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HomeMy WebLinkAboutHK - Memo - 393-411 Queen St S (Barra Castle)INTERNAL MEMO City of Kitchener City Hall, 200 King St. West P.O. Box 1118 Kitchener, ON N2G 4G7 Date: August 19, 2010 To: Heritage Kitchener Committee From: Michelle Wade, Heritage Planner cc: Leon Bensason, Coordinator, Cultural Heritage Planning Subject: Heritage Permit Application HPA-2010-V-016 393-411 Queen Street South (Barra Castle) Proposed Demolition of the Front Section of the Barra Castle & Proposed Demolition of the 2-Storey Building at the Front of the Property (411 Queen Street South) The subject property, commonly known as the Barra Castle (393-411 Queen Street South), was identified by Council (September 14, 2009) as a property of very high cultural heritage value or interest within the Victoria Park Heritage Conservation District (VPHCD). A Heritage Permit Application (HPA-2009-V-010) and supporting Heritage Impact Assessment (HIA) prepared by Robert J Dyck Architect & Engineer Incorporated dated August 12, 2009 proposing to demolish the middle, back and annex sections of the Barra Castle was considered and approved by Heritage Kitchener (September 1, 2009) and Council (September 14, 2009). The HIA recommended the demolition of the front, back and annex sections; the restoration of the front section; and, the construction of a new building at the rear of the front section of the Barra Castle. A new Heritage Permit Application (HPA-2010-v-016) and supporting HIA and Structural Report have been submitted that propose the demolition of the front section of the Barra Castle as well as the demolition of the 2-storey building at the front of the property. Since the property was identified as a property of very high cultural heritage value and interest within the VPHCD and the property is of considerable public interest, the City has commissioned The Walter Fedy Partnership to conduct an independent structural review of the front section of the Barra Castle. A copy of the independent structural review will be circulated under separate cover. A staff report with recommendations will also be circulated under separate cover. Note that the details of any proposed new development will be the subject of a future Heritage Impact Assessment to be submitted in support of a Site Plan Application and will be the subject of a separate Heritage Permit Application for new construction. í ó ï í ó î í ó í í ó ì í ó ë í ó ê í ó é REPORT REPORT TO: Heritage Kitchener Committee DATE OF MEETING: September 1, 2009 SUBMITTED BY: Alain Pinard, Interim Director of Planning PREPARED BY: Michelle Wade, Heritage Planner (519-741-2839) WARD(S) INVOLVED: Ward 6 DATE OF REPORT: August 19, 2009 REPORT NO.: DTS-09-126 SUBJECT: HERITAGE PERMIT APPLICATION 2009-V-010 393-411 QUEEN STREET SOUTH (BARRA CASTLE) PROPOSED PARTIAL DEMOLITION RECOMMENDATION: That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA-2009-V-010 be approved to permit the demolition of the sections of the Barra Castle building known as the middle, back, annex and south-west balcony at the property municipally addressed 393-411 Queen Street South in accordance with the Heritage Impact Assessment submitted with the application, subject to the following condition: i) That photo documentation of the building be undertaken, in accordance with the City’s Photo Documentation and Recording Guidelines, and submitted to heritage planning staff prior to the issuance of a building permit; ii) That modified measured drawings/photographs of the exterior of the front section of the building, including the south-west balcony, be prepared and submitted to heritage planning staff prior to the issuance of a building permit; and, iii) That the final building permit drawings be reviewed and heritage clearance issued by heritage planning staff prior to the issuance of a building permit. BACKGROUND: The Development and Technical Services Department is in receipt of Heritage Permit Application HPA-2009-V-010. The applicant is seeking Council’s permission to demolish the sections of the Barra Castle known as the middle, back, annex and south-west balcony at the property municipally addressed 393-411 Queen Street South. í ó è General Map: 393-411 Queen Street South Aerial Map: 393-411 Queen Street South REPORT: The subject property is located on the east side of Queen Street South between Mitchell Street and Courtland Avenue in the Victoria Park Heritage Conservation District, and is subject to designation under Part V of the Ontario Heritage Act. The subject property contains two buildings with the larger and more prominent building commonly known as the Barra Castle. Victoria Park Heritage Conservation District Study and Plan The Victoria Park Heritage Conservation District (VPHCD) Study indicates that the Barra Castle Apartment building was built in 1930 in an unusual Scottish Baronial architectural style with castellated 3-storey side towers finished in painted stucco. The VPHCD Study suggests that the architect attempted to disguise the early apartment building with a traditional architectural style. The VPHCD Study notes that the architectural style is significant within the District as an example of changing tastes and preferences for residential development. The VPHCD Study also notes that the architectural style is individually significant. The Victoria Park Heritage Conservation District (VPHCD) Plan identifies a number of goals, policies and guidelines. One of the primary goals is to conserve and maintain the visible history of the Victoria Park area. More specifically, the VPHCD Plan aims to encourage the retention and conservation of historic buildings while promoting heritage conservation as positive for development in the area. The VPHCD Plan indicates that it is important to conserve the architectural integrity and details of apartment buildings, including the Barra Castle. The building conservation policy related to demolition states that “There shall be a presumption against demolition. The conservation of historic buildings in the Area is a primary goal. Property owners are encouraged to work with existing buildings, altering, adding to and integrating them into new development rather than demolishing.” Property Standards By-law and the Victoria Park Heritage Conservation District In 2007, Electrical Safety Code violations led the Electrical Safety Authority to shut off hydro to the Barra Castle building. Consequently, the lone remaining tenant was evicted given the building no longer had fire monitoring capabilities and had inadequate fire separation barriers. The removal of electrical service to the building resulted in prohibiting occupancy of the building. As a result, the building has remained vacant with no heat or hydro, which has resulted in the deterioration of the building and its heritage attributes. í ó ç On June 23, 2008 Council passed By-law 2008-124 amending Chapter 665 of the City of Kitchener Municipal Code (Property Standards By-law). The amended Property Standards By- law enables the City to enforce bringing identified heritage attributes in vacant designated heritage property up to a minimum acceptable standard in order to prevent and protect against their deterioration. By-law 2008-124 defines heritage property as property designated under Part IV of the Ontario Heritage Act (individually designated) and property designated under Part V of the Ontario Heritage Act (located within a Heritage Conservation District) identified as being of very high cultural heritage value or interest. The Victoria Park Heritage Conservation District Study or Plan did not specifically identify property of very high cultural heritage value or interest. As a result, in April of 2009 Heritage Planning staff evaluated the properties located within the Victoria Park Heritage Conservation District in order to identify property of very high cultural heritage value or interest. On May 19, 2009 City Council considered Development and Technical Services report DTS-09- 073, which recommended that the property municipally addressed 393-411 Queen Street South (commonly known as the Barra Castle) and located within the Victoria Park Heritage Conservation District be identified as a property of very high cultural heritage value or interest for the purpose of enforcement under the Property Standards By-law. The report referenced the definition provided in By-law 2008-124 to identify property within Heritage Conservation Districts as being of very high cultural heritage value or interest. The report noted that the Barra Castle is consistent with this definition for the following reasons: it is a particularly fine example of an architectural style; it exhibits unique qualities or details that make it a landmark; it is of any age that contributes to its heritage value; it is associated with a significant known historic event or person; and, it contributes to the streetscape because it is part of an unusual sequence, grouping, or situated in a unique location. Council’s consideration of the recommendation to identify the Barra Castle as a property of very high cultural heritage value for the purposes of enforcement under the Property Standards By- law was deferred to the June 22, 2009 Special Council meeting in order to allow further dialogue among all interested parties. On June 22, 2009 Council’s consideration of this recommendation was deferred to the August 24 Council meeting in order to allow the prospective purchaser to meet due diligence, including the completion of a structural engineering report. It is anticipated that Council, at its August 24, 2009 Council meeting, will once again defer consideration of this recommendation until the September 14, 2009 Special Council meeting. The purpose of this deferral is to allow Council the opportunity to consider both the recommendation made in DTS- 09-073 as well as the recommendations from Heritage Planning staff and the Heritage Kitchener Committee regarding a Heritage Permit Application, which proposes a partial demolition of the building. Heritage Planning staff are in receipt of a Heritage Permit Application supported by a Heritage Impact Assessment and Structural Assessment. The Heritage Permit Application will be considered by Heritage Kitchener on September 1, 2009 and by Council on September 14, 2009. Heritage Permit Application: Request for Partial Demolition The applicant is proposing a partial demolition of the building. The partial demolition of the building will apply to the middle, back, annex and south-west balcony (see Figure 1.0). The original front section is proposed to be restored under a future Heritage Permit Application. The partial demolition request is supported by a Heritage Impact Assessment prepared by Robert J í ó ïð Dyck Architect & Engineer Inc. dated August 12, 2009 as well as a Structural Assessment prepared by Colin A Lee Engineering Ltd. dated July 2009. Heritage Planning staff have had an opportunity to review and comment on both the Heritage Impact Assessment and the Structural Assessment. SOUTH- WEST BALCONY Figure 1.0: Sections of the Building Heritage Impact Assessment Heritage Planning staff required the Heritage Permit Application for partial demolition to be supported by a Heritage Impact Assessment and Structural Assessment. The applicant was provided a copy of the City’s Heritage Impact Assessment Terms of Reference. The Heritage Impact Assessment (HIA) prepared by Robert J Dyck Architect & Engineer Inc. dated August 12, 2009 describes the c. 1930 Barra Castle as a unique and outstanding example of the Tudor Castle / Scottish Baronial architectural style. Further, the HIA states that the building is recognized as a landmark and is located within the Victoria Park Heritage Conservation District and therefore designated under Part V of the Ontario Heritage Act. The HIA identifies the long term vision for the property, which includes three phases. Phase 1 will involve the proposed demolition of the middle, back, and annex sections of the building as well as the proposed demolition of the south-west balcony on the front section of the building. This phase will also include the boarding of all openings on the front section of the building (Current Heritage Permit Application). Phase 2 will involve the proposed restoration of the front section of the building (Future Heritage Permit Application). Phase 3 will involve the proposed í ó ïï construction of an addition to the rear of the front section of the building (Future Heritage Permit Application supported by a Heritage Impact Assessment). The HIA identifies and describes the condition of the heritage attributes and concludes that all of the heritage attributes require some level of intervention ranging from repair to replacement. Further, the HIA concludes that the middle, back and annex sections of the building possess little heritage significance. Based on the condition of the heritage attributes and the significance of the front versus the middle, back and annex sections, the HIA identifies five conservation options being: 1. Do nothing; 2. Restore the entire building; 3. Demolish middle, back and annex section of building and restore the front section of the building and construct a new building at the rear; 4. Demolish the entire building and replicate the front section of the building and construct a new building at the rear; and, 5. Demolish the entire building and construct a new building. The conservation options were evaluated using the Parks Canada Standards and Guidelines for the Conservation of Historic Places in Canada. The HIA concludes that the preferred conservation option, Option 3, is to demolish the middle, back and annex sections of the building and to restore the front section of the building. The HIA also concludes that the south-west balcony located on the front section of the building should be documented for future restoration and then demolished due to structural issues. Heritage Planning Comments Regarding Heritage Impact Assessment Heritage Planning staff have had the opportunity to review the Heritage Impact Assessment submitted in support of the current Heritage Permit Application. The following comments are provided in response to the review of the HIA. The HIA concludes that the heritage significance relates to the front section of the building (see Page 30, Section 5.5.2 Heritage Recommendations). Contrary to this conclusion, it is the opinion of Heritage Planning staff that the heritage significance relates to the entire building and that the middle, back and annex sections are important in understanding the history and evolution of the property. For instance, a review of the 1925 Fire Insurance Map (see Figure 2.0) and corresponding 1924/25 Vernon’s Directory suggests that building was originally built as a 2½ storey house with two separate additions at the rear as well as other accessory buildings. The 1933 Vernon’s Directory identifies the property as the Barra Castle Apartments with 12 units. As a result, it is reasonable to conclude that the original house was converted to the Barra Castle sometime between 1924 and 1933 and therefore the later additions may in fact be related to the original Barra Castle but not the original house. In addition, the HIA identifies the heritage attributes (see Page 10, Section 3.5) of the building and these heritage attributes are not limited to the front section of the building. For instance, the HIA identifies common heritage attributes such as the roof and roofline; the stucco façade; the window and door openings; and, the original windows and doors. The HIA also identifies more specific heritage attributes such as the lower flat roof and the squared entranceways, which are located in the middle, back and annex sections of the building. í ó ïî The Barra Castle Property in 1925 QUEEN STREET SOUTH Figure 2.0: 1925 Fire Insurance Map The HIA identifies five development options ranging from the do nothing approach to complete demolition. Each of the five development options is evaluated based on the heritage significance, the structural assessment, and the financial viability. Heritage Planning staff agree that the middle, back and annex sections of the building are less significant. Staff also acknowledge that the structural assessment has identified a number of major deficiencies in these sections. Heritage Planning staff believe that it is important to consider the financial viability of any project, particularly in relation to large projects; however, it is the opinion of Heritage Planning staff that a sufficient level of detail regarding financial viability has not be provided. Heritage Planning staff are unable to compare the costs associated with each option as the cost of new construction was not provided. Heritage Planning staff believe that the ability to compare the costs, and in particular the cost of restoration compared to the cost of new construction, is critical missing information that should be provided for the Heritage Kitchener Committee and Council’s consideration. Structural Assessment The Structural Assessment prepared by Colin A Lee Engineering Ltd. dated July 2009 identifies a number of structural deficiencies throughout the entire building. The Structural Assessment concludes that many of these structural deficiencies can be addressed through repairs but that some of these deficiencies can only be addressed through replacement. The Structural Assessment does not conclude that the middle, back and annex sections must be demolished. However, the consultant does provide an opinion indicating that it is more economical to demolish and rebuild the middle, back and annex sections of the building. í ó ïí Building Staff Comments Regarding Structural Assessment Building staff have had the opportunity to review the Structural Assessment submitted in support of the current Heritage Permit Application. Building staff have confirmed that the Structural Assessment was completed in accordance with good practice. Heritage Planning Staff Review of the Heritage Permit Application Heritage Planning staff have completed an analysis of the current Heritage Permit Application based on the Parks Canada Standards and Guidelines for the Conservation of Historic Places in Canada (Standards and Guidelines). The Standards and Guidelines are to be applied to historic places and specific conservation projects in a reasonable manner while taking into consideration financial and technical feasibility. The Standards and Guidelines identify three levels of conservation including: preservation, rehabilitation, and restoration. It should be noted that any given conservation project will often include a combination of preservation, rehabilitation, and restoration. As noted earlier, the preferred conservation option identified in the HIA is to demolish the middle, back and annex sections of the building and to restore the front section of the building. This conservation option combines elements of both rehabilitation and restoration. Rehabilitation involves the sensitive adaptation of a historic place or of an individual component for a continuing or compatible contemporary use, while protecting its heritage value. Rehabilitation is often achieved through repairs, alterations and/or additions. With respect to the Barra Castle, rehabilitation will include such items as the repair of existing features or the introduction of a modern addition. Restoration involves revealing, recovering or representing the state of a historic place or of an individual component, as it appeared at a particular period in its history, as accurately as possible, while protecting its heritage value. With respect to the Barra Castle, restoration will involve the replication of features that have been lost or that are beyond repair based on documentation such as drawings and photographs. The following paragraph explains how the current Heritage Permit Application (HPA) proposes to meet each Standard. Conserve the heritage value of a historic place. Do no remove, replace, or substantially alter its intact or repairable heritage attributes. Conserve changes to a historic place which, over time, have become heritage attributes in their own right. Find a use for a historic place that requires minimal or no change to its heritage attributes. The current HPA proposes to demolish the middle, back and annex sections of the building as well as the south-west balcony on the front section of the building. The long term vision for the building proposes restoration of the front section and an addition on the rear of the front section in order to accommodate residential apartment units. The HIA suggests that the middle, back and annex sections of the building are not original. Although these sections may not be original they are still important to the history and evolution of the property and they contain heritage attributes. Although the heritage attributes of the middle, back and annex sections of the building will be lost as a result of the proposed demolition, the primary interest of the Victoria Park Heritage Conservation District Plan is to conserve heritage attributes that can be seen from the public realm. Those heritage attributes located on the middle, back and annex sections of the building í ó ïì that will be lost have limited or no visibility from the public realm. In addition, the building has been vacant for over 2 years, which has resulted in significant deterioration. The current proposal includes a viable use and therefore the building will not be vacant and subject to further deterioration. Protect and, if necessary, stabilize a historic place until any subsequent intervention is undertaken. The HIA identifies that the Barra Castle will be protected from further deterioration by boarding the windows and covering the exposed rear wall of the front section of the building with plywood and weather barriers. The HIA also indicates that the site will be monitored. The current Heritage Permit Application proposes to demolish the middle, back and annex sections of the building as well as the south-west balcony located on the front section of the building. The HIA has assessed the heritage significance, the structural condition, and the financial viability of five conservation options. The HIA has concluded that only the front section of the building has heritage value while the Structural Assessment has concluded that the middle, back and annex sections may be repair, reinforced and replaced. However, the HIA does not contain sufficient detail to allow the comparison of the five conservation options. Ideally, Heritage Planning staff would request an addendum HIA to elaborate on the financial viability. In particular, an addendum HIA would include the cost of new construction as well as other related factors such as number of residential units or energy efficiency. However, Heritage Planning staff understand the prospective purchaser has an Agreement of Purchase and Sale, which expires at the end of September. The prospective purchaser is seeking approval of the current Heritage Permit Application in order to move forward and close the sale of the property. As a result, Heritage Planning staff understand the importance of time and are prepared to make a recommendation for conditional approval of the application. In reviewing the merits of the application, Heritage Planning staff note the following: The HIA concludes that the most significant section of the building is the original front section; The HIA concludes that the middle, back and annex sections were additions to the original front section; The primary interest in Heritage Conservation Districts is the conservation of those heritage attributes that can be seen from the public realm; The middle, back and annex sections of the building have limited visibility from the public realm; The HIA and Structural Assessment have identified that the middle, back and annex sections of the building require extensive repair, reinforcement, and reconstruction; The HIA and Structural Assessment conclude that it is not financially viable to restore the middle, back and annex sections of the building; The entire building has been vacant for over 2 years during which time its condition has deteriorated significantly; The proposals to conserve the building have been very limited; The proposed partial demolition, front section restoration, and new addition represent the most viable level of conservation presented within the last 2 years; The lack of alternative proposals leaves us with the do nothing option whereby the building continues to be vacant and subject to further deterioration; and, í ó ïë The proposed partial demolition of the middle, back and annex sections of the building will not detract from the character of the Victoria Park Heritage Conservation District, including the immediate neighbourhood and the Queen Street South streetscape. FINANCIAL IMPLICATIONS: None COMMUNICATIONS: n/a CONCLUSION: The proposed partial demolition will not detract from the heritage character of the Victoria Park Heritage Conservation District. Accordingly, Heritage Planning staff recommend approval of HPA-2009-V-010. REVIEWED BY: Leon Bensason, Interim Manager of Long Range and Policy Planning (519-741-2306) ACKNOWLEDGED BY: Jeff Willmer, Interim General Manager Development and Technical Services Department List of Attachments Heritage Permit Application HPA-2009-V-010 í ó ïê í ó ïé í ó ïè ô×ÊÓÈÛÕ×óÏÌÛÙÈûÉÉ×ÉÉÏ×ÎÈ  úÛÊÊÛùÛÉÈÐ×  ëÇ××ÎéÈÊ××ÈéÍÇÈÔñÓÈÙÔ×Î×Ê ûÇÕÇÉÈ                       ìÊ×ÌÛÊ×ØÚà êÍÚ×ÊÈòøÃÙÑûÊÙÔÓÈ×ÙÈ÷ÎÕÓÎ××ÊóÎÙÍÊÌÍÊÛÈ×Ø ú×ÎÈÍÎéÈÊ××È ñÓÈÙÔ×Î×ÊíÎÈÛÊÓÍ      ûÌÌÐÓÙÛÎÈ   ù íïÊéÈ×ÌÔ×ÎòñÛà ñÛÃìÊÍÖ×ÉÉÓÍÎÛÐùÍÊÌÍÊÛÈÓÍÎ æÓÙÈÍÊÓÛéÈÊ××ÈîÍÊÈÔ ñÓÈÙÔ×Î×ÊíÎÈÛÊÓÍî   í ó ïç  èûúð÷íöùíîè÷îèé     ÷ä÷ùçèóæ÷éçïïûêã    óÎÈÊÍØÇÙÈÓÍÎ  ????????????????????????????????????????   ûÌÌÐÓÙÛÎÈÉìÊÍÌÍÉÛÐ   ???????????????????????????????   ùÍÎÉ×ÊÆÛÈÓÍÎê×ÙÍÏÏ×ÎØÛÈÓÍÎÉ  ?????????????????????????  éèçøãìçêìíé÷ï÷èôíø  ?????????   éóè÷ø÷éùêóìèóíîðûîøéùûì÷   ùÇÊÊ×ÎÈíÅÎ×ÊùÍÎÈÛÙÈóÎÖÍÊÏÛÈÓÍÎ ?????????????????????????   ìÊÍÌ×ÊÈÃø×ÉÙÊÓÌÈÓÍÎ   éÇÚÒ×ÙÈìÊÍÌ×ÊÈà ????????????????????????????????    éÓÈ×ø×ÈÛÓÐ??? 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July 2009 í ó ëç Ref: 0945 July 24, 2009 Mr. Paul Puopolo Polocorp Inc. 379 Queen Street South Kitchener, Ontario N2G 1W6 Dear Sir, RE: BARRA CASTLE 399 QUEEN STREET SOUTH - KITCHENER STRUCTURAL ASSESSMENT We are pleased to submit this report that pertains to a structural assessment of the Barra Castle at 399 Queen Street, South in Kitchener. 1.0 INTRODUCTION Colin A Lee Engineering Ltd. was retained by Polocorp Inc. to investigate and prepare a visual structural assessment of the Barra Castle building. Authorization to proceed was provided by Mr. Paul Puopolo. 2.0 BACKGROUND INFORMATION The Barra Castle building located at 399 Queent Street, South in Kitchener, is a three storey building with a Building Area of approximately 5,500 square feet which we understand was constructed around 1930. The building was previously in use as rental apartments but was ordered closed in August 2007 by the City of Kitchener Fire Department due to fire and electrical safety violations and since that time has remained boarded up without any Hydro or natural gas. 3.0 GENERAL DESCRIPTION OF BUILDING For purposes of this report, the front of the Barra Castle which faces Queen Street is considered the West side of the building. í ó êð Barra Castle Page 2 399 Queen Street South, Kitchener The Barra Castle is a three storey building with an irregular shape in Plan view which we have divided into four areas. The Front section is a three storey building with a partially finished basement. The Middle is a three storey with an unfinished basement. Between the Front and Middle sections of the building there is a change in elevation of the floor and roof levels. The Back section of the Barra Castle is a four story with no basement. Connected to the main building at the South East corner is a two story Annex. Figures 1 to 4 show the floor plans at each level. Due to its irregular shape in plan, locations of interior and exterior stairs, variation in floor levels, and in particular, the varying types of construction materials used in each of the four parts of the building, it appears that the Middle, Back and Annex sections of the building were likely later additions to the original Front section. 3.1 Front Section The Front of the building facing Queen Street is constructed of cast in place concrete with load bearing 2 x 4 wood stud for the exterior walls (Photo 1). Stucco plaster appears to have been added at a later date to all of the exterior walls. The load bearing interior walls are 2 x 4 with wood or metal lath and plaster finish. The floor construction is typically a one inch thick tongue and groove sub floor on 2 x 8 or 2 x 10 wood joists. The roof is sloped from front to back and constructed of 2 x 4 wood purlins on 2 x 8 roof joists (Photos 3 & 4). The basement walls are of cast in place concrete. On the North West corner is a small two storey open balcony in which the exterior wall is brick and covered with stucco (Photo 5). 3.2 Middle Section The exterior walls on this section of the building are stucco plaster on metal lath applied to 2 x 4 walls (Photo 2). The floors are generally 2 x 8 construction and the interior load bearing walls are 2 x 4. The 2 x 4 walls are covered on the inside with wood lath or metal lath and plaster. The roof, which is flat, is constructed of 2 x 8 roof joists. 3.3 Back Section The exterior walls at the Back of the building is stucco plaster on brick with back up 2 x 4 walls or double wythe brick and cinder block. The floors are generally 2 x 8 construction and the interior load bearing walls are 2 x 4. At the ground floor level, the walls are a mixture of 2 x 4 wood framing, cinder block, and brick speed tile. The roof, which is flat, is also constructed of 2 x 8. í ó êï Barra Castle Page 3 399 Queen Street South, Kitchener There is a four storey sunroom that was added to the exterior wall at the back of the building. This sunroom is framed in wood and covered with aluminium siding with exposed brick pilasters at the two outer corners. 3.4 Annex The Annex is a two storey building constructed of stucco plaster on cinder block (Photo 6). The floors and roof are wood construction. Part of the main floor is poured concrete on steel I beams. The basement walls are of cast in place concrete. 4.0 STRUCTURAL ASSESSMENT & DISCUSSION The following are the results of our visual survey of the areas of the building that were accessible at the time of our visits, and discussion of the condition of the structural elements. 4.1 ROOF The roof structure appears to be structurally sound and in generally good condition for the front section of the building. The roof joists at the back portion over the Living Room and Dining Room areas are 2 x 8 at 16” centres spanning 17’ 2” (Photos 10 & 11). Structurally, these joists are over spanned for the design roof snow loads and would need to be reinforced or replaced with larger joists. The 2 x 8 roof joists adjacent to the back wall on the back section of the building in the Dining Room and Bedroom 2 are water damaged with rot and mould, and would need to be replaced. There is only one roof drain serving this entire roof (Photo 7). Since the roof is flat, we would recommend the installation of a second roof drain, and possibly even installing tapered insulation below the roof membrane which would provide a minimal roof slope and permit proper flow of water to the roof drains. 4.2 PARAPET The crenelated parapet, or square, notched battlements at the roof, provides the distinctive castle like feature to this building. These notches are covered with painted galvanized metal flashing. The parapet, below the notches, is constructed of stucco with metal lath on wood framing. Parts of the galvanized crenels are rusted and damaged and therefore need repairing. The stucco on the inside of the parapets is cracked in several places and is allowing water to enter the wall assembly (Photos 7, 8 & 9). í ó êî Barra Castle Page 4 399 Queen Street South, Kitchener At the base of the parapet to roof joint, the flashing is in very poor condition. Much of the water damage within the building is likely due to poor waterproofing at the roof to parapet joints. Proper flashing of the roof membrane to parapet joint is required. The stucco plaster on the inside of the parapet would first need to be repaired, and then the entire inside face of the parapet covered with a suitable flashing membrane and aluminium counter flashing. 4.3 FLOOR STRUCTURE The floor structure of this building is generally in good condition. However the 2 x 8 floor joists spanning 17’ 2” in the Living room and Dining Room at the back of the Barra Castle are over spanned and would need to be reinforced. Structural steel channels 7” deep were added between the existing floor joists supporting the third floor for this purpose (Photo 12). The 2 x 8 floor joists at the Ground, Second and Third floors adjacent to the back wall of the Dining room are water damaged with rot and mould and need to be replaced (Photo 12). It is our opinion that much of the water damage to the floor structure can be attributed to the windows and doors that are broken on the upper floors and therefore allowing rain and snow to enter the building. 4.4 INTERIOR LOAD BEARING WALLS The studs in the 2 x 4 bearing walls are generally in good condition where they have been exposed. We found one area between the Bathroom and Bedroom 1 on the second floor has been notched for the water pipes, thereby weakening them (Photo 13). These studs and 4 x 4 posts within the walls need to be replaced. When the lath and plaster finish on other walls are removed especially in the Bathroom and Kitchen areas, then the exposed load bearing studs should be examined and will need to be replaced or reinforced wherever they have been found to be notched and cut. 4.5 EXTERIOR WALLS The front of the Barra Castle is cast in place concrete up to the second floor. The stone in the concrete is of widely varying sizes and up to 6 inch diameter was observed in the walls. There is a smooth stucco finish on the outside which varies in thickness up to ¾ inch in some areas. On the Middle and Back sections of the building it is stucco applied on brick or wood. The inside of the walls are generally plaster with metal or wood lath with no vapour barrier on wood stud. í ó êí Barra Castle Page 5 399 Queen Street South, Kitchener In addition to specific areas identified below, we found extensive cracking of the exterior stucco plaster which vary from hairline to wide open and are visible around the building perimeter (Photos 14 & 15). On the lower ground level tapping on the plaster indicated that it was hollow and delaminated in numerous places indicating that it had debonded from the substrate. We would expect that this would be more prevalent on the upper floors of the building. In our opinion, it is not acceptable to simply patch over the cracks in the stucco plaster where the stucco has already debonded from its substrate. Any repair would require removal of loose, cracked or bulging stucco. The brick or concrete substrate would then need to be inspected to ensure that it is not loose or soft. Any loose or soft substrate would need to be repaired before re-applying new stucco. 4.6 FOUNDATIONS The foundation walls are of cast in place concrete. Our visual examination of the foundation walls show that they are in generally good condition with no obvious signs of cracking or settlement. The basement appears dry and there does not appear to be any outside surface or groundwater entering the building through the foundation walls. 4.7 EXTERIOR STAIRS There are five sets of stairs (Figure 2) leading from the main building to the exterior as follows: Stair # 1, or the main entrance stair, is poured concrete on grade. The walls of the stair are cracked and separated from the treads. This stair needs to be rebuilt as we do not believe that it can be repaired (Photo 16). Stair # 2 is poured concrete on grade. The concrete forming the treads and walls are cracked and deteriorated (Photo 17). This stair needs to be rebuilt. Stair # 3 is a suspended, reinforced concrete slab. There is extensive spalling of the concrete below the stair and severe corrosion of the reinforcing steel. This suspended stair is not structurally sound and needs to be rebuilt (Photo 18). Stairs # 4 and # 5 are poured concrete on grade and structurally are in satisfactory condition. Any repairs that may be required are non-structural and cosmetic in nature. í ó êì Barra Castle Page 6 399 Queen Street South, Kitchener 4.8 SOUTH WEST BALCONY There is a small, three storey balcony (Figures 2, 3 & 4) between the Kitchen and Living room at the Front portion of the building. The exterior walls of this balcony are severely damaged (Photos 19 & 20). The stucco is completely cracked, delaminated and spalling. There is erosion and structural degradation of the cast in place concrete behind. The floor joists supporting this balcony on the third floor are water damaged and rotting. While not in immediate danger of collapse, we do not believe that this balcony is structurally capable of supporting the required design residential floor live load and needs to be demolished and reconstructed. It should be noted that the adjacent Kitchen is partly supported by the balcony and therefore would require to be temporarily supported while the balcony is being repaired. If the balcony is demolished and is not going to be rebuilt, then a new support structure for the corner of the Kitchen would be required in the form of a load bearing wall or column below. 4.9 NORTH WEST BALCONY The two storey North West balcony appears to be an addition to the original building. There is a continuous vertical crack where the brick wall of the addition meets the concrete wall of the original building. We would recommend that the small wood roof over the balcony be replaced and the new roof framing could then be properly anchored to the walls of the balcony as well as the walls of the original building. Proper flashing of the open balcony is required to prevent water and moisture entering the joint between the balcony and the main building. 4.10 ALCOVE At the west end of the dining room in the Back portion of this building is a three sided alcove (Figures 2, 3 & 4). The exterior walls of this alcove as well as sections of the exterior walls on either side of the alcove are badly damaged (Photos 21, 22 & . 23) The stucco is severely cracked, delaminated and in some areas has completely spalled off. The brick and mortar joints behind the stucco plaster are damaged due to water penetration and freez-thaw degradation. The exposed brick face is severely eroded and the mortar deteriorated. The steel angle lintels over the windows are severely corroded with rust jacking evident which has created gaps between the brick and the lintel. It is our opinion that the stucco and brick on this exterior alcove wall, while not structurally unstable at the current time, will continue to deteriorate rapidly if left untreated, and eventually will become structurally unsafe. The stucco, lintels and brick wall in the areas described above would need to be removed and rebuilt. í ó êë Barra Castle Page 7 399 Queen Street South, Kitchener 4.11 BACK WALL OF BUILDING The exterior wall at the Back or East end of the Barra Castle is badly damaged due to water (Photos 24, 25 & 26). The stucco finish is severely cracked and damaged. Around the windows the stucco has spalled off, exposing the brick wall. The exposed brick face has delaminated and the mortar has deteriorated. The lintels over the windows have severe rusting. The stucco, brick and steel lintels need to be removed and rebuilt from the roof to the ground floor level. We would expect there would be rotting, mould and mildew of the back up wood studs (Photos 10 & 26), and the affected studs would need to be replaced. 4.12 FUTURE FLOOR The load bearing walls of the Barra Castle will not carry a future floor above, as they are not structurally adequate. If a future floor is to be added, then all of the bearing walls on the floors below will have to be reinforced by adding additional studs at closer spacing or doubling up the existing studs within the walls. The size of the existing footings will also have to be investigated to ensure that they can carry the additional floor loads. 4.13 ARCHITECTURAL ELEMENTS Many of the exterior architectural features of the Barra Castle have been damaged by vandalism or by degradation due to weather, and in our opinion are now beyond repair. The concrete arch over the exterior walkway on the north side of the building is badly cracked. The decorative concrete cap can be saved and reinstalled (Photo 27). The gothic arches found over some of the entrance doors and balcony windows are generally in good condition. We found the stucco had cracked and separated from the brick on one of these arches at the second floor North-West balcony (Photo 29). Repair would involve removing the existing stucco, examining the brick and mortar joints below to ensure that they are sound and replacing with new stucco. Many of the windows at the North and South sides of the building that have the distinctive keystone above the window also have badly cracked stucco and corroded steel angle lintels. The damaged stucco, lintels, brick and mortar above the windows would have to be replaced, together with the decorative concrete keystone and header (Photo 28 & 30). í ó êê Barra Castle Page 8 399 Queen Street South, Kitchener 5.0 CONCLUSION The following points summarize our recommendations and conclusion based on our visual examination and structural assessment of the Barra Castle: 5.1 There is extensive cracking, spalling and damage to the stucco plaster finish on the exterior walls. At the lower levels, the stucco around many of these cracks was found to be hollow and delaminated from the concrete, brick and wood substrates. A similar pattern for the cracks visible at the higher levels of the walls would be expected. We would recommend further examination and condition survey of all of the exterior wall areas to determine the full extent of damage. The stucco can then be repaired by removing all loose or cracked plaster, inspection and repair of the concrete, block or brick substrate below if it is loose or soft, then re-applying new stucco. 5.2 At least one additional roof drain is needed to supplement the existing single roof drain and tapered roof insulation over the flat roof portions added to ensure adequate drainage of rain water from the roof. 5.3 Proper flashing and waterproofing is required on the interior of the roof parapet. Replace rusted and damaged galvanized flashing that form the top of the crenelated parapet. The plaster on the inside of the parapet needs to be repaired and the entire inside face of the parapet then covered with a suitable flexible flashing and aluminium counter flashing. 5.4 Our analysis indicates that the 2 x 8 roof joists and floor joists at the Back section of the building (Living room and Dining room) are over spanned for the design floor live loads, and need to be reinforced or replaced with larger joists. 5.5 Exterior concrete stairs 1, 2 and 3 are damaged and need to be rebuilt. 5.6 There is extensive deterioration of the South West balcony at the Front section. In our opinion is currently not structurally capable of supporting the required design live floor loads. This balcony should be removed down to the ground floor level and then reconstructed. The kitchen which is attached to the balcony will need to be temporarily supported until the reconstruction work is completed. If the balcony is not going to be reconstructed, then the kitchen would either have to be also demolished, or a new load bearing column/wall added below to support the kitchen. 5.7 The exterior walls around the Alcove and back wall at the East end of the building, are badly damaged and need to be rebuilt. í ó êé Barra Castle Page 9 399 Queen Street South, Kitchener 5.8 Many of the exterior architectural elements such as the keystones over the windows, concrete arch over the exterior walk, concrete headers and sills around the windows are damaged and in our opinion are beyond repair and would need to be replaced. 5.9 The roof structure over the North West balcony needs to be replaced. The wall and new roof at the top of this balcony should then be attached structurally to the main north wall of the building to avoid further separation of the two areas. 5.10 Due to the extensive repairs required to the exterior cladding and the load bearing elements of the structure on the Middle and Back portions of the building, it is our opinion that it would likely be more economical to demolish and then rebuild these areas. 5.11 To mitigate further structural damage to this unoccupied building, we recommend that the damaged windows and doors on the upper floors should be covered over to prevent rain and snow from entering. We trust that the information contained in this report is adequate for your present needs. If there are any questions or you require further information, please do not hesitate to contact the undersigned. All of which is respectfully submitted; Yours very truly, COLIN A LEE ENGINEERING LTD. Colin Lee, M.A.Sc., P.Eng. í ó êè Appendix A Figures í ó êç í ó éð í ó éï í ó éî í ó éí