Historian and Conservation Specialist at Taylor Hazell Architects in Toronto, one year as a municipal heritage planner for the Town of Oakville and six years in private practice in Ontario as a heritage consultant. Other relevant experience includes teaching Architectural History at the University of Toronto and McMaster University and teaching Research Methods and Conservation Planning at the Willowbank School for Restoration Arts in Queenston. In addition to numerous heritage reports, the author has published work in academic journals such as the Journal of the Society of Architectural Historians and the Canadian Historical Review.

12.0 APPENDICES

12.1 APPENDIX A: SITE PHOTOS 12.2 APPENDIX C: ARCHITECTURAL DRAWINGS



Laura Secord School_Queenston Village_FINAL HIA_MHobson_01 Feb 2016 31   Appendix A: Photos   

Figure 1: Aerial view.

Figure 2: Laura Secord School property, aerial view. (Google Earth)

Figure 2: Laura Secord School, main block (1914), Front entrance on Princess Street. 

Figure 3: Laura Secord School, rear addition (1953), Secondary entrance on Walnut Street. 

Figure 4: Laura Secord School, rear addition (1953), Queenston Street elevation. 

Figure 5: Laura Secord School, view of schoolyard from Queenston Street.  

Figure 6: Laura Secord School, view of playing fields from Queenston Street.

Figure 7: Laura Secord School playing field, site of proposed townhouse development.

Figure 8: Queenston Street, view looking south. 

Figure 9: Queenston Street, view looking north.

Figure 10: Undeveloped land on the west side of Queenston Street, opposite the Laura Secord School playing fields. 

Figure 11: Vacant commercial building on the west Queenston Street, opposite the Laura Secord School playing fields.

Figure 12: Land Rover dealership on the west side of Queenston Street. 

Figure 13: Queens Landing Inn, motel block and parking lot on the east side of Queenston Street.

Figure 14: Post Office and parking on the east side of Queenston Street. 

 Figure 15: Public library (former Church) on the east side of Queenston Street.

Figure 16: Mackenzie Printery and Newspaper Museum, a National Historic Site, is located at the head of Queenston Street 

Figure 17: Laura Secord House, a National Historic Site, is located on the west side of Queenston Street.

Figure 18: Willowbank Estate, 14487 Queenston Street. The estate grounds front on Queenston Street. 

Figure 19: Hamilton-Kormos House, 93 Queenston Street.

Figure 20: The Trimble House, 4 Walnut Street.   

Figure 21: The Brown-Bassil House, 48 Queenston Street.

Figure 22: The Secord-Copeland House, 53 Queenston Street  Figure 23: 36 Princess Street

Appendix B: Drawings (Drawings by Julian Smith, Architect)   

 Figure 1. OPTION A; ATTACHED GARAGES, Perspective.

Figure 2. OPTION A; ATTACHED GARAGES, Site Plan.

Figure 3. OPTION A; ATTACHED GARAGES, Elevations & Roof Plan.

Figure 4. OPTION A; ATTACHED GARAGES, Floor Plans.



 Figure 5. OPTION B; DETACHED GARAGES AT THE BACK Perspective.

Figure 6. OPTION B; DETACHED GARAGES AT THE BACK, Site Plan.

Figure 7. OPTION B; DETACHED GARAGES AT THE BACK, Elevations & Roof Plan.

 

Figure 8: OPTION B; DETACHED GARAGES AT THE BACK, Floor Plans.