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468-476 James Street NorthHamilton, Ontario

Project # 17-154-01

Prepared by PE / EC / NT

Documentation anD salvage report

March 7, 2018

Cover Image/above: 468-476 James Street North, January, 2018 (ERA Architects)

PREPARED FOR:John Van Nostrand Developments110 Adelaide St E, 4th FloorToronto, Ontario M5C 1K9

PREPARED BY:ERA Architects Inc.10 St. Mary Street, Suite 801Toronto, Ontario M4Y 1P9416-963-4497

Issued: 2018-03-07

i Issued: March 7, 2018

CONTENTS

EXECUTIVE SUMMARY II

1 INTRODUCTION 1

1.1 Scope of the Report1.2 Present Owner Contact

2 CONTEXT 2

3 PHYSIOGRAPHY 3

4 HISTORIC CONTEXT: SETTLEMENT TO PRESENT 4

5 PROPERTY DESCRIPTION 10

5.1 468-470 James Street North5.2 474-476 James Street North

6 ARTIFACT CURATION AND REUSE 12

7 PHOTOGRAPHIC DOCUMENTATION 13

8 SOURCES 20

9 APPENDIX 21

ii DOCUMENTATION AND SALVAGE REPORT: 468 & 476 JAMES STREET NORTH

The purpose of this Documentation and Salvage Report is to provide research and documentation of the structures at 468-476 James Street North for archival purposes prior to their demolition.

The subject structures are mixed commercial and residential buildings situated at the northeast corner of James Street North and Ferrie Street West in Hamilton’s North End.

Constructed in c. late 1860s, 468-470 James Street North has accommodated a series of commercial businesses, including saloons and taverns. The extant structure has undergone several alterations and renovations over its lifetime. The building at 474-476 James Street North, also dating to the late 19th century, continues to be in residential use.

The subject property meets two (2) of the ten criteria used by the City of Hamilton and Ministry of Tourism, Culture and Sport for determining archaeological potential:

• In areas of pioneer EuroCanadian settlement; and• Along historic transportation routes.

Notwithstanding current surface conditions, these criteria define the property as having archaeological potential. There does not appear to be any potential for artifact curation or reuse in the proposed development.

ExEcutivESummary

1 Issued: March 7, 2018

1 introduction1.1 Scope of the Report

John Van Nostrand Developments (“JVND”) has retained ERA Architects (“ERA”) to undertake a Documentation and Salvage Report for the proposed development site at 468-476 James Street North in Hamilton (the “Site”). The report has been prepared at the request of the City of Hamilton, in accordance with their Official Plan policy.

The purpose of a Documentation and Salvage Report is to thoroughly document a cultural heritage resource prior to its demolition:

Where cultural heritage resources are to be affected, the City may impose conditions of approval on any planning application to ensure their continued protection. In the event that rehabilitation and reuse of the resource is not viable and this has been demonstrated by the proponent, the City may require the affected resources be thoroughly documented for archival purposes at the expense of the applicant prior to demolition (Urban Hamilton Offical Plan, Volume 1, B.3.4.2.14).

ERA Architects has prepared this Documentation and Salvage Report in accordance with the Standards and Guidelines for the Conservation of Historic Places in Canada published by Parks Canada, and with the Heritage Tool Kit published by the Ontario Ministry of Culture. This Documentation and Salvage Report will be submitted to The City of Hamilton for approval prior to the demolition of the structure at the Site.

1.2 Present Owner ContactJohn Van Nostrand Developments110 Adelaide St E, 4th FloorToronto, Ontario M5C 1K9(289) 941-0336

2 DOCUMENTATION AND SALVAGE REPORT: 468 & 476 JAMES STREET NORTH

2 contExt2.1 Site Location and Description

The two subject buildings are located at 468-476 James Street North in Hamilton’s North End. Situated at the northeast corner of James Street North and Ferrie Street, the Site currently contains two two-storey mixed use buildings at 468-470 and semi-detached two-storey residential buildings at 474-476 James Street North.

Since its construction in the late 1860s, the building at what is now 468-470 James Street North has accommodated a series of commercial and hospitality businesses, its ownership having changed several times. It has been in use as a tavern (public house) since at least the early 20th century. The extant structure has undergone several alterations and renovations. Just to the north, the semi-detached residential building at 474-476 James Street date to the late 19th century.

2.2 Heritage Context

The Site is not currently designated Part IV under the Ontario Heritage Act, nor is it listed on the Hamilton Heritage Register.

The Site meets two of the criteria used by the City of Hamilton for determining archaeological potential. Although an archaeological assessment is not required, should archaeological materials be found on the property the Ontario Ministry of Tourism, Culture and Sport (MTCS) should be notified immediately. For further information, please see Appendix I.

2.3 Proposed Development

The proposed development contemplates the removal of the existing buildings and the construction of an eight-storey mixed use building with commercial and live-work uses on the ground floor and residential units above. One level of below-grade parking is proposed at the Site.

Aerial map showing the site in red (Google Maps, annotated by ERA).

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3 PhySiograPhyThe following summarizes the determinates of human settlement related to the physiography of the site and the larger Glacial Lake Iroquois Plain. The primary reference for this section is The Physiography of Southern Ontario by Chapman and Putnam.

Hamilton’s development, infrastructure and industry are strongly connected to the physiography of the Glacial Lake Iroquois Plain region. Hamilton is situated at the lakehead of the former Lake Iroquois , the Lake Iroquois Plain runs approximately 300 km from the Niagara River to Trenton, Ontario, connecting Hamilton and surrounding municipalities to Lake Ontario.

Historically, the narrow plain between the land and the Niagara Escarpment provided a direct connection to the Niagara River by way of the shoreline. Natural waterways provided the earliest travel routes, with pre-Colonial portage routes surmounting the steep inland barrier of the Niagara Escarpment, and presenting opportunities for inland Euro-Canadian settlement.

With easy grades leading up the Escarpment, lakefront accessibility and connections to the Niagara region, early urban settlement flourished in the Hamilton area. Highway 8 (Main Street), which runs just south of the subject property, is built on the Lake Iroquois Beach, and is a long-established First Nations and early settler transportation route.

The land contains broad gravel ridges where well drained loams have developed, providing ideal conditions for specialized crops, such as soft fruits for canning and winemaking. Due to the demand for housing, industry and transportation throughout the 20th and early 21st centuries, much of this fruitland has been replaced by urban development.

The geology of the Glacial Iroquois Plain region has influenced the built form and infrastructure of Hamilton. The escarpment served as an abundant source of building material including cut stone and lime shale for masonry construction. Beneath the ground are great deposits of sand and gravel, which collected in various areas providing ample resources for Hamilton to become a centre for heavy industry.

Map showing the Glacial Iroquois Sand Plain in yellow, with general location of subject property indicated by red ar-row. (Chapman and Putnam 1984, annotated by ERA).

Map showing the subject property’s original lot (red circle) in relation to historic waterways through the lower city, 1983. (Burlington Bay and Vicinity, by T.W. Watson).


4 hiStoriccontExt:SEttlEmEnttoPrESEnt

According to Augustus Jones’ 1791 survey (above), the current Site is located in the southeast quadrant of what was originally Lot 15, Concession 1 of Barton Township. This parcel and six surrounding parcels were originally owned by Loyalist settler Ralfe Clench (Clinch), an army officer, judge, politican and farmer who came north following the American Revolution. Today, Lot 15 of Concession 1 constitutes approximately the land between James Street North and Bay Street, and between Barton and Burlington streets, making up today’s North End West neighbourhood.

Early settlement in the area was concentrated around a series of small wharves at the foot of James Street, which were built by merchants to handle trade off the lake. This industry tended to attract a working class population who slowly developed a small community comprising rough accommodation, taverns and hotels. Although the area was somewhat removed from developments on Nathaniel Hughson’s land to the south, the waterfront was an important site for local commerce.

1791 Augustus Jones Survey with Lot 15, Concession 1 indicated (red circle). Annotated by ERA.

The following maps with supporting text summarize the research and analysis of the site’s settlement history completed in the preparation of this report. A summary of sources is included in Section 8.


1842 Plan of the town of Hamilton, District of Gore with subject property indicated (red circle) within former Lot 15, Concession 1 property (blue boundary). Annotated by ERA.

1850 Marcus Smith, Map of the City of Hamilton, with subject property indicated (red circle). Annotated by ERA

In the 1820s, as part of harbour improvements desired by the merchant classes, work began on a canal to cut through the thin strip of beach land and connect Burlington Bay to Lake Ontario. This significant infrastructure project required a large labour force and attracted more people to the area, along with storehouses and an expanded wharf. The canal was completed in 1832, one year before Hamilton’s incorporation as a town, and a steady increase in water-borne trade ensured continued development of wharf development and related activity.

As the 1842 map (at right) shows, most of the area north of the city centre remained unsurveyed at this time, but a cluster of buildings near the water can be seen along with scattered development along James Street. Creeks and streams can be seen on a wide undeveloped expanse. However, less than ten years later, as Marcus Smith’s 1850 map shows, the area had been fully surveyed with land graded, streets laid out and numbered building lots. Small pockets of residential development accompany growing industry, especially near the wharfs. James Street became an important thoroughfare connecting the North End to the city.


As Victorian Hamilton emerged as a regional manufacturing centre likened to “the Birmingham of Canada”, the North End experienced a boom in speculative residential development to cater to the growing number of blue collar workers employed in local industry. The subject property was part of a subdivided block within Ward V of the City of Hamilton, as seen in the 1875 Map of Wentworth County. Lots 9 and 10 on James Street (block VII) are recorded as belonging to E. & J.F. Moore and A. Miller, respectively.

The Bird’s Eye images on the following page illustrate the intensification of residential, commercial and industrial activity through the North End’s late Victorian era. As Brosius’s map of 1876 shows, houses and industry exist alongside one another, and the built form is fairly dense from the water extending east to John Street, after which development is sparser. The train tracks of the Great Western Railway (eventually purchased by the Grand Trunk Railroad) and wooden bridges can be seen in the uppermost frame of the image, while cropped out of view are substantial wharves at the foot of Macnab Street.

The 1893 map produced by the Toronto Lithographing Company shows the area as densely built out, with much greater industrial activity in the North End, as evidenced by the many smokestacks. Lots appear to be fully occupied predominantly with modest, fine-grained worker’s housing placed cheek-by-jowl with plants and factories. Local churches can be seen near the subject property, on nearby John Street and Mary Street. As maps reveal, in this period two-storey buildings existed on the subject property with mixed commercial and residential use.

Hamilton City - Wards 5, 6, from Wentworth County 1875, Ontario, with subject prop-erty indicated by red circle. (Illustrated Historical Atlas of the County of Wentworth by Page and Smith, annotated by ERA Architects).


1876, Herm Brosius, Bird’s Eye View of The City of Hamilton (Site indicated by red circle)

1893, Toronto Lithographing Company, Bird’s Eye View of The City of Hamilton (Site indicated by red circle)


Goad’s Atlas, 1911, showing context of site and relationship to Canadian Cotton Mill (annotated by ERA Architects).

Goad’s Atlas, 1911, detail.


Undated photograph (possibly c. 1940s based on the automobile) of the ‘Genny Tavern’ at 468 James Street North. Note 474-476 James Street North in the background.

As the Goad’s Atlas shows, 468 James St. is listed as a Saloon, with possibly rooms for rent above. The building is shown as being of brick construction with a wooden porch on James Street -- something similar can be seen in Brosius’s map. 474-476 James Street are shown as two-storey buildings of wood construction.

Diagonally opposite the subject property a collection of industrial buildings can be seen in the 1876 map, which by the 1893 map have grown into substantial brick factories with a tall central smokestack. This was the Canadian Cottons plant, an important local employer which by the 1890s was employing around 500 people. The factory produced all manner of cotton garments for the domestic and American market. With masonry towers on the corners it dominated the block and the neighbourhood for over 50 years.

By the 20th century the North End was firmly established as a close-knit working-class neighourhood which had absorbed two generations of new immigrants. The loud factory whistles announcing the start and end of shifts regulated neighourhood time.

However, like many of the once-mighty manufacturing centres of the Great Lakes region, postwar changes in the manufacturing and transportation sectors diminished Hamilton’s industry and jobs. The automobile brought improved regional transportation routes and decentralization. The North End was particularly affected as reliance on rail and water transport shifted to trucking. By the 1970s, many factories had shuttered for good. Building complexes like the Canadian Cottons factory on Simcoe Street were demolished, usually to make way for residential land use.

Despite general disinvestment, a sense of community has persisted in the North End. 468 James Street appears to have been in use as a tavern of some sort for most of the 20th century, at one point in the mid-century known as the ‘Genny Tavern’. Its name and facade underwent many further iterations in the following decades.


5.1 468-470 James Street North

The building at 468-470 James Street North sits on a corner lot with frontage on James Street North and Ferrie Street. It is built to the property line; to the east of the building is a large surface parking lot. The property contains no landscaping and the surrounding area is entirely paved.

The building is 2-1/2 storeys tall and L-shaped in plan with a single-storey extension to the rear. It was built in stages with the earliest fabric dating to approximately the 1860s and later additions and modifications continuing through various decades up to the 1980s.

The building is of masonry construction, built on a rubble stone foundation with walls in red brick laid to common bond. As corroborated by historic maps, the first approximately five feet of the northern section of the James Street facade were built later (early 20th century); this can be seen in the transition from historic brick masonry to over-cladding, and in the change to the roof slope. In addition to the original brick masonry, the building is clad in various modern treatments, including render (parging) on a wire mesh substrate, panelled brick and wood.

Brickwork has been restored in select locations across the building, as seen by differing brick and mortar colours. Window sills include original sandstone and later concrete replacements. The James Street North elevation includes decorative metal and a long fascia sign as well as a projecting hanging sign. The principal entrance is through a round-headed arch with a modern wood door and decorative metal transom.

The building has a pitched cross-gable roof clad in asphalt shingle with overhanging eaves and aluminimum soffits. The roof’s ridgeline is higher in the northern section than the southern, alluding to its staged evolution. Metal flashing has been added in places.

The building’s fenestration is mixed, with a combination of original and modern openings. Original openings are primarily square-headed with segmental brick arches, with small semi-circular headed openings in the gable ends. Other openings from later periods are scattered across the building elevations. Windows tend to be modern sealed uPVC or aluminum units. On the James Street elevation broad rectangular single pane windows have been installed with wooden surrounds and faux-wood shutters.

5 ProPErtydEScriPtion

468-470 James St N, showing differing roof heights (ERA, 2018)

468-470 James St N, showing later addition (ERA, 2018)

468-470James St N, detail of deteriorated parging over brick (ERA, 2018)


5.2 474-476 James Street North

The building at 474-476 James Street North sits just north of the corner with frontage on James Street North. It is set back approximately five feet from the property line, with a long canopy supported by metal posts running the lenght of the principal elevation. A large surface parking lot sits to the rear beyond a wooden fence. The property contains no landscaping and the surrounding area is entirely paved.

The building contains two semi-detached residences with seperate entrances. It is two storeys, rectangular in plan with symmetrical elevations and single-storey returns off the rear. It has a simple pitched roof clad in asphalt shingles, with gutters at the eaves and downspouts on the north flank. Although ERA was unable to accurately determine its exact date of construction, it appears to date from the late 19th century as confirmed by Goad’s Atlases, which include a building with the same plan, dimensions and construction material.

The building is of wood-frame construction on a masonry foundation. The walls are clad in a combination of vinyl siding and render (parging). Rectangular windows are symmetrically placed in what are likely original openings. On the main elevation, the ground floor contains two windows flanking the entrances, with four evenly spaced windows on the upper floor (this is repeated on the rear). The flank walls contain one small window per floor. Current windows are modern aluminum units surrounded by metal flashing.

Single-storey wood-frame returns extend off the rear of the building; these have pitched roofs clad in asphalt shingle. The cladding is cement render, and rough windows have been created on the rear walls. Lean-tos on either side of these retunrns offer shelter for secondary entrances.

The building appears to be in poor condition, likely due to the rainwater systems failing to protect the building from water. Significant water damage appears throughout, particularly in exposed timber elements and the parging. The roof can be seen to be sagging considerably.

474-476 James St N, front elevation (ERA, 2018)

474-476 James St N, rear elevation (ERA, 2018)


6 artifactcurationandrEuSE

There does not appear to be any potential for artifact curation or reuse in the proposed development.


Looking east towards the principal elevation of 468-470 James Street North, January 2018 (ERA Architects)

Looking north towards the flank elevation of 468-470 James Street North from Ferrie Street, January 2018 (ERA Architects)

7 PhotograPhicdocumEntation


Looking east towards the principal elevation of 474-476 James Street North, January 2018 (ERA Architects)

Looking south towards the flank elevation of 476 James Street, January 2018 (ERA Architects)


Looking northwest from Ferrie Street, January 2018 (ERA Architects)

Looking west towards the rears of the properties, January 2018 (ERA Architects)


Looking northeast towards the principal elevation of 474-476 James Street, January 2018 (ERA Architects)

Looking southwest towards the rears of the properties, January 2018 (ERA Architects)


Rear of 474 James Street, detail, January 2018 (ERA Architects)

Flank of 470 James Street, detail, January 2018 (ERA Architects)


Flank of 468 James Street, detail, January 2018 (ERA Architects)

Oblique view showing principal elevation of 468-470 James Street, detail, January 2018 (ERA Architects)


Basement of 468-470James Street, showing masonry foundation, January 2018 (ERA Architects)

Interior of 468-470 James Street, ground floor, January 2018 (ERA Architects)


LITERATURE

Bradley, H. B. The Works: The Industrial Architecture of the United States. Oxford University Press, 1999.

Chapman, L. J. and Donald F. Putnam. The Physiography of Southern Ontario. 3rd ed. Toronto, Ontario: Ontario Ministry of Natural Resources, 1984.

ERA Architects. Hamilton Downtown Built Heritage Inventory. Beasley: Historic Context Statement. Toronto, Ontario, 2014.

Workers Arts and Heritage Centre (WAHC). Workers’ City. Available from: http://workerscity.ca/

MAPS

Brosius, H. Birds Eye View of the City of Hamilton, 1876, Ontario

Goad. C. City of Hamilton Fire Insurance Plans: 1898, 1947, 1964 (Courtesy of the McMaster Maps Library and the Hamilton Public Library).

Google Maps, 2016. 61 Mary Street. Available From: https://www.google.ca/maps/place/61+Mary+St,+Hamilton,+ON+L8R+1K2/@43.2576064,-79.8644109,560m/data=!3m1!1e3!4m5!3m4!1s0x882c9b857f9e89e5:0x675bf1cdb5ca9907!8m2!3d43.2569504!4d-79.8634474

Jones, A. 1791. Plan of Township #8. Hamilton, Ontario

Page, H. R. 1875. Barton, County of Wentworth. Wentworth Co. Toronto. Ontario

Service Ontario. Property Index Map: Wentworth (No.62). Queens printer for Ontario, 2016

Smith, M. 1850-1. Map of The City of Hamilton: In the County of Wentworth.

Toronto Lithographing Company. Birds Eye View of the City of Hamilton, 1893, Ontario

Tyrell J. W. and Co. Civil Engineers and Surveyors, 1921. City of Hamilton Central Section.

Watson, T. W. 1983. Burlington Bay and Vicinity 1791 -1804. The Head of The Lake Historical Society.

PHOTOS

Google Maps (2017).

8 SourcES

9 aPPEndix

Appendix I: Cultural Heritage Memorandum from Chelsey Tyers, 22 February 2017

Planning and Economic Development Department

Memorandum

To:

Cam Thomas, Planner I

From:

Chelsey Tyers, Cultural Heritage Planner

Date:

February 22, 2017 File: FC-17-027

Subject: Cultural Heritage Comments Regarding Formal Consultation Application by JVN Developments for Lands Located at 468 and 476 James Street North, Hamilton (Ward 2)

Archaeology: The subject property meets two (2) of the ten criteria used by the City of Hamilton and Ministry of Tourism, Culture and Sport for determining archaeological potential:

1) In areas of pioneer EuroCanadian settlement; and 2) Along historic transportation routes.

Notwithstanding current surface conditions, these criteria define the property as having archaeological potential. Accordingly, Section 2 (d) of the Planning Act and Section 2.6.2 of the Provincial Policy Statement apply to the subject application. If this site plan is approved, Staff requires that a written caution be added to the Site Plan as per the following: “Caution: Notwithstanding current surface conditions, the property has been determined to be an area of archaeological potential. Although an archaeological assessment is not required by the City of Hamilton, the proponent is cautioned that during development activities, should deeply buried archaeological materials be found on the property the Ontario Ministry of Tourism, Culture and Sport (MTCS) should be notified immediately (416.314.7143). In the event that human remains are encountered during construction, the proponent should immediately contact both MTCS and the Registrar or Deputy Registrar of the Cemeteries Regulation Unit of the Ministry of Small Business and Consumer Services (416.326.8392).” (CT/AP2017-02-07)

Subject: Cultural Heritage Comments Regarding Formal

Consultation Application by JVN Developments for Lands Located at 468 and 476 James Street North, Hamilton (Ward 2)

February 22, 2017 Page 2 of 2

Built Heritage: The City recognizes there may be cultural heritage properties that are not yet identified or included in the Register of Property of Cultural Heritage Value or Interest nor designated under the Ontario Heritage Act, but still may be of cultural heritage interest. These may be properties that have yet to be surveyed, or otherwise identified, or their significance and cultural heritage value has not been comprehensively evaluated but are still worthy of conservation. Although not formally recognized under the Ontario Heritage Act through registration or designation, the subject property is of potential cultural heritage value and in this case staff do have an interest in ensuring that the resource is appropriately documented prior to demolition.. The proponent proposes to construct a new 6 to 8 storey mixed use building at the northeast corner of James Street North and Ferrie Street which will require demolition of the existing building. If this application is approved, staff require that the following condition be attached to the application:

1) That the applicant shall submit a detailed Documentation and Salvage Report in

accordance with the City of Hamilton’s Guidelines prior to any demolition to the satisfaction and approval of the Manager of Development Planning, Heritage and Design.

(CT/AP 2017-02-22)

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