HomeMy WebLinkAboutCSD-17-021 - HPA-2017-IV-005 - 128 Margaret Avenue
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 10
DATE OF REPORT: February 15, 2017
REPORT NO.: CSD-17-021
SUBJECT: Heritage Permit Application HPA-2017-IV-005
128 Margaret Avenue
Replace roof and roof flashing
RECOMMENDATION:
THAT pursuant to Section 33 of the Ontario Heritage Act, Heritage Permit Application
HPA-2017-IV-005 be approved to permit replacement of the roof and roof flashing on the
property municipally addressed as 128 Margaret Avenue, in accordance with the plans
and supplementary information submitted with the application and subject to the
following condition:
1. That the final building permit drawings be reviewed and heritage clearance
provided by Heritage Planning staff prior to the issuance of a building permit.
Location Map: 128 Margaret Avenue
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BACKGROUND:
The Community Services Department is in receipt of Heritage Permit Application HPA-2017-IV-
005 which is seeking permission to replacethe roof and roof flashingat the property municipally
addressed as 128Margaret Avenue -Margaret Avenue Public School.
REPORT:
The subject property is located onMargaret Avenue, between Wellington Street North and Louisa
Street. The property is designated under Part IV of the Ontario Heritage Act.Built in 1894,
Historic additions were
constructed in 1904 and 1926 to this good example of Collegiate Gothic architecture.
Margaret Avenue Public School front elevation
Reasons for Designation
Designation By-law 1997-29Bidentifies the following
applicable exterior heritage elements as reasons for designation:
front (west) and side (north and south) elevations; and
roof and roofline with flashing.
As such, issuance of a Heritage Permit is required to replace the roof and roof flashing. A
Building Permit is also required.
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Roof and roof flashing replacement
The applicant proposes to remove the existing roof and roof flashing.They advise that the roof
has failed in several places, contains asbestos and lacks thermal resistance, and the flashing is
in poor condition and leaks.
existing flashing
ll have about 153mm
thus raising the height of the roof. In order to accommodate the additional height, the profile
of the flashing must be altered.
.The new prefinished metal flashing will match the colour of the
existing verdigris copper flashing.Regular roof inspections are to be performed on the new roof.
at left, existing flashing profile; at right, new higher flashing profile
The proposed alteration meets
respect for original fabric -repair with like materials -return the resource to its prior
condition,without altering its integrity; and
maintenance - with continuous care, future restoration will not be necessary - with
regular upkeep, major conservation projects and their high costs can be avoided.
The proposed alteration meets PThe Standards and Guidelines for the
Conservation ofHistoric Places in Canada, especially:
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;
repair rather than replace character-defining elements - where character-defining
elements are too severely deteriorated to repair, and where sufficient physical evidence
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exists, replace them with new elements that match the forms, materials and detailing of
sound versions of the same elements; and
maintain character-defining elements on an ongoing basis.
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 roofand
roofline with flashingidentified as heritage attributes;
in order to accommodate additional insulation,the new roof and flashing heights will be
raised slightly from theexisting, a negligible amount as viewed from the ground;
the new flashing material will match the form and colour of the original;
The Standards and Guidelines for the Conservation of
Historic Places in Canada; and
the project will not adversely affect thethe character of the property nor 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 required to carry out roof
and flashing replacement.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
through the delivery of core service.
FINANCIAL IMPLICATIONS:
N/A
COMMUNITY ENGAGEMENT:
INFORM - This
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-005
APPENDIX B: Designation By-law 1997-29
APPENDIX C: Margaret Avenue Public School Roof Plan, dated January 26, 2017
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