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HomeMy WebLinkAboutCSD-17-061 - Addendum Item 5 - HPA-2017-IV-018 - 37 King Street West REPORT TO: Heritage Kitchener DATE OF MEETING: June 6, 2017 SUBMITTED BY: Alain Pinard, Director of Planning, 519-741-2200 ext. 7319 PREPARED BY: Michelle Drake, Senior Heritage & Policy Planner, 519-741-2200 ext. 7839 WARD(S) INVOLVED: Ward 9 DATE OF REPORT: June 2, 2017 REPORT NO.: CSD-17-061 SUBJECT:Heritage Permit Application HPA-2017-IV-018 37 King Street West Cleaning of the front (King Street) elevation RECOMMENDATIONS: THAT pursuant to Section 33 of the Ontario Heritage Act, Heritage Permit Application HPA-2017-IV-018 be approved to permit cleaning of the front (King Street) elevation of the building located on the property municipally addressed as 37 King Street West, in accordance with the plans and supplementary information submitted with the application and subject to the following conditions: 1. That the applicant submit additional information that confirms the proposed cleaning products and methods will not negatively impact the building materials to the satisfaction of the City’s Coordinator, Cultural Heritage Planning; and further, 2. That an in-situ test patch will be conducted for each product and method, and each building material to the satisfaction of the City’s Coordinator, Cultural Heritage Planning. Location Map: 37 King Street West 5 - 1 BACKGROUND: The Community Services Department is in receipt of Heritage Permit Applications HPA-2017-IV- 018 requesting permission to clean the front (King Street) elevation of the building municipally addressed as 37 King Street West. REPORT: The subject property is located on the south side of King Street West between Ontario Street and Queen Street. The property contains a three storey brick building built circa 1900 in the Neo Classical architectural style and is designated under Part IV of the Ontario Heritage Act. Designating By-law 90-160 identifies the entire front elevation above the first storey as heritage attributes. The by-law references all structural and decorative elements including the colonnade, entablatures, piers, attic and copings but excluding the later shop front on the ground level. The by- law also references more specifically all elements of the balconies, including floors, ceilings and balustrades; and, all elements of the glazed screens on the upper floors, including doors, windows, mullions, frames and glazing. As a result, a heritage permit is required to clean the front elevation. Front (King Street) Elevation (as of June 2016) Proposal to Clean the Front Elevation The applicant has advised that cleaning the front elevation is necessary in order to properly evaluate the extent of smoke and heat damage resulting from a fire on April 14, 2017. Heritage planning staff met on site with First On Site Restoration on May 24, 2017 to review the existing conditions. Varying degrees of soot and charring were visible on multiple building features (front façade, entablature supported by block modillions with dentillated bed molds and plain frieze, the colonnade, elements of the balconies, and windows) constructed with different materials (brick, painted brick, painted concrete, wood, and glass). 5 - 2 Soot and Heat Damage to Ceiling, Bricks Soot Damage to Upper Portion of Column and Windows First On Site Restoration has advised that rehabilitating the fire damage will need to take place in two stages. This application deals with the first stage, which involves cleaning to remove soot. Once the soot is removed, the applicant will gain a better understanding of the extent of damage and the necessary repairs and replacements that will be required. A new heritage permit application will be required once the details of the necessary repairs and replacements are known. The applicant is proposing to clean the painted surfaces by applying a degreaser and using a wash brush to agitate the soot followed by a pressure wash to rinse off residue from the surface. The Material Safety Data Sheet (MSDS) for the degreaser identifies the product as a peeler. The peeler is inorganic, alkaline (pH 10.7), and soluble. The applicant is also proposing to clean unpainted brick and wood surfaces with a blasting process similar to sand blasting, which uses sodium bicarbonate (baking soda) to release soot followed by cleaning and sealing. The applicant has referred to a psi of 70 but it is not clear if this is for the blasting, cleaning or sealing process. It is unclear how other buildings materials, in particular concrete and painted concrete, will be cleaned. The applicant advises that the estimated value of construction for the cleaning of the front elevation is approximately $15,000. Heritage Planning Staff Comments When undertaking any type of cleaning project, the nature of the building materials, the type of soiling and the relationship between the two must be investigated and thoroughly understood. Decorative details on several different materials with varying degrees of natural weathering and the more recent soot accumulation require careful consideration, and possibly professional input from an individual experienced in heritage buildings and materials. It is likely that different materials may require different cleaning methods. The applicant may want to seek advice from a member of the Canadian Association of Heritage Professionals. Another helpful resource is the National Park Service’s Preservation Brief 1: Assessing Cleaning and Water-Repellent Treatments for Historic Masonry Buildings. 5 - 3 Generally, cleaning chemicals such as the degreaser, should only be used at low strength over short dwell times and be followed by thorough rinsing at non-damaging water pressures. It is also important to consider the type of brush used to agitate the soot as the bristles can also cause damage. Natural or synthetic bristles should be used, not metal. Abrasive cleaning such as the blasting can be damaging and is best avoided. Decorative details such as those found on the colonnade and balustrades may be especially susceptible to damage from abrasive cleaning. In the absence of having received the information heritage planning staff requires, staff is concerned that the proposed degreaser and blasting process may negatively impact the front elevation and potentially exacerbate the damage from the fire. Heritage planning staff would like to understand the following: What experience does First On Site Restoration and the company completing the work have with these products and methods on heritage buildings of a similar age with similar building materials? What strength of the degreaser will be used? How long will it dwell? What type of brush bristle will be used? What water pressure will be used to remove the residue? Is a acid wash required to neutralize? How will areas of the building that do not require cleaning be protected from the degreaser and blasting process? How will the damaged windows and doors be sealed to prevent water from entering the building? Will the cleaning start at the bottom and proceed to the top? When using water to clean or rinse, what is the maximum pressure that will be used? How far will the nozzle be from the material surface? Could water soaking be used as an alternative to either the degreaser, blasting or both? Would steam/hot pressurized water cleaning be more effective on the concrete details? What alternatives to blasting are available? Is the impact from blasting different for painted versus unpainted surfaces? If blasting is used, how and what will be used afterwards to clean the surface? Does the surface need to be sealed? If so, what product will be used? Has this product been used on a heritage building of a similar age with similar building materials? Recognizing that cleaning the soot is the first stage of a two stage process, Heritage Planning staff would like to facilitate moving forward so that this work can be done in a timely manner and the applicant can move forward with the required repairs and replacements. As a result, Heritage planning staff is recommending approval subject to two conditions: 1. That the applicant submit additional information that confirms the proposed cleaning products and methods will not negatively impact the building materials to the satisfaction of the City’s Coordinator, Cultural Heritage Planning; and further, 2. That an in-situ test patch will be conducted for each product and method, and each building material to the satisfaction of the City’s Coordinator, Cultural Heritage Planning. In accordance with the conditions of approval, the proposed work will not be permitted to proceed in the absence of the additional information being received and the in-situ test patches being completed, all to the satisfaction of the City’s Coordinator, Cultural Heritage Planning. In the event HPA-2017-IV-018 is conditionally approved, and the applicant and the City’s Coordinator, Cultural Heritage Planning are unable to agree on the cleaning products and methods and/or test patches, the applicant may choose to submit a new heritage permit application for consideration by Heritage Kitchener and Council in August or September. 5 - 4 In reviewing the merits of the application, Heritage Planning staff note the following: the front (King Street) elevation above the storefront is designated and identified as a heritage attribute; a fire caused smoke and heat damage to the front elevation; the soot from the fire needs to be removed in order to properly evaluate the extent of the damage; delaying the cleaning to the August Heritage Kitchener committee will delay the repairs and replacements required to rehabilitate the building to the fall; the repairs and replacements should take place as soon as reasonably possible in order to protect the building from the weather and further deterioration, and allow for tenants to move back into effected units; and, although the cleaning could negatively impact the integrity of the front elevation and its heritage attributes, heritage planning staff is confident that the condition to submit additional information and to perform test patches, all to the satisfaction of the City’s Coordinator, Cultural Heritage Planning, will reduce or eliminate these impacts. In accordance with the preceding comments, heritage planning staff support the application to clean the front elevation subject to conditions as described above and provided in the report recommendation. 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 Kitchener’s Zoning By-law. In this regard, the applicant is advised that a permit is required from Transportation Services to close the sidewalk. 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-018 5 - 5 5 - 6 5 - 7 5 - 8 5 - 9 Bloomco/Division of Double B Peeler Automotive Warehousing Inc. MATERIAL SAFETY DATA SHEET 1.PRODUCT AND PREPARATION INFORMATION Manufacturer: Bloomco/Division of Double B Automotive Warehousing Inc. 5035 North Service Rd., Unit B4 Burlington, Ontario, L7L 5V2, Canada (905)3328070 Emergency telephone numbers: Bloomco 24 Hours: (800)667-9168 Product Name: Peeler Synonyms: Not Applicable Chemical Family: Inorganic Molecular Formula: Not Available Product Use: Multi Purpose Heavy Duty Degreaser Cleaner WHIMIS Classification: D1B, D2B TDG Classification: Not Applicable NFPA: 2 Health, 1 Fire, 0 Instability Prepared by: Research and Development Department Preparation Date: June 28, 2013 2.HAZARDOUS INGREDIENTS HazardousCASWt. % TLV ppm LD/50 LC/50 IngredientsNumber Oral – Rat Inhal – Rat, 4 hr Ethyleneglycol111-76-2 7-13 20 400 mg/Kg 450 ppm Monobutyl Ether D’Limonene 5989-27-5 7-13 Not >5,000 mg/Kg Not Available Available Alkyl68584-22-5 1-5 Not 530 mg/Kg Not Available Benzene-Available sulfonic Acid - 1 - 5 - 10 Bloomco/Division of Double B Peeler Automotive Warehousing Inc. Monoethanol-141-43-5 1-5 3 1,515 mg/Kg Not Available amine Disodium 6834-92-0 1-5 Not 1,153 mg/Kg Not Available MetasilicateAvailable Cocoamido 61789-40-0 1-5 Not 4,900 mg/Kg Not Available Propyl Betaine Available 1643-20-5 1-5 Not 2,700 mg/Kg Not Available n,n-dimethyl- 1-Available(Mouse) dodecylamine- N-oxide Sodium 1310-73-2 1-5 2 mg/m3 500mg/Kg Not Available Hydroxide(Rabbit) 3. PHYSICAL DATA Physical State Liquid AppearanceClear Orange, Foaming OdourCitrus Odour Threshold Not Available Boiling Point 100 deg. C Melting/Freezing Point Not Available Vapour Density (Air = 1) Not Available Specific Gravity (g/cc) 1.02 Vapour Pressure (mm Hg) Not Available Evaporation Rate, n-Butyl Acetate = 1 Not Available PH 10.7 Solubility in Water Soluble 4.FIRE AND EXPLOSION DATA Flammability Limits in Air (%): Not Applicable - 2 - 5 - 11 Bloomco/Division of Double B Peeler Automotive Warehousing Inc. Extinguishing Media: Use media appropriate for surrounding fire or materials. Flash Point (TCC deg. C): > 95. Autoignition Temperature (deg. C): Not Available. Hazardous Combustion Products: Oxides of nitrogen and sodium. Carbon monoxide. Sensitivity to Mechanical Impact: Not available. Not expected to be sensitive to mechanical impact. Rate of Burning: Not available. Explosive Power: Not available. Sensitivity to Static Discharge: Not available. Not expected to be sensitive to static discharge. Unusual Fire Hazard: Not available. 5. REACTIVITY DATA Chemical Stability: Yes, under normal conditions. Compatibility with Other Substances: No, with some metals, Lewis or mineral acids. Hazardous Products of Decomposition: Oxides of carbon, nitrogen and sodium. Hazardous Polymerisation: Will not occur. 5.TOXICOLOGICAL PROPERTIES Route of Entry: Skin Contact: Yes Skin Absorption: Yes Eye Contact: Yes Inhalation: Yes Ingestion: Yes Effects of Exposure: Harmful if swallowed, effects may be delayed. Causes digestive system, skin, nose, throat and respiratory irritation. Causes severe eye irritation, may cause permanent eye damage. Carcinogenicity of material: No information is available and no adverse Carcinogenic effects are anticipated. Reproductive effects: No information is available and no adverse Reproductive effects are anticipated. Teratogenicity: No information is available and no adverse Teratogenic effects are anticipated. - 3 - 5 - 12 Bloomco/Division of Double B Peeler Automotive Warehousing Inc. Mutagenicity: No information is available and no adverse Mutagenic effects are anticipated. 7.PREVENTIVE MEASURES Eye Protection: Safety glasses are required. Contact lenses should not be worn when working with this material. Skin Protection: Protective gloves should be impervious under condition of use. Discard contaminated gloves. Respiratory Protection: If exposure exceeds occupational exposure limits, use a NIOSH/MSHA-approved full facepiece air- purifying respirator. Other Personal Protective Equipment: Locate safety showers and eyewash station close to chemical handling area. Engineering Controls: Use in well-ventilated area. Leak/Spill Clean-Up Procedures: Ventilate enclosed spaces. Absorb product with inert dry material and place in waste disposal container. Dispose of waste material at an approved hazardous waste treatment/disposal facility in accordance with applicable local, provincial and federal regulations. Do not dispose of waste with normal garbage, or to sewer systems. Notify applicable government authority if release is reportable or could adversely affect the environment. Storage Instructions: Do not store in aluminium containers. Store in clean, cool well ventilated are away from strong acids. Protect from direct sunlight. Protect from physical damage. 8. FIRST-AID MEASURES In case of eye contact, immediately flush eyes with running water for a minimum of 15 minutes. Hold eyelids open during flushing. Get medical attention IMMEDIATELY. For skin, remove contaminated clothing, wash effected areas thoroughly with soap and water. Get medical attention if irritation persists. If affected by inhalation of vapour or spray mist, move to fresh air. Obtain medial attention if effected. In case of ingestion do not attempt to give anything by mouth to unconscious person. IMMEDIATELY contact local Poison Control Centre. If victim is alert and not convulsing, rinse mouth out and give 1-2 glasses of milk. Water may be used but it is not as effective. IMMEDIATELY transport victim to an emergency facility. - 4 - 5 - 13 Bloomco/Division of Double B Peeler Automotive Warehousing Inc. 9.OTHER INFORMATION This product has been classified in accordance with the hazard criteria of the CPR and the MSDS contains all the information required by the CPR. This MSDS is valid for three years. The information contained herein is based on data considered accurate. No warranty is expressed or implied regarding the accuracy of this data or the results obtained from the use thereof. Bloomco assumes no responsibility for personal injury or property damage to vendees or users or third parties, caused by the material. Such vendees or users assume all risks with the use of the material. Signature of Preparer: R & D Department Phone Number: 1-800-667-9168 - 5 - 5 - 14 SodaBlast Systems Sodium Bicarbonate www.sodablastsystems.com SodaClean "Manitenance Plus" is specially formulated and processed Sodium Bicarbonate (baking soda), and is non-destructive abrasive, water soluble, free flowing, biodegradable, microbe free, and won't support microbial growth. Technical Data: General Properties TypeSpecially formulated, Coarse Granular #5 Sodium Bicarbonate Typical bulk density50 lb/ft3 Mohs hardness 2.8 Particle shape angular multi-edged crystals pH of 1% solution8.3 Particle Sizing (Typical certificate of analysis) + 325 microns 99.2 +200 microns 99 + 100 microns 96 Approvals: -USDA approved as an A-1 cleaner for meat and poultry operations. -GRAS (Generally Recognized as Safe) per FDA Code of Federal Regulations. -Meets Food Chemical Codex requirements as a food-grade product. -Kosher certified by Orthodox Union for Passover and Year-Round use -Meets standards for purity as specified by the US Pharmacopoeia - OMRI (Organic Material Research Institute) certified biodegradable - FMC Certified microbe free - and Doesn't Support Microbial Growth Packaging: -Individual 50lb bags - Pallet load 49 bags/ pallet - Truck load18 pallets/truck (882 bags) SodaBlast Systems 5711 Schurmier Rd. Houston, TX 77048 (800) 216-7632 toll free (713) 868-8041 fax 5 - 15