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HomeMy WebLinkAboutHK - 2014-09-30 - 1805 Huron Rd - Notice of Intention to Demolish Listed Buildings InternalMemo (omm unity Services Department w :kitchenera Date: September 23, 2014 To: Heritage Kitchener From: Michelle Drake, Heritage Planner cc: Subject: Notice of Intention to Demolish Listed Buildings 1805 Huron Road RECOMMENDATION: That the property municipally addressed as 1805 Huron Road does not warrant designation under the Ontario Heritage Act and therefore pursuant to Section 27(1.3) of the Ontario Heritage Act, the property should be removed from the Municipal Heritage Register in order to permit the demolition of the single detached dwelling and barn; and further, That the owner be encouraged to carefully remove layers of cladding covering the west annex in order to expose the suspected log house so that Heritage Planning staff may document it with photographs prior to demolition; and further, That the owner be encouraged to salvage the heritage attributes identified in the statement of significance and make them available to companies or individuals who require such materials for local rehabilitation projects. BACKGROUND: The Community Services Department has received notice of the owner's intention to demolish listed buildings at the property municipally addressed as 1805 Huron Road. Under section 27(3) of the Ontario Heritage Act, the owner of a property that is listed on the Municipal Heritage Register shall not demolish a building or structure on the property unless the owner gives Council at least 60 days' notice in writing of their intention to demolish. The notice was received on September 19, 2014 and therefore a decision to remove the property from the Municipal Heritage Register or designate the property under Part IV of the Ontario Heritage Act must be made before November 17, 2014. The subject property is located on the north side of Huron Road between Trussler Road and Amand Drive. The property is listed as a non-designated property of cultural heritage value or interest on the Municipal Heritage Register. The property was listed based on evaluations completed as part of the Southwest Urban Area Studies and subsequent Rosenberg Community Plan. Staff report CSD-11-035 was considered by the Planning and Strategic Initiatives Committee on February 28, 2011 and approved by Council on March 7, 2011. One recommendation of this report was: "That the significant cultural heritage resources identified in the Community Master Plan for the Southwest Urban Area, Cultural Heritage Background Study: Built Heritage and Cultural Landscapes report prepared by Nancy Z. Tausky be referred to Heritage Kitchener for their consideration of Steps 3 and 4 of the Municipal Heritage Register review process for potential listing as non- designated properties of cultural heritage value or interest." The report entitled "Southwest Kitchener Urban Area Study. Cultural Heritage Background Study. Built Heritage and Cultural Landscapes" was prepared by Nancy Z. Tausky a professional heritage consultant who conducted site visits and evaluated properties with the same criteria used by Heritage Planning staff and Heritage Kitchener under the Council approved 4-Step Listing Process. With respect to the subject property the report indicates: "In some ways, this house posits a borderline case for listing. Its aluminum cladding, its somewhat haphazard composition, the lack of important interior fittings, and the fact that the older portions of the house do not sit on their original sites all detract from its potential significance. It is the fact that it combines the several local building tendencies mentioned above, the presence of the log structure within envelope of the building, and the qualities of the barn that have swayed the consultant's evaluation in a more positive direction. Because of these virtues, the property can be seen to have physical value because it harbours an early example of a log house and a representative nineteenth- century barn that displays a high degree of historical craftsmanship, to have historical value because it has direct associations with a pioneer family and the agricultural practices of the area and because it can yield information that contributes to an understanding of the community's culture, and to have contextual value because it helps to define and support the character of an area and because it is physically, functionally, visually and historically linked with its surroundings." Staff report CSD-11-080 outlined the recommendations from the "Southwest Kitchener Urban Area Study. Cultural Heritage Background Study. Built Heritage and Cultural Landscapes" and recommended that the properties be listed as non-designated property of cultural heritage value or interest on the Municipal Heritage Register. At the time, staff concurred with the findings of the report because listing the property provided interim protection from demolition and the possibility of further assessment with the future submission of a planning application. The report was considered by Heritage Kitchener on June 7, 2011 and approved by Council on August 29, 2011. Staff conducted a site visit on September 17, 2014 to view the interior and exterior of the single detached dwelling and barn. The single detached dwelling was built circa 1861 but has undergone significant alterations, including various additions and layers of cladding. No evidence of the west annex and the suspected log house is visible. Similarly, no evidence of the covered round window in the south wing is visible and the pine floor of the suspected log house is covered with new flooring. The only remaining heritage attributes are the window openings (not windows) and the return eaves on the two storey portion of the building. The barn is said to be a representative example from the 19th century. The heritage attributes are intact but in poor condition. The owner provided the following information in the notice of intent to demolish: • The owner intends to demolish the single detached dwelling, barn, chemical storage building and pump house; • The owner has had bad experiences with tenants; • The owner received a property standards order to comply related to the following: • damaged/deteriorating floors throughout the building that require repair/replacement; • presence of mold/mildew in the basement that requires investigation and alleviation; • stairs that require repair, including the installation of handrails; and, • water seepage in the basement that requires investigation and repair to eliminate water leaks; • The owner has received a written quote of $156,500.00 to address items identified in the property standards order to comply; • The barn is in disrepair; • The owner does not use the barn; • The barn presents a liability and safety issue, particularly with urban development in close proximity to the property; and, • The owner may have challenges insuring the barn. In reviewing the merits of the intent to demolish listed buildings, City staff note the following: ■ The primary significance rests with the west annex (suspected log house), which is an early example of a building material and method of construction; however, • The west annex (suspected log house) is not located on its original site; • The west annex (suspected log house) is no longer the primary portion of the building but rather is attached to a two-storey house; • The west annex (suspected log house) is covered with layers of cladding; • No evidence of the suspected log house is visible from the interior or exterior; and, • Representative examples of log construction have been conserved through designation and listing elsewhere in the City. ■ The barn is a representative nineteenth century barn; however, • The barn is in disrepair; • The barn is vacant; • The barn may present a liability or safety issue; and, • The owner may have challenges insuring the barn. As a result, Heritage Planning staff are of the opinion that the property municipally addressed as 1805 Huron Road does not warrant designation under the Ontario Heritage Act and therefore the subject property should be removed from the Municipal Heritage Register in order to facilitate the demolition of the single detached dwelling and barn. ACKNOWLEDGED BY: Brandon Sloan, Manager of Long Range and Policy Planning ATTACHMENTS: Notice of Intention to Demolish, 1805 Huron Road Statement of Significance, 1805 Huron Road i I r September 19, 2014 Kitchener City Council Attention: Michelle Drake 200 King Street West Kitchener, ON N2G 4G7 Dear Kitchener City Council Members: Request for Demolition on 1805 Huron Road Pro pert I am requesting a demolition permit for the house and bank barn at my approximately 38 acre Huron Road property. What Has Brought About My Request to Demolish the House The tenant who occupied my 1805 Huron Road house was behind and still is behind in rent from April 2014 to September 15, 2014 (the date she decided to move out). Unknown to me until September 2ndthis tenant initiated an inspection of this house by a Property Standards Officer from the City of Kitchener that resulted in an Order to Comply dated August 29,2014 (Exhibit A). Demolition is an option in this Order to Comply. On September 3,2014 1 phoned Derek Taylor in the Building Division to find out if I needed a demolition permit or if the Order to Comply was the only authorization I needed to go ahead with demolition. Mr. Taylor informed me I needed a permit and needed to talk to the Planning Division. On September 3, 2014 Alexandra Pires in the Planning Division gave me some information including 1805 Huron Road is in an A-1 category for demolition purposes and told me I should proceed by first speaking to Michelle Drake who is a Heritage Planner in the Planning Division. On September 3, 2014 Michelle Drake informed me that where demolition is proposed on properties that are listed as my house at 1805 Huron Road is listed, the owner is required to give Council at least 60 days' notice in writing of intent to demolish. I told her I also wanted to look into demolition of the barn and my reason for doing so. Ms. Drake told me she would get back to me about how to go about giving Council notice. She did this on September 17t�'. I brought to Shayne Turner's attention on September 8, 2014 it is impossible for me to attain demolition by October 10, 2014 if I have to give Kitchener City Council at least 60 days' notice in writing of the intent to demolish. Mr. Turned advised me not to worry about the deadlines in the Order to Comply until proper discussion takes place. I On September 15, 2014 my tenant followed through with her verbal notification given to me about a week earlier and moved out of the house. On September 17, 2014 Maureen Manning (who inspected this house and signed the August 29, 2014 Order to Comply) went through the 1805 Huron Road house at my request to ensure the City the tenant had vacated. I also wanted her to see the condition the tenant left the house in (very dirty with substantial garbage around etc.). Also, on September 17, 2014 1 showed Michelle Drake and Leon Bensason around the buildings at the property. I took them inside all the buildings they wanted to go in which were the house, bank barn and pump house. As well on September 17, 20141 showed Mr. Frank Reiss (a contractor who is President of F.Reis Construction Ltd.), the house and asked him to give approximate estimates on bringing and keeping this house up to City of Kitchener Property Standards. He emailed his results to me on September 18th. All of his estimates for upgrades and repairs add up to $156,500.00 (Exhibit B). If you want to know more behind the estimates provided by Mr. Reis please ask. Tenant History for This House It seems I get at least as many "undesirable" tenants as "desirable" tenants. undesirable tenants do not pay their rent and/or cause damage and/or do not take care of the house. A number of years ago I spent the time, effort and money to take one tenant who was behind in rent and had caused damage to small claims court. This tenant did not show for the hearing and it was ordered the tenant pay the amount they were in arrears and the amount claimed for damages. However none of this was ever paid. The person was self-employed and was not to be found. I realized the likely outcome would result in spending more money trying to get him to pay then the several thousand I was owed. I spent over$32,000 fixing, repairing, upgrading things in this house in 2012. My property taxes for only the house portion in 2014 are $2,898.27. My insurance on the house for 2014 is $747.00. 1 have to maintain a well and septic system. I have to pay storm water management fees. I charge $1,050.00 a month in rent. I have a tenant who has not paid rent from April 2014 to September 15, 2014. 1 tried to get her evicted unless she paid her rent arrears with the Landlord and Tenant Board at a hearing on September 2nd and was unsuccessful. She decided to leave on her own on September 15 otherwise she probably would still be in my house. When I do the math, if I were to bring my house up to current property standards it appears I am throwing money to the wind. I say no more. I pick the demolition option offered to me by the City of Kitchener in the Order to Comply dated August 29, 2014. If I had known in 2012 what I know now concerning the rights of tenants after dealing with this last tenant I would not have done the 2012 repairs and upgrades. I'm tired of throwing money to the wind and cleaning up messes and paying for damage done by tenants. I'm tired of trying to keep my house up to property standards while r dealing with tenants who don't pay their rent, damage my house, don't take good care of my house and get away with it. I am prepared to tell you more "undesirable" tenant stories if you care to hear more. Why my request to demolish the barn? When I decided I wanted to take the option of demolition for the house given to me in the August 29th Order to Comply I thought I might as well look into the bank barn at the same time. There is a small chemical storage building (approximate 8'-6" x 10'-6", currently empty) at the north west corner of the barn and a pump house (approximate 12'-6" x 14'-6") close to the road on the east side of the barn which is also be included with my barn demolition request (See Exhibit C). This bank barn is falling apart and is of no use to me. I feel it is a liability and safety issue. There is evidence of people without my permission being in there and sleeping in there (blankets found in garbage bags, etc.). The approved Mattamy subdivision is very close. The barn is extremely close to the road (even closer than the house and the house is close). I do not know how much longer my insurance company will be interested in insuring the barn because of its condition. Every several years my insurance company does an inspection of the buildings and I am due for another inspection anytime. Please feel free to contact me for any further information or questions. I plan on being at the Heritage Kitchener meeting on September 80th. Sincerely, E � g r�_ y , t �...;. 3 CITY OF KITCHENER Community Services Department By-law Enforcement P.O. Box 1118, Kitchener, Ontario, N2G 4G7 PHONE: (519) 741-2330 PAX: (519) 741-2640 TODITTY: 1-866-969-9994 ORDER TO COMPLY Issued{pursuant to Section 15.2 of the Building Code Act,5.0., 1992,C.23 as amended. PROPERTY ADDRESS: 1805 HURON RD, KITCHENER, ONTARIO N2R 1R5 LEGAL DESCRIPTION: TRACT GERMAN COMPANY PT LOT 147 PLAN 585 PT LOTS 1 TO 5 PT 1 RP58R3139 ROLL NUMBER: 301206001104800 OUR REFERENCE: 14 119431 PI ISSUED TO: OWNER PIN #PIN: 22728-0016 (LT) MORTGAGEE NONE DATE ISSUED 29-AUGUST-2014 The above described property, which is owned by you or in which you have an interest in has been inspected by a Property Standards Officer. The inspection revealed that in some respects the property does not conform to the standards prescribed by the City of Kitchener Municipal Code, Chapter 665 regarding Property Standards. It is hereby, ordered that the repairs specified in SCHEDULE `A' to this Order be carried out and the property brought into compliance with the prescribed standards. - e5�X d7 R✓i7 i e Take notice that the terms and conditions as set out in SCHEDULE 'A' of this Order must be complied with before OCTOBER 10, 2014, or the site to be cleared of all buildings, structures, debris or refuse and left in a graded and leveled condition. Failure to comply with the Order may result in the City of Kitchener undertaking the required work or demolition at the expense of the owner, with all associated costs added to the tax roll for the subject property as a priority lien. And take notice that you may appeal this Order to the Property Standards Committee by sending a Notice of Appeal by registered mail to the Secretary of the Property Standards Committee along with the non-refundable administration fee of $138.00, to the Office of the City Clerk at 200 King Street West, P.O. Box 1118, Kitchener, Ontario N2G 4G7 on or before SEPTEMBER 17, 2014 (Cheques to be made payable to the City of Kitchener) And take notice that: A) an individual Owner who fails to comply with an Order that is final and binding is liable upon conviction to a fine of not more than $50,000 for a first offence and a fine of not more than $100,000 for any subsequent offence, B) a corporate Owner which fails to comply with an Order that is final and binding is liable upon conviction to a fine of not more than $100,000 for a first offence and a fine of not more than $200,000 for any subsequent offence. The specific actions required to be taken to bring the property into conformity with Chapter 665 and the corresponding sections of the By-law are listed on "Schedule A" attached to this Order. ISSUED BY: Maureen Manning, CPSO, MLEO, Property Standards/Municipal Law Enforcement Officer SCHEDULE A � The specific actions required to be taken to bring the property into conformity with Chapter 665 are: Flooring damaged in various areas throughout home (living room, bedroom, enclosed porch, etc...) are damaged, worn and deteriorating and shall be repaired/replaced. (665.21.1, 665.21.2) Presence of mold/mildew in basement of home shall be investigated and the cause of such mold alleviated. Areas affected shall be washed and sanitized. (665.18.1, 665.1$.3(g), 665.26.1, 665.26.2, 665.32.7(g)) Stairs leading to basement shall be repaired, as they are in disrepair and currently pose a safety risk for occupants. Stairs shall be maintained in good repair and shall remain in a safe and structurally sound condition. Contact City of Kitchener Building department at 741-2433, prior to commencement of such repairs to ensure compliance with applicable procedures and or building code regulations (665.18.1, 665.18.2, 665.18.3(g), 665.21.1, 665.29.2, 665.33.1) Stairs leading to the basement and 2nd floor shall be provided with handrail(s). According to Ontario Building Code: handrail is required .on at least one side of stairs if stairs are less than 37' in width, or a handrail on both sides if stairs are greater than 37' in width. (OBC 9.8.7.1(1)(a)(b)). Handrail height shall not be less than 27' and not greater than 32". (OBC 9.8.7.4(2)(a)(b)). Prior to commencement of installation, contact the Building Department at 741-2433 to ensure construction is in accordance with Code regulations. (665.18.1, 665.18.2, 665.18.3(g) 665.21.1, 665.21.2). Concerns of water seepage into basement shall be investigated and remedial repairs shall be made to ensure water leak is eliminated. Any required repairs to foundation wall shall be completed, grading/drainage along outside wall shall be inspected to ensure grading is as such to ensure drainage is being averted away from the wall of the building. (665.18.3, 665.29.1, 665.29.3, 665.32.7(a)) FOR YOUR INFORMATION All repairs and maintenance of this property required by the standards prescribed by the Code shall be carried out in a manner accepted as good workmanship in the trades concerned and with materials suitable and sufficient for the purpose. Where a permit or other form of approval is required to undertake any repair required to conform to the standards as prescribed in this Order, it is the responsibility of the Owner to obtain any such permit or approval. Outlook.com Print Message �,,'�i , Page 1 of 2 Print Close ....... ........ ... .... 1805 HURON RD l`rorm Frank Reis Construction (fre @bellnet.ca) Sent: September-18-14 8:31:20 AM TO: ESTIMATE ON REPAIRS AS PER CITY OF KITCHENER SCHEDULE A To eliminate the mold and stop moisture coming in to the basement we need to excavate the outside perimeter down until we see the last stone as there weren't footings used at that time This can be very challenging as in most cases with a stone foundation they left a rubble face on the exterior so as we excavate stones that are held in place by the ground are be loosened and need to be put in place again by a mason .To add to the challenge is we need to power wash the foundation which will wash some lose mortar as well in order to do a Gunnite application which is a high pressure mortar mix to fill in all the cavities and cover all the stone below grade. We also need to install a drainage system and weeping the and stone to the perimeter of the building including a sump pump and container inside the house to collect the water as per building code This could cost around $50,000.00 The other problem with the mold is the ground floor that's exposed should be covered with concrete or sprayed in place Urethane Insulation.This could cost around $3000.00 The land around the house needs to be re graded to allow for proper drainage away from the house we can save the topsoil but will need to bring fill in to raise the grades Extra Fill,Machine time to strip topsoil and spread new fill and replace topsoil $3500.00 You should consider evaluating the septic tank the weeping bed to see what condition it's in while the lawn is torn up with past replacement &with the new codes this could cost around $30,000.00 To replace the stair and railing to the basement$2500.00 and to replace the railing to second floor$3500.00 plus$800.00 to Stain and Varnish .It'll take 3 trips to finish properly. To remove existing floors and prep for new one along with tipping fees$1200.00 To install new flooring $18000.00 could be more depends on what you use. House should have a new roof about $ 14,000.00 to supply strip and shingle , https://bay 180.mail.live.com/ol/mail.mve/PrintMessages?mkt=en-ca 9/19/2014 Outlook.com Print Message k xA,,6%'/- , Page 2 of 2 House should have new siding installed to do this properly it should be str�p d with 2x4 min. than sprayed with Urethane insulation new insulated sheathing and new siding and blow in attic insulation to cut down on heating bills ,$30,000.00 r Note Giving the fact that the house is so close to the road spending this kind of money you should ask yourself is it worth doing? Thanks Frank Reis President F.Reis Construction LTD. https://bay 180.mail.live.coin/ol/mail.mvc/PrintMessages?mkt—en-ca 9/19/2014 Print Preview Page 1 of. ---_ - ---- --- 1845 Huron Road � kXlvh, "C- Zoning t8o� E AnI t9 fi4� E W 119 Ez �'krl� , r Y � ^}. ♦♦{� {�p � v l ,Yyy��Y. �T.7^eht'Sv+�3,.�'i.z"ki��&33 a` {w. r „ '2 !Selections �1 [OSJECTID] Map printed On{2014-09-04 21:45} ------- —_--__, .._.....,_,.- Comments A-1 therefore eligible for Exemption from Oemoiition Control Copyright This document is subject to copyright and may only be used for your personal,noncommercial use,provided you keep in tact the copyright notice.©2012 The Corporation of i the City of Kitchener.Some portions of this publication are produced using information under licensed use from Teranet®1898 Protected by Copyright-May not be reproduced without Permission i Disclaimer The City of Kitchener assumes no responsibility for any errors,end is not liable for any damages of any kind resulting from the use of, powered bf ROLTR or rellence on,the information contained in this document.The City of Kitchener does not make any representations or warranty,express or :implied,conceming the accuracy,quality,likely results or reliability of the use of the information contained in this document.THIS IS NOT A PLAN OF SURVEY-PROJECTION:UTM MAO 83 zone 17 htip://maps.kitchener.ca/onpointext/WebPages/print/PrintPreviewPage.aspx 9/4/2014 APPENDIX`A': STATEMENTS OF SIGNIFICANCE Statement of Significance 1805 Huron Road Municipal Address: 1805 Huron Road, Kitchener Legal Description: GCT Part Lot 147, Plan 585 Part Lots h, 1-5 Year Built: c. 1861 Ward 5 Architectural Style: Vernacular ° Original Owner: Abraham Cressman w Original Use: Farm House & — .. tM11..Wr° 91 Outbuildings Condition: Description of Historic Place 1805 Huron Road is a mid 19th century building built in the vernacular architectural style. The building is situated on a 38.2 acre parcel of land located on the north side of Huron Road between Trussler Road and Amand Drive in the Trussler Planning Community of the City of Kitchener within the Region of Waterloo. The principal resources that contribute to the heritage value are the farmhouse and barn. Heritage Value 1805 Huron Road is recognized for its design, physical, contextual, historical and associative values. The design and physical values relate to the age, material and method of construction. The farmhouse is an early and representative example of a log building. The original log building exists under layers of cladding, including clapboard, insulbrick and aluminum siding. The building features: log construction; original window openings, including the round window in the south wing; roofline with return eaves; and, pine floors. The barn is a representative example from the 19th century and it displays a high degree of historical craftsmanship. The barn features: gambrel roof; adze-hewn members with mortised joints; rafters; original floor boards; joists, beams and posts supporting the first floor; stone foundation; and, original vertical cladding boards. The contextual value relates to the location of the house and barn along Huron Road. The historic and associative values relate to the original, previous and existing owners of the farm. Preliminary research suggests that the farm was established by Abraham Cressman around 1861 . Conrad Ludolph purchased the property around 1866 and members of the Ludolph family owned the property until 1957. Since 1957 the property has been owned by the Doehn family. APPENDIX`A': STATEMENTS OF SIGNIFICANCE Heritage Attributes The heritage value of 1805 Huron Road resides in the following heritage attributes: ■ All elements related to the construction and vernacular architectural style of the house, including: o Log construction; • Original window openings of the log house, including the covered round window in the south wing; • Roofline with return eaves; and, • Pine floor of the log house. • All elements related to the construction of the barn, including: o Adze-hewn members with mortised joints; • Rafters; • Original floor boards; • Joists, beams, and posts supporting the first floor; • Stone foundation; and, • Original vertical cladding boards. Photos i IN �j,"Jll'r/ Ml ra� 1805 Huron Road APPENDIX`A': STATEMENTS OF SIGNIFICANCE Excerpt from 'Cultural Heritage Background Study: Built Heritage and Cultural Landscapes: Southwest Kitchener Urban Areas Study"prepared by Nancy Z. Tausky dated August 2010 6.2.5 1805 Huron Road LegfilDe,'cripfiom, Part Lot 147 G.C.T.,Plan 585.Part Lots 1-,5 Tipe QfHistorical R�,nowce.: House and bani B1,711,THERITAGEA.MD CULTI,,PAL LANDSCAPE BACKGROUAID STUDY 61 sourhuesr Kirrhener sruc�), Hi,,s,,top-ic,r,4s,oci(,iti'),e Volide.- The 1861 Tremaine map shows, this Property ill the hands of Abraham Cressman. a Meturonite fanner(see figure 6)-1 the house indicated oil the aural) is likely the log house (hat compris'es the West wing of the exi,4ing residence, Cressman had purchased all 83 acres of the lot in 1835 and sold the westell] half of hisacl-eage to Sailluel Cressillin ill 1846. Abraham parted with 1he rest of lays fann in bits and pieces 3 acres to Jolul, Shultz ill 1860, 2 acres to Jacob Cressman in 186 1. 10 to Abraham 15, Cressmaii and 10 to Jolai Cres'sman ill 1870. 14 to Joseph Tayor in 1892, Ill an kind of reverse order. ("onrad Ludolph began to accumulate property oil both halves of the lot as early as 186& Members of the Ludolph family retained the subJect prol)erly until 1857. when it was purchased by a lkln Doelim It now corripl-ises one of several Doehn family fainns (Land Records, Ryan 1991). F. .................. ,w Figure 46� House at 1805 Huron Road De,,J p,tlPh'v�,icol Value: The house at 1865 Huron Road is the product of seveval local pvacices in the realm of house constrildioll: it is a niontage of buildings. derived from different places aat different thnes; it Nmbours as logstnichire as part of the premit house,, and there is eveli the characteristic local VAIrld Avindow in the south 2able. though it has been covered by APPENDIX`A': STATEMENTS OF SIGNIFICANCE BUILT HERITAGE--L,VD CULTLTRAL LANDSCAPE BACKGROEWD STUDY 62 the kalurunuiruuuunn siding, that now clads, the house f tiguuue 46' . The wrest wirngu is a ltag house reputed to have been illoved to its pnreseunt location frurrnn da position just east of the present baurnn. The main pail of the house is also said to have been moved from a different, undisclosed site: its general sl aapre aarnul its hipped-roofed returned eaves suggest an early hveuntietlu-eernful, elate, when it would have been imported by tine L uulualpnln family, A member aaf the faamilyr added <a back addition in the 1940s. built oil site in as rather outdated style to match the f"r ouut of tine house, "l"lee various, will-s llave laeern unified throuugln as succession n of claddings,' clapboard. insuulbrick (added in the late 1950s). and tine a°er:l lurtrrirrurunn siLl;lrn . audder;l raapou:uuuul 1970( yanrn 1991) ", Lr� a traauir 'au tear°dui mjd i"rcdnj:rta Valne: The urlLler° two parts of the house have probably occupied their present site at least since the 1920s, and the older part of the 1:baar`rr (thaut with the gambriel roof, see ficrme 47) appears to date back carrell into the nineteenth-century. The beams, posts, and girts of tlue upper bairn are anul e-he"u m and loirneul with rnnuar°tise-and-tenon joints: rite rafters, are of veiy roughly squared saplings. the joists supporting the first Menuµare leveled tree tuauuiks supported by tlaiel squared bearers, supported in turrn by posts furred of squared tree tnuurnlas. The im-esernt far nnsteaaul, readily aalasen-able fi�u-anaa Huurouu Road. has settled into place as, as historic entity. holdinn „ au prrominnerrt position n in the lime of historic properties along the r uaa& Kll fo Di ion��0 ,i I i,?ip„v4u�H41ui MoD I ih v '/Grp �Y Irliar� Figure 47: The barn at 1805 Huron hood,seen,froui the southeast Nancy Z. Tau sky Hesit. a clonsultant APPENDIX`A': STATEMENTS OF SIGNIFICANCE B&'IL T HERIT4 Gf.4:NVD C"Ll T[TR-4L L.4jV'DSC'.,4PE B.4CKGROUND S.TUDY 63 Sowlnvest Kitchener T-Trban.4reas Sruc�y P1 vhTni�u-u y List Of the house:: The log section of the house, Original window apertures of the log house Prole floors of the log house Footprint and profile of the house as, a whole Retunied eaves The fenestration pattern of the main house The (now co�,rered) round window, in the south wing Of the barn: Adze-hewn members with mortised joints R,-t ft e rs, Original floor boards Joists., beanis. and posts supporting die first floor Stone foinid.ation Any original vertical cladding boards Evaluarion: This repoil assei-ts that the house and the older part of the bani at 1805 Huron Road merit listing in the Afupiicip l Heiirage Register Designation under the Ontcuio He7lrage "1 0 't . .z4ct., and conservation as it is defined in the Provi-ncial Poh.cY Srarenwnt. Reasonsjbr Evaluarioo,:' In sonle ways, this house posits as borderline case for listing. Its aluminum cladding, its somewhat haphazard conaposition. the lack of nn il'.)ortant interior fittings, and the fact that the older portions of the house do not sit on their original sites all dr etract from its potential significance. It is the fact that it combines the several local building tendencies mentioned above., the presence of the log structure within envelope of the building, and the qualities of the barn that have swayed the consultant's evaluation in as more positive direction. Because of these virtues. the property can be seen to have physical value because it harbours an early example of as log house and a rept-esentati�,re nineteenth- centmy barn that displays a high degree of historical craftsmanship, to lia,%,re historical value because it has direct associations with as pioneer family and the agricultural practices of the area and because it can yield information that contributes to an understanding of the conininnitys culture,, and to have contextual value because in helps to defilie and support the character of an area and because it is physically. functionally, visually., and historically linked'w'itli its surroundings,