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Home My WebLink AboutCSD-17-087 - HPA-2017-IV-032 - 37 King Street West REPORT TO: Heritage Kitchener DATE OF MEETING: October 3, 2017 SUBMITTED BY: Brandon Sloan, Manager of Long Range & Policy Planning, 519- 741-2200 ext. 7648 PREPARED BY: Michelle Drake, Senior Heritage & Policy Planner, 519-741-2200 ext. 7839 WARD(S) INVOLVED: Ward 9 DATE OF REPORT: September 19, 2017 REPORT NO.: CSD-17-087 SUBJECT: Heritage Permit Application HPA-2017-IV-032 37 King Street West Alterations to the front (King Street) elevation, including replacement ceiling, windows, stained glass windows and doors RECOMMENDATIONS: THAT pursuant to Section 33 of the Ontario Heritage Act, Heritage Permit Application HPA-2017-IV-032 be approved to permit the alterations to the front (King Street) rd elevation, including the replacement of the 3 floor balcony ceiling, windows, stained glass windows and doors, of the building located on the property municipally addressed as37 King Street West, in accordance with the plans and supplementary information submitted with the application and subject to the following conditions: 1.That the final building permit drawings be reviewed and heritage clearance provided by Heritage Planning staff prior to issuance of a buildingpermit. Location Map: 37 King Street West 4 - 1 BACKGROUND: The Community Services Department is in receipt of Heritage Permit Applications HPA-2017-IV- 032 requesting permission to alter 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 alter the front elevation. Front (King Street) Elevation (as of June 2016) HPA-2017-018 Update Staff report CSD-17-061 regarding Heritage Permit Application HPA-2017-018 was considered by Heritage Kitchener on June 2, 2017. The application proposed to clean the front (King Street) elevation of the building. The application was approved with two conditions. The first required the applicant to submit additional information regarding the cleaning products and methods. The second required the applicant to prepare an in-situ test patch for the cleaning products and methods. Both conditions were fulfilled and the applicant has been working to clean the building. 4 - 2 rd Proposal to replace the original tongue and groove ceiling above the 3 floor balcony rd The applicant has advised that the existing tongue and groove ceiling above the 3 floor balcony is charred beyond repair from the fire on April 14, 2017. The applicant is proposing to replace the damaged ceiling with a new hardwood tongue and groove ceiling. The original wood species is unknown. The existing width of tongue and groove boards (3 ½ inches) will be maintained. The ceiling will be primed and painted white to match the existing paint on the building. Existing Tongue and Groove Wood Ceiling (37 King Street West) rd Proposal to replace the windows and stained glass windows on the 3 floor balcony The applicant has advised that the existing 1/1 double hung windows and stained glass windows rd on the left side of the 3 floor balcony are damaged beyond repair from the fire on April 14, 2017. The applicant has also advised that the existing 1/1 double hung windows on the right side of the rd 3 floor balcony could be repaired but that the wood frames above these windows are damaged beyond repair. The applicant has expressed an interest to complete alterations that are uniform. As rd a result, the applicant is proposing to replace all windows on the 3 floor balcony with new 1/1 double hung pine wood windows with a similar size and trim. The windows will be painted white to match existing building. The applicant is also proposing to repair and/or replace the stained glass windows. The replacement stained glass windows will be similar to the original transoms. rd Proposal to replace the doors on the 3 floor balcony rd The applicant has advised that the existing entry and storm doors on the left side of the 3 floor balcony are damaged beyond repair from the fire on April 14, 2017. The applicant has also advised rd that the existing entry and storm doors on the right side of the 3 floor balcony can be repaired. The applicant is proposing to replace the doors on the left and repair the doors on the right side of rd the 3 floor balcony. The new entry and storm doors will be pine and feature a similar size and design as the original doors. All doors will be painted white to match the existing building. 4 - 3 Existing Windows Damaged by Existing Windows Partially Damaged by Fire (right rdrd Fire(left side of 3floor balcony)side of 3floor balcony) Existing Storm DoorExisting Entry Door The applicant advises the estimated value to complete the alterations is approximately $55,000. 4 - 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; rd a fire caused damage to the ceiling, windows, stained glass windows and doors on the 3 floor balcony; rd the ceiling on the 3 floor balcony is damaged beyond repair; the ceiling will be replaced with a new hardwood tongue and groove ceiling painted white similar to the original; rd the windows, stained glass windows and doors on the left side of the 3 floor balcony are damaged beyond repair; rd the windows and stained glass windows on the right side of the 3 floor balcony could be repaired but the applicant wishes to replace them so that the façade is uniform; the existing 1/1 double hung wood windows do not feature unique decorative details that should be conserved; the new 1/1 double hung wood windows painted white will be similar to the originals; the new doors will be similar to the originals (entry door with half glazing, one horizontal panel and two vertical panels; storm door with half glazing and three horizontal panels); the alterations will protect the building from the weather and further deterioration, and allow for tenants to move back into effected units; and, thealterations will not impair or negatively impact the integrity of the property. In accordance with the preceding comments, heritage planning staff support the application to alter the front (King Street) elevation of the building by replacing the ceiling, windows, stained glass windows and doors on the building municipally addressed as 37 King Street West subject to conditions as described above and provided in the report recommendation. Theapproval 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. ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN: through the delivery of core service. FINANCIAL IMPLICATIONS: N/A COMMUNITY ENGAGEMENT: INFORM - 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-032 4 - 5 4 - 6 4 - 7 4 - 8 · · 4 - 9 · · · · · 4 - 10 · 4 - 11 Hi David, I think this should be my last two clarification questions. 1.Are you only making these alterations (repairs or replacements) to the ceiling, windows, stained glass rdnd transoms and doors on the 3 floor balcony (e.g. not to the 2 floor balcony)? The repairs or rd replacements to the ceiling, windows and doors will be on the 3 floor balcony only as it was determined that the visual disconnect was enough with the separation of floors. 2.I was assuming that youll be repairing the stained glass transoms, or replacing them with new stained glass transoms featuring a similar design. Can you confirm if youll be repairing or replacing? And if replacing, can you confirm if theyll be a similar design as the originals? As stated in the summary of work to be completed attachment to the application, some of the stained glass transoms were completely lost while others were damaged. For clarity, two will have to be replicated identical to the originals, two will have to be dismantled, salvaged and replicated and one will have to be cleaned and repaired. Thank you. Michelle Michelle Drake, MAES, MCIP, RPP Senior Heritage & Policy Planner | Planning Division | City of Kitchener 519-741-2200 ext. 7839 | TTY 1-866-969-9994 | michelle.drake@kitchener.ca 4 - 12 Hi David, Ive had a chance to review your submission. A few minor things are still required. 1.I will need a copy of the application form with your signature. Can you sign, scan and email? Or sign and snail mail? Also, on the application form, please check the box beside Part IV since your property is designated under Part IV of the Ontario Heritage Act. See attached signed application. 2.I understand the wood ceiling has experienced significant damage and that you propose to replace it with a hardwood that matches the existing tongue and groove width/design. It would be ideal to have a photograph of the ceiling along with a dimension for the width of boards. Ive attached a photo from one of my site visits. Are you okay if I attach this photo (with a label that reads existing tongue and groove woo d ceiling) to your application? Are you able to confirm the approximate width of the boards? Please use the pictures that you have of the ceiling and label accordingly. The width of the tongue and groove boards is 3-1/12 actual width and the nominal width is 4. 3.I understand the existing windows in the one apartment are damaged beyond repair. Ive attached a photo from one of my site visits. Are you okay if I attach this photo (with a label that reads existing double hung windows and transom damaged by the fire) to your application? Unfortunately, I did not get a good picture of the windows and transom on the apartment that was not subject to the fire. Id like to have a photo of these windows too. Can you get a photo of these windows and transoms? Also, similar to the drawing of the new doors with measurements, can you get a drawing of the new windows with measurements? Please use the pictures that you have of the windows and label accordingly. Attached are pictures of the adjacent apartment windows and transoms. Also, attached are dimensioned drawings of the new windows being proposed. 4.I understand that the transoms will be left out (I suspect until the stained glass windows can be repaired/reproduced). In the interim they will need to be enclosed. Can you provide a description and drawing/photograph of what it will look like in the interim? Do you have a sense of when the transoms might be installed (e.g. fall 2017, spring 2018, etc.)? The expectation is that the stained glass vendor will work with the window supplier and complete the stained glass insert into the new transom frame this fall. If there is a need to enclose the transom frame in the interim it will be with plywood. 5.If you are contemplating using the Citys Designated Heritage Property Grant Program for the stained glass transoms, please be aware that you will need to have high quality photos of the existing stained glass windows in order to document the original and use to replicate the new windows. We should chat more if you are considering the grant program. At this point the grant program is not expected to be used. 4 - 13 I have enough information to start to write my staff report but Id like to have the additional information before I finalize my first draft. Please submit the above information (items 1 to 4) before next Friday at noon (although the sooner the better). Michelle Michelle Drake, MAES, MCIP, RPP Senior Heritage & Policy Planner | Planning Division | City of Kitchener 519-741-2200 ext. 7839 | TTY 1-866-969-9994 | mich elle.drake@kitchener.ca Hi Jason, To move forward I would need you to submit a heritage permit application describing the work and providing the supporting drawings and specifications. Base d on your brief proposal below, Ive offered some preliminary comments. Your application will need to respond to these comments and provide the necessary descriptions, drawings and specifications. ·Re-painting o Confirm brand and name of colour. Ideally, provide a paint card colour sample. ·Wood ceiling 4 - 14 o Confirm existing material (type of wood) and design (tongue and groove). Typically, exterior wood surfaces are painted to provide the best protection from the elements. Describe why it is appropriate to leave a natural finish and how it will be protected (such as a sealer). ·Windows & Doors o As previously discussed, the strong preference is to conserve original windows and doors where repair is an option. I understand some windows and doors were damaged beyond repair while ot hers on inspection appeared to be good candidates for repair. Id suggest connecting with a window/door restorer regarding feasibility of repair and costs. Should repair not be possible, the next option should consider replacing with a new window and door that matches the existing in terms of material, size, design and detail (e.g. a replica wood window or door). If you cant match everything, the next option should consider replacing with a new window or door that matches the existing in terms of material and size, and is generally similar to the existing in terms of design and detail. Your application would need to include measured drawings of the existing and of the proposed new windows and doors. Photos of existing windows and doors should also be provided. Describe why the option you select is consistent with recognized heritage conservation standards and principles. If relevant, provide evidence that the windows and doors are beyond repair. Note that we have not approved wood windows with aluminum or vinyl cladding for individually designated buildings on King Street. ·Stained Glass Window o Similar to comments for windows and doors above. The strong preference is to conserve the original stained glass windows where repair is an option. Consider repair first, replica second, and stained window glass should be considered last. Describe why the option you select is consistent with recognized heritage conservation standards and principles. If relevant, provide evidence that the stained glass windows are beyond repair. Im not familiar with glass that is stained to resemble stained glass. If this option is put forward, youll need to provide a description along with example. Once the cleaning is complete, we should connect to discuss if any additional work is required to repair the building. If so, that work will likely need to be added to the heritage permit application. We have an application deadline today by 5:00 pm but, given the cleaning is not yet complete, I think it is best thrd for you to aim for our next deadline, which is Friday, August 25 (for the Tuesday, October 3 Heritage Kitchener committee meeting). Best of luck with the cleaning next week. If at any point the methods and products appear to be causing damage, please stop immediately and connect with me to discuss next steps. Below are some contacts that may be helpful for the windows, doors and stained glass. ·Window & door repairs: Paradigm Shift Customs, 44 Holme St Suite 100, Brantford ON 519-304-9333 ·Window replicas: Webwood Windows, 4164 Line 76, RR1, Newton ON 519-595-8688 ·Stained Glass: Victorian Art Glass, 283 Duke St W, Kitchener ON 519-743-0335 ·New wood windows: Ridley Windows & Doors/Meritco Industries Ltd, 2675 Reid Sideroad PO Box 97 Cambellville ON 905-854-2228 (norwood historical window); Golden Windows Limited, 888 Guelph St, Kitchener ON 519-579-3810 You may also wish to refer to the ACOs North Waterloo Region branch directory of professionals - http://www.aconwr.ca/directory-of-heritage-practitioners/ Michelle Michelle Drake, MAES, MCIP, RPP Senior Heritage & Policy Planner | Planning Division | City of Kitchener 519-741-2200 ext. 7839 | TTY 1-866-969-9994 | michelle.drake@kitchener.ca 4 - 15 Thanks, Jason Jackett | Project Manager FirstOnSite Restoration Ph: 519-743-7767 | Cell: 226-989-5920 235 Ardelt Avenue Kitchener, Ontario N2C 2M3 www.firstonsite.ca 4 - 16 QUOTATION Page 1 of 1 8/17/2017 Customer:Golden Windows Ltd.Attn:Dawn Phillips QUOTE #Q10015 Phone:519-579-3810 Fax:519-579-8900Tag: Email:dphillips@goldenwindow.com Quote Date:August 17, 2017 Synergy Contact: Deena Lyvang Contact Email:dlyvang@synergywd.com Ship Via:Customer Pickup Attached is a quote based on the following specs received by Patricia Ferreira Line #QtyDescriptionNet $Net Ext'd $ General Specifications all units are rectangle unfinished pine exterior unfinished pine interior 6 9/16" jamb - 7 7/8" front to back WM 180 unfinished pine brickmould 4" x 4" ball bearing hinges - satin nickel or oil rubbed bronze TBD no latch or deadbolt bore - no handle set 1 3/4" door slab thickness tempered Cardinal LoE 180 argon insulated glass no grilles / no SDL no interior trim no installation clips 11 37" x 111 1/2" composite door frame size 37" x 88 3/4" single door frame size - custom Synergy with three panels -1/2 glass 37" x 22 3/4" transom frame size - open - no glass factory mulled inswing - left hinge or right hinge TBD - as viewed from exterior black anodized fixed inswing threshold 21 37" x 111 1/2" composite door frame size 37" x 88 3/4" single door frame size - Synergy 212 - 1/2 glass 37" x 22 3/4" transom frame size - open - no glass factory mulled outswing - left hinge or right hinge TBD - as viewed from exterior black anodized fixed outswing threshold Terms:1.00% 10 Days / Net 30 Days Quote valid for 45 days Thanks for the opportunity to quote! 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NORWOOD IS NOT RESPONSIBLE FOR CHANGES ONCE PRODUCTION HAS PROCEEDED. ORDERS CANCELED AND/OR CHANGED AFTER THE RELEASE FOR ASSEMBLY AND/OR NORWOOD'S COMMITMENT TO PURCHASED INVENTORY WILL BE SUBJECT TO COSTS INCURRED BY NORWOOD. NORWOOD IS NOT RESPONSIBLE FOR CALCULATION AND DESIGN OF SUPPORT MULLIONS OR STRUCTURAL SUPPORT REQUIRED FOR PRODUCT INSTALLATION. DUE TO SHIPPING RESTRICTIONS, MULLED & STACKED UNITS LESS THAN & EQUAL TO 108 INCHES, WIDTH OR HEIGHT, WILL BE SHIPPED AS ONE UNIT. OTHERWISE, UNITS WILL BE SHIPPED AS SEPARATE UNITS.QUOTE#PROJECTCLIENT 4 Of 1 Page 4 - 24 1 QTY DATE APPROVED AS SNG FD, CSMT TR NTS SCALE A DIVISION OFWESTWOOD INDUSTRIES LTD,249 PARKER ROAD,SCOUDOUC, NB E4P 3P8 TEL: 506-532-0908FAX: 506-533-2505 Atrium WhiteAtrium White <none> Unassigned S @ \[0" X 0"\] Swinging Screen REVISE AS SEE ACK FOR DETAILSSEE ACK FOR DETAILS Meritco Industries Limited BB 2309 \[1 7/8" X 1 7/8"\] 100 HR1 \[5 3/16"\], HR2 \[5 3/16"\] SNG FD, CSMT TR H, L & R @ 543 \[1 1/8" X 2 1/2"\] AL: Bronze \[Total Depth @ 11.875"\]Ballbearing Flat Top \[Oil Rub Bronze\] PRODUCT SERIES / INT PROFILINGLIM# ACT @ Hinges c\\w Standard Bore For Handle 200 8.5 147941 W/D LABELJAMBFRAME / SASH COLOREXT COLOR:INT COLOR:EXT CASINGSILL / SUBSILLMISCMAIN / \[LOW/SEC\] GLASS* GRILLEXT / INTHARDWAREHINGEHANDLESCREENHEAD / SILL RAILSSTILESHORZ / VERT RAILS APPROVAL:PRODUCTIO N APPROVAL:PRODUCTION ASSEMBLY WILL PROCEED AFTER THIS SHOP DRAWING HAS BEEN APPROVED AND SIGNED FOR PRODUCTION. NORWOOD IS NOT RESPONSIBLE FOR CHANGES ONCE PRODUCTION HAS PROCEEDED. ORDERS CANCELED AND/OR CHANGED AFTER THE RELEASE FOR ASSEMBLY AND/OR NORWOOD'S COMMITMENT TO PURCHASED INVENTORY WILL BE SUBJECT TO COSTS INCURRED BY NORWOOD. NORWOOD IS NOT RESPONSIBLE FOR CALCULATION AND DESIGN OF SUPPORT MULLIONS OR STRUCTURAL SUPPORT REQUIRED FOR PRODUCT INSTALLATION. DUE TO SHIPPING RESTRICTIONS, MULLED & STACKED UNITS LESS THAN & EQUAL TO 108 INCHES, WIDTH OR HEIGHT, WILL BE SHIPPED AS ONE UNIT. OTHERWISE, UNITS WILL BE SHIPPED AS SEPARATE UNITS.QUOTE#PROJECTCLIENT 4 Of 2 Page 4 - 25 1 QTY DATE APPROVED AS 500 DH, CSMT TR NTS SCALE A DIVISION OFWESTWOOD INDUSTRIES LTD,249 PARKER ROAD,SCOUDOUC, NB E4P 3P8 TEL: 506-532-0908FAX: 506-533-2505 Atrium WhiteAtrium White 565-A <none> Unassigned MR \[1 13/16"\] @ 1 \[Faux ORB\] Full Screen, White REVISE AS SEE ACK FOR DETAILSSEE ACK FOR DETAILS Meritco Industries Limited BB 2309 \[1 7/8" X 1 7/8"\] 100 500 DH, CSMT TR H, L & R @ 543 \[1 1/8" X 2 1/2"\] PRODUCT SERIES / INT PROFILINGLIM# Low E 70/36/Clear, Arg, Spacer BlackLow E 70/36/Clear, Arg, Spacer Black 300 8.5625 147941 W LABELJAMBFRAME / SASH COLOREXT COLOR:INT COLOR:EXT CASINGSILL / SUBSILLMISCMAIN / \[LOW/SEC\] GLASS* GRILLEXT / INTHARDWAREHINGEHANDLESCREENHEAD / SILL RAILSSTILESHORZ / VERT RAILS APPROVAL:PRODUCTIO N APPROVAL:PRODUCTION ASSEMBLY WILL PROCEED AFTER THIS SHOP DRAWING HAS BEEN APPROVED AND SIGNED FOR PRODUCTION. NORWOOD IS NOT RESPONSIBLE FOR CHANGES ONCE PRODUCTION HAS PROCEEDED. ORDERS CANCELED AND/OR CHANGED AFTER THE RELEASE FOR ASSEMBLY AND/OR NORWOOD'S COMMITMENT TO PURCHASED INVENTORY WILL BE SUBJECT TO COSTS INCURRED BY NORWOOD. NORWOOD IS NOT RESPONSIBLE FOR CALCULATION AND DESIGN OF SUPPORT MULLIONS OR STRUCTURAL SUPPORT REQUIRED FOR PRODUCT INSTALLATION. DUE TO SHIPPING RESTRICTIONS, MULLED & STACKED UNITS LESS THAN & EQUAL TO 108 INCHES, WIDTH OR HEIGHT, WILL BE SHIPPED AS ONE UNIT. OTHERWISE, UNITS WILL BE SHIPPED AS SEPARATE UNITS.QUOTE#PROJECTCLIENT 4 Of 3 Page 4 - 26 1 QTY DATE APPROVED AS 500 DH, CSMT TR NTS SCALE A DIVISION OFWESTWOOD INDUSTRIES LTD,249 PARKER ROAD,SCOUDOUC, NB E4P 3P8 TEL: 506-532-0908FAX: 506-533-2505 Atrium WhiteAtrium White 565-A <none> Unassigned MR \[1 13/16"\] @ 1 \[Faux ORB\] Full Screen, White REVISE AS SEE ACK FOR DETAILSSEE ACK FOR DETAILS Meritco Industries Limited BB 2309 \[1 7/8" X 1 7/8"\] 100 500 DH, CSMT TR H, L & R @ 543 \[1 1/8" X 2 1/2"\] PRODUCT SERIES / INT PROFILINGLIM# Low E 70/36/Clear, Arg, Spacer BlackLow E 70/36/Clear, Arg, Spacer Black 300 8.5625 147941 W LABELJAMBFRAME / SASH COLOREXT COLOR:INT COLOR:EXT CASINGSILL / SUBSILLMISCMAIN / \[LOW/SEC\] GLASS* GRILLEXT / INTHARDWAREHINGEHANDLESCREENHEAD / SILL RAILSSTILESHORZ / VERT RAILS APPROVAL:PRODUCTIO N APPROVAL:PRODUCTION ASSEMBLY WILL PROCEED AFTER THIS SHOP DRAWING HAS BEEN APPROVED AND SIGNED FOR PRODUCTION. NORWOOD IS NOT RESPONSIBLE FOR CHANGES ONCE PRODUCTION HAS PROCEEDED. ORDERS CANCELED AND/OR CHANGED AFTER THE RELEASE FOR ASSEMBLY AND/OR NORWOOD'S COMMITMENT TO PURCHASED INVENTORY WILL BE SUBJECT TO COSTS INCURRED BY NORWOOD. NORWOOD IS NOT RESPONSIBLE FOR CALCULATION AND DESIGN OF SUPPORT MULLIONS OR STRUCTURAL SUPPORT REQUIRED FOR PRODUCT INSTALLATION. DUE TO SHIPPING RESTRICTIONS, MULLED & STACKED UNITS LESS THAN & EQUAL TO 108 INCHES, WIDTH OR HEIGHT, WILL BE SHIPPED AS ONE UNIT. OTHERWISE, UNITS WILL BE SHIPPED AS SEPARATE UNITS.QUOTE#PROJECTCLIENT 4 Of 4 Page 4 - 27 4 - 28 4 - 29 4 - 30