HomeMy WebLinkAboutCSD-16-011 - HPA-2016-V-001 (5 Michael Street)
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EPORT TO: Heritage Kitchener
DATE OF MEETING: March 1, 2016
SUBMITTED BY: Brandon Sloan, Manager of Long Range & Policy Plan
519-741-2200, ext. 7648
PREPARED BY: Sandra Parks, Heritage Planner, 519-741-2200, ext.
WARD(S) INVOLVED: Ward 9
DATE OF REPORT: February 9, 2016
REPORT NO.: CSD-16-011
SUBJECT: Heritage Permit Application HPA-2016-V-001
5 Michael Street
Masonry Repair; Window Repair/Replacement; Line Interior Walls;
Re-clad Additions; Construct Entrance Canopy
RECOMMENDATION:
That, pursuant to Section 42 of the Ontario Heritage Act, Herita
HPA-2016-V-001 be approved to permit removal of the top 2.4m of
replacement, repair and repointing; repair or replacement of all
interior curved profile of the masonry sills and walls; re-cladd
cinder block additions with horizontal wood or cementitious sidi
windows in the cinder block addition; and construction of a new
the parking lot on the property municipally addressed as 5 Micha
with the plans and supplementary information submitted with the
to the following condition:
1. That the final building permit drawings be reviewed and herit
provided by Heritage Planning staff prior to the issuance of a b
Location Map: 5 Michael Street
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BACKGROUND:
The Community Services Department is in receipt of Heritage Permi
001 (attached as Appendix A) which is seeking permission to:
remove the top 2.4m of the chimney;
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replace, repair and repoint masonry;
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repair or replace all windows;
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line the interior curved profile of the masonry sills and walls
·
re-clad the loading dock and cinder block additions with horizo
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siding;
create new openings and install new windows in the cinder block
·
construct a new entrance canopy and stair from the parking lot
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access;
at the property municipally addressed as 5 Michael Street.
REPORT:
The subject property is located on the south side of Michael Str
Victoria Street South, within the Victoria Park Area Heritage Co
is designated under Part V of the Ontario Heritage Act. Built circa 1910, it is described in the
VPHCD Study as, [a] buff brick factory building, near original
of a 2&½ and a 3&½ storey section, with rows of sash windows set
front entrance is modified with an awning roof and the old wood
replaced with new vinyl-clad. Formerly the C.A. Ahrens Shoe Co.
presently Cline Shirt Company.
A 2009 report approved by Heritage Kitchener identified the subj
building, of very high cultural heritage value or interest. Th
neighbourhood landmark surrounded primarily by residential devel
In addition to the protection of a Part V designation, a Heritag
in 2002 by the then owners to the City of Kitchener. It identifi
being worthy of conservation:
Exterior
all exterior elevations and additions (specifically excluding t
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block addition, but including original exterior located behind l
exterior located behind cinder block addition) including foundat
yellow brick walls;
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brick pilasters;
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brick corbelling at roofline;
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brick voussoirs;
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all window and door openings (excluding third window opening fr
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Michael Street elevation) including 6/6 double hung with 3 pane
2/2 cellar windows;
concrete sills;
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tie rods and anchors;
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roof and roofline;
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brick chimney (8-10 feet above roofline only);
·
Interior
exposed heavy timber (post and beam) construction with 4-way st
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stirrups;
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hardwood, parquet and terrazzo floors;
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walk-in safe reading Charles A. Ahrens and Company The Goldie & McCulloch Co.
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Limited Galt);
dry sprinkler system alarm head dated 1922;
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interior curved profile of the masonry sills and walls;
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excluding basement.
·
Photo 1 - 5 Michael Street - north and east elevations
Photo 2 - 5 Michael Street - north and west elevations
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Photo 3 - 5 Michael Street - south and west elevations
Victoria Park Area Heritage Conservation District Plan
When considering an adaptive reuse, the VPHCD Plan advises that,
integrate conversions and building changes into the prevailing h
the building and setting. This type of major work, on a propert
will require issuance of a Heritage Permit to carry out the proj
Heritage Kitchener is required. If the Committee unanimously app
recommendation, the Heritage Permit will be issued through deleg
The building is vacant and the current owners propose to renovat
similar in feel to The Tannery building nearby. The applicant
building has been under-utilized for some time . . ., and haphaz
alterations in the past and lack of maintenance have left the bu
requiring a wide range of repairs and alterations to bring it up
standard. The proposed work is required in order to find a new
for the building and ensure its long-term future.
Remove top 2.4m of chimney
The application proposes to remove the top 2.4m (8) of unstable
chimney located on the south façade (see Photos 3 & 4), form a n
concrete cap, install metal flashing and louvre vents on all sid
re-point the remaining brick, and remove a broken lightning cond
replaced with a new lightning rod system (as the chimney will re
highest point in the area). The condition of the chimney was not
safety concern in a Structural Engineer's report. The chimney is
used, and only the 2.4m to 3m (8 to 10) above the roofline has
identified as a Heritage Element in the easement agreement; appr
5.5m (18) of the chimney above the roofline will be conserved.
will ensure a steady flow of air within the chimney flue cavity
deterioration of the interior bricks.
Photo 4 - chimney
Replace, repair and repoint masonry
In addition to the chimney repointing noted above, the applicati
matching brick, repair and repoint many areas of the building, f
conservation principles set out in a detailed Brick Repair Spec
including:
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remove existing wall-mounted HVAC equipment at base of chimney,
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supports, brackets, etc., and infill with matching brick (see Ph
repair a significant crack on the west elevation which may requ
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review) localized rebuilding of this masonry wall with matching
remove corroding and expanding metal fasteners which have resul
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and spalling of the brick and repair holes with mortar; and clea
citric/phosphoric acid product which will not damage the soft br
remove various unused oil supply/vent pipes, exterior lights, c
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repair holes with mortar;
remove frost-damaged, spalling brick at various locations and r
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brick (see Photo 7);
Photo 7 - example of frost-damaged, spalling brick
remove existing cement fillet from bottom of three wall recesse
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Street) elevation (see Photo 7), and install new canted brick si
adjacent treatment (see Photo 8) complete with flashings; the bo
panels have been badly affected by freeze/thaw action; the cante
brick to the main walls, so are probably not original, but they
successful in preserving the brick below; the intent is for the
sacrificial, as they can be removed and replaced easily if the
future;
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P
hoto 8 existing canted brick sill solution to brick damaged
rebuild verge and eaves brick detail on brick boiler room addit
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fascia board and install new treated plywood fascia board with n
gutter; and
rake out and re-point cracks in mortar joints.
·
Repair or replace all windows
The application proposes to replace all of the existing windows
condition of each window and the proposed repair or replacement
Condition Audit (attached). The application states that, [w]hi
building favours the factory/warehouse aesthetic provided by sas
have to consider thermal performance, security, safety and lifes
proposed renovation of the building is viable. The proposal inc
in the building (including all of the non-original aluminum fram
level] with new wood framed windows made to modern standards, bu
of the originals as much as possible. . . [to] provide a unified
building, closely matching what we understand was the original a
The window repair and replacement
component of the project will include:
repair of 28 original basement
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level windows (see Photo 9): the
basement windows are mainly
inward-opening hinged sashes,
with two panes per sash, closing
together without a fixed central
mullion; some have been
significantly modified; most are
in good condition all but two
are good candidates for
refurbishment in situ, with the
addition of secondary glazing on
the inside face to improve
thermal performance; Photo 9 typical basement window
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alteration of one basement
·
window on the east
elevation (see Photo 10); it
has been heavily modified to
support incoming electrical
conduits, which cannot be
moved without great
expense; it is proposed that
this opening be infilled with
brick and parged, similar to
the surrounding foundation;
a similar treatment is
·
proposed for a former coal
delivery opening in the boiler
room addition as neither a
window nor a door is
appropriate for this location;
replacement of 23 original
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windows above the basement
level: wood-framed and single
glazed; the south and west
Photo 10 to be infilled with brick and parged
elevations of the three-storey
block have 6/6 vertically sliding sashes arranged in blocks of t
mullions between (see Photo 6); 10 windows on the north elevatio
sliding sashes with an inward-hinged 3-lite hopper window above
believed that this may have been the type originally installed a
as all of the window openings are the same size, and both a post
and a photo from the 1930s show similar windows; none of these w
counterweights, spring balances or any type of hardware, so they
cannot be locked; none of the wood sills are serviceable; these
condition, with some in danger of complete failure, and long-ter
proposal is to replace all with new wood windows and frames to
(6/6 sashes arranged in blocks of three with wood mullions betwe
inward-hinged 3-lite hopper window above): single hung, non-oper
sash and transom windows with simulated divided lites, the size
as close to original as possible, replicating the wood mullions
of three windows, in the existing, same size openings, using exi
they will be painted a dark Commercial brown a sample window
inspection at the Committee meeting;
Photo 11 typical 6/6 with inward-hinged 3-lite hopper window a
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Photo 12 typical aluminum framed replacement window, at right
replacement of 71 non-original windows (see Photo 12): mostly al
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glazed, horizontally sliding, composed of a different pattern (s
originals; these windows and their installation are poor in all
replace all with new wood windows and frames to the original pat
previously); and
to cut out all loose and spalled concrete material from window
·
repair with new concrete to
the original profile; the
original concrete window
lintels on the south and
west elevations have been
badly affected by freeze-
thaw and some of the
reinforcing bar is now
exposed.
Line the interior curved profile of
the masonry sills and walls
The existing external walls are
solid brick with lime plaster applied
directly to the inner surface to
create 200mm to 400mm (8 to
16) thick interior walls. The
curved window surrounds (see
Photo 13) are identified as
Heritage Elements in the
easement agreement. The
applicant states that the thermal
performance of these walls is very
poor and the plaster is cracked
due to building movement, with
holes where equipment and
partitions have previously been
installed.
Photo 13 interior curved profile of the walls
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In order to avoid damage to the
curved window openings, the
proposal is to apply insulated
gypsum board linings, protecting
the Heritage Element in-situ. It is
proposed to make all fastenings
into the new wood window
frames in these areas (see
drawing detail 4/A3.2), with a
metal furring channel along the
floor and ceiling to carry the
ends of vertical studs, separated
from the original wall by
approximately 25mm. These
studs will be secured to the
existing walls at their mid-point,
approximately 1500mm above
floor level with angle brackets
and plugged screws. The curved
plaster will not be disturbed by
this work, and the row of fixing
holes in the flat portions of the walls can be easily repaired i
layer of building paper will be provided between spray foam and
To assist in evaluating the proposed wall linings treatment, sev
to comment. In addition to providing suggestions for improved en
Officials concurred that this approach will have little impact o
Re-clad loading dock and cinder block additions with horizontal
Though the loading dock area and cinder block addition are speci
heritage easement agreement, they do make up part of the exterio
building and are, therefore, subject to the guidelines of the VP
these elements are visible from Michael Street and the public re
The application proposes to remove the existing metal siding fro
and cinder block addition (see Photo 3), and install new wood or
new battens (see Conceptual Drawing 1). The loading dock area wi
to the building. At present the cladding is of very poor quality
entrance area of sufficient importance for the proposed new use.
Conceptual Drawing 1 proposed exterior
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Create new openings and install new windows in the cinder block
As noted above, the cinder block addition is specifically exclude
agreement. The proposal is to cut four new openings in east faça
aluminum-framed windows. No new openings will be cut into the Mi
addition.
On the loading dock (south) façade, facing the parking lot, new
doors will be installed in the existing loading dock door openin
guard. Also on this façade, the existing aluminum door and frame
opening created to accommodate a 965mm (38) wide glazed externa
frame, complete with lift and electric operator to provide barri
C onstruct a new entrance canopy from the parking lot
A new entrance canopy is proposed on the parking lot side of the
the entrance. The materials and form will be designed to match t
echo the internal heavy timber construction.
Other work proposed as part of this project include the cleaning
metal fire escape; roof replacement with insulated 2-ply modifie
new metal fascia and gutter on the loading dock area and cinder
existing.
In reviewing the merits of the application, Heritage Planning st
subject property is identified as a Group A building in the V
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Heritage Easement Agreement;
building has been under-utilized and haphazard alterations and
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require repairs and alterations in order to ensure its long-term
removal of the top 2.4m (8) of chimney is supported by a Struc
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and does not affect the portion protected by the easement - it w
point in the area;
various masonry repair, replacement and repointing follows good
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principles set out in a detailed Brick Repair Specification br
repair of the basement windows follows good heritage conservati
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replacement of 23 original windows (10 on the Michael Street fa
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windows and frames to the original pattern (save for them being
pane, with simulated divided lites) is reasonable considering th
and that long-term repairs are not feasible;
replacement of 71 aluminum framed replacement windows with new
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frames to the original pattern (save for them being non-operable
simulated divided lites) will return the building similar to its
identified in the easement agreement, the interior curved profi
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walls will not be irreversibly altered with this proposal, but c
restoration; one of the Eight Guiding Principles in the Conserv
Properties is Reversibility: Alterations should be able to be
conditions;
alterations to the loading dock area and cinder block addition
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the Michael Street façade and the public realm;
key objectives of the VPHCD Plan, to integrate conversions and
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the prevailing historic and landscape character of the building
alterations will not detract from the character of the Victoria
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Conservation District, the integrity of the streetscape nor the
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In accordance with the Heritage Permit Application form, the app
Ontario Heritage Act shall not be a waiver of any of the provisions of any by-law of
Kitchener or legislation, including, but not limited to, the req
and Zoning By-law. In this regard, staff confirm that a Building
elements of this proposal, and that the building permit drawings
permit drawings.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
The recommendation of this report supports the achievement of th
through the delivery of core service.
FINANCIAL IMPLICATIONS:
N/A
COMMUNITY ENGAGEMENT:
INFORM - This report has been posted to the Citys website with
Heritage Kitchener committee meeting.
CONSULT - Heritage Kitchener has been consulted regarding the su
Application.
REVIEWED BY: Leon Bensason, Coordinator, Cultural Heritage Planning
ACKNOWLEDGED BY: Brandon Sloan, Acting Director of Planning
APPENDIX A: Heritage Permit Application HPA-2016-V-001
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