The URL can be used to link to this page

Home My WebLink AboutCSD-17-020 - HPA-2017-IV-003 & 004 - 920 Orr Court REPORT TO: Heritage Kitchener DATE OF MEETING: March 7, 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: February 15, 2017 REPORT NO.: CSD-17-020 SUBJECT: Heritage Permit Application HPA-2017-IV-003 Heritage Permit Application HPA-2017-IV-004 920 Orr Court Front door restoration/repairs to floors and baseboards RECOMMENDATION: THAT pursuant to Section 33 of the Ontario Heritage Act, Heritage Permit Application HPA-2017-IV-003be approved to permit restoration of the front door 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-004be approved to permit repairs to floors and baseboards after HVAC installation on the property municipally addressed as 920 Orr Court, in accordance with the plans and supplementary information submitted with the application. Location Map: 920 Orr Court 1 - 1 BACKGROUND: The Community Services Department is in receipt of Heritage Permit Applications HPA-2017-IV- 003 and HPA-2017-IV-004 which are seeking permission to restorethe front door and repair floors and baseboards afterHVAC installationat the property municipally addressed as 920Orr Court, also known as the Robert OrrFarmstead.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. front façade of 920 Orr Court Cultural Heritage Value or Interest Designation By-law 2016-024Cidentifies the following applicable exterior and interior heritage attributes of the farmhouse asbeing of cultural heritage value or interest: location, shape and size of all original window and door openings; all original window and door materials (including but not limited to wood frames, wood sashes, glazing, transom and hardware) original hardwood strip floor in kitchen; original pine floors of main and upper floors; interior wood trim (baseboards; interior door and window casings); and interior door and window 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 doors and hardware, andinterior spaces D. As such, issuance of Heritage Permits is required to carry out the restoration of the front door and repair of floors and baseboards after HVAC installation. 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. Restoration of the front door The applicant advises that the existing front doorsystemhasbeen poorly maintained, allowing moisture penetration and the freeze/thaw cycle to damage the woodelements.The door has been boarded up and covered with plastic, paint is peeling, and hardware has been painted. They propose to repair and refinish the front door in order to restore the original wooden door, doorway, transom and hardware. The existing wooden front door system 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).Original hardware will be removed, cleaned and returned to its original location on the restored door. at left, interior of front door; at right, exterior of front door 1 - 3 front door details: at left, exterior of door; at centre, trim; at right, front door hardware Repair floors and baseboards after HVAC installation The applicant advises that the existing furnace ductwork does not meet modern standards of energy efficiency or comfort.A new heating, ventilationandair conditioning(HVAC) system is required. Previous piecemeal HVAC repairs have created gaps in the flooring covered by plywood and installed inexpensive/inappropriate vents.They propose to install a new HVAC system that feeds into the original vents wherever possible.Inappropriate existing ventswill be replaced with antique or replica units, as will any new vent locations. Gaps in the floor will be repaired using original flooring salvaged from the two bathrooms some of the pine flooring in the first floor bath has deteriorated from water damage and the second floor main bath flooring is covered by linoleum. In both rooms, original pine flooring will becarefully removed for reuse where possible and a more moisture resistant type will be laid. at left, damaged pine flooring in first floor bath; at upper right, example of a vent to be removed with flooring repaired using salvaged flooring from a bathroom, and existing older vents covers to be retained 1 - 4 at left, example of original round vent which may be removed for reuse elsewhere; at right, examples of repairing floors with salvaged boards, and vent openings which will be repaired with matching baseboards The proposed alterationsmeet 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 alterations meetPThe 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 both exterior and interior elementsidentified as heritage attributes; st the project goals include energy efficiency and making the house liveable by 21 century standards; the alterations will clean, restore, refinish and repair rather than replace character defining heritage attributes, salvaging existing materials where required for use in other areas, and sourcing products appropriate to the age of the house; 1 - 5 the proposal follows The Standards and Guidelines for the Conservation of Historic Places in Canada;and the project will not adversely affect thethe character of the propertynor the heritage attributesof 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: through the delivery of core service. FINANCIAL IMPLICATIONS: N/A COMMUNITY ENGAGEMENT: INFORM - 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-003 APPENDIX B: Heritage Permit Application HPA-2017-IV-004 APPENDIX C: Designation By-law 2016-024 APPENDIX D: Applicable Excerpts from Conservation Plan, dated March 16, 2013 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 1 - 29 1 - 30 1 - 31 1 - 32 1 - 33 1 - 34