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HomeMy WebLinkAboutCSD-17-025 - HPA-2017-IV-006 & 007 - 920 Orr Court REPORT TO: Heritage Kitchener DATE OF MEETING: April 4, 2017 SUBMITTED BY: Brandon Sloan, Manager of Long Range & Policy Planning, 519-741-2200, ext. 7648 PREPARED BY: Sandra Parks, Heritage Planner, 519-741-2200, ext. 7839 WARD(S) INVOLVED: Ward 5 DATE OF REPORT: March 9, 2017 REPORT NO.: CSD-17-025 SUBJECT: Heritage Permit Application HPA-2017-IV-006 Heritage Permit Application HPA-2017-IV-007 920 Orr Court Window restoration and repair/masonry repairs RECOMMENDATION: THAT pursuant to Section 33 of the Ontario Heritage Act, Heritage Permit Application HPA-2017-IV-006 be approved to permit restoration and repair of the windows on the property municipally addressed as 920 Orr Court, in accordance with the plans and supplementary information submitted with the application, and, further, THAT pursuant to Section 33 of the Ontario Heritage Act, Heritage Permit Application HPA-2017-IV-007 be approved to permit masonry repairs on the property municipally addressed as 920 Orr Court, in accordance with the plans and supplementary information submitted with the application and subject to the following conditions: 1. That the masonry repairs will comply with the Ministry of Culture’s Annotated Master Specifications for the Cleaning and Repointing of Historic Masonry; and 2. That a small test patch be prepared in an inconspicuous location for review and approval of the mortar colour by Heritage Planning staff prior to proceeding with the full masonry repairs project. Location Map: 920 Orr Court 1 - 1 BACKGROUND: The Community Services Department is in receipt of Heritage Permit Applications HPA-2017-IV- 006 and HPA-2017-IV-007 which are seeking permission to restore and repair the windows and masonry at the property municipally addressed as 920 Orr Court, also known as the Robert Orr Farmstead. The property was previously known as 1683 Huron Road. Development of the subdivision resulted in the creation of the lot containing the heritage house at the end of Orr Court. REPORT: The subject property is located on the north side of Huron Road, east of Ludolph Street, at the end of Orr Court. The property is designated under Part IV of the Ontario Heritage Act. The property th contains a one-and-a-half-storey late 19 century yellow brick farmhouse built in the Ontario Gothic architectural style. Historically, the property has direct associations with the agricultural theme; it is important as a visible, tangible reminder of the rural history of Kitchener. The estimated construction value of the project is $35,600. The applicants have been approved in principle for a City of Kitchener Designated Heritage Property Grant of $3,000, and have applied for a Waterloo Region Heritage Foundation Building Grant. front façade of 1683 Huron Road Cultural Heritage Value or Interest Designation By-law 2016-024 (attached for information as Appendix ‘C’) identifies the following applicable exterior heritage attributes of the farmhouse as being of cultural heritage value or interest: · yellow (buff) brick exterior of the main block and kitchen tail of the farmhouse; · location, shape and size of all original window and door openings; and · all original window and door materials (including but not limited to wood frames, wood sashes, glazing, transom and hardware). 1 - 2 Planning application requirements to develop the surrounding lands into a residential subdivision included the preparation of a Conservation Plan, which provides guidance in the consideration of any alteration requests. Applicable excerpts from the Conservation Plan regarding windows and masonry are attached as Appendix ‘D’. As such, issuance of a Heritage Permit is required to carry out the restoration and repair of the windows and masonry. Review and recommendation by Heritage Kitchener is required. A Building Permit is not required for these alterations. New owners have purchased the property from the developers and take possession on April 15, 2017. In order to begin the restoration of the farmhouse as soon as possible, they have received permission from the vendor to apply for Heritage Permits in advance of that date. Repair all windows The applicant advises that the existing windows have been poorly maintained, allowing moisture penetration and the freeze/thaw cycle to damage the wood elements, resulting in areas of rot. They propose to repair and restore the windows to their original appearance, function and energy efficiency. Existing aluminum storm windows will be removed. Existing original wooden window frames, sills and interior trim will be restored in situ. The original wooden window sashes will be removed from their frames, carefully noting and numbering their location to ensure they are re- installed in their original openings. Wooden elements will be scraped and sanded, treated for rot and repainted in a historically complementary colour. Wooden elements requiring restoration will be repaired with the most appropriate method (wood epoxy or new wood of the same or compatible species). at right, typical interior of window; at left, exterior of windows 1 - 3 Repair masonry The applicant advises that some mortar joints have failed and previous attempts at repointing have used inappropriate mortar (Portland cement). They propose to repair the masonry using an appropriate lime-based mortar, matching the original in colour, texture and detail. masonry details: areas requiring repair The proposed alteration meets these “Eight Guiding Principles in the Conservation of Built Heritage Properties”, especially: · respect for historic material - repair /conserve rather than replace building materials and finishes, except where absolutely necessary - minimal intervention maintains the heritage content of the built resource; and · respect for original fabric - repair with like materials - return the resource to its prior condition, without altering its integrity. The proposed alteration meets these Parks Canada’s The Standards and Guidelines for the Conservation of Historic Places in Canada, especially: · conserve the heritage value of an historic place - do not remove, replace or substantially alter its intact or repairable character defining elements; · conserve heritage value by adopting an approach calling for minimal intervention; · evaluate the existing condition of character-defining elements to determine the appropriate intervention needed - use the gentlest means possible for any intervention, respect heritage value when undertaking an intervention; and · repair rather than replace character-defining elements - where character-defining elements are too severely deteriorated to repair, and where sufficient physical evidence exists, replace them with new elements that match the forms, materials and detailing of sound versions of the same elements. In reviewing the merits of the application, Heritage Planning staff note the following: · subject property is designated under Part IV of the Ontario Heritage Act, with windows and masonry identified as heritage attributes; 1 - 4 · the project goals include repairing and restoring the windows and masonry to their original appearance, function and energy efficiency; · the alterations will clean, restore, refinish and repair rather than replace character defining heritage attributes; · the proposal follows the “Eight Guiding Principles in the Conservation of Built Heritage Properties” and Parks Canada’s The Standards and Guidelines for the Conservation of Historic Places in Canada; and · the project will not adversely affect the the character of the property nor the heritage attributes of the building. In accordance with the Heritage Permit Application form, the approval of an application under the Ontario Heritage Act shall not be a waiver of any of the provisions of any by-law of the City of Kitchener or legislation, including, but not limited to, the requirements of the Ontario Building Code and Zoning By-law. In this regard, staff confirm that a Building Permit is not required to carry out these alterations. ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN: The recommendation of this report supports the achievement of the City’s strategic vision through the delivery of core service. FINANCIAL IMPLICATIONS: N/A COMMUNITY ENGAGEMENT: INFORM - This report has been posted to the City’s website with the agenda in advance of the Heritage Kitchener committee meeting. CONSULT - Heritage Kitchener has been consulted regarding the subject Heritage Permit Application. REVIEWED BY: Leon Bensason, Coordinator, Cultural Heritage Planning ACKNOWLEDGED BY: Alain Pinard, Director of Planning APPENDIX A: Heritage Permit Application HPA-2017-IV-006 APPENDIX B: Heritage Permit Application HPA-2017-IV-007 APPENDIX C: Designation By-law 2016-024 APPENDIX D: Applicable Excerpts from Conservation Plan, dated March 16, 2013 1 - 5 1 - 6 1 - 7 1 - 8 1 - 9 1 - 10 1 - 11 1 - 12 1 - 13 1 - 14 1 - 15 1 - 16 1 - 17 1 - 18 1 - 19 1 - 20 1 - 21 1 - 22 1 - 23 1 - 24 1 - 25 1 - 26 1 - 27 1 - 28