HomeMy WebLinkAboutINS-17-080 - South Kitchener District Park Heritage House
REPORT TO: Council
DATE OF MEETING: October 16, 2017
SUBMITTED BY: Denise McGoldrick, Director Operations, Environmental
Services (519-741-2600 x 4657)
PREPARED BY: Trevor Jacobs, Park Development Project Manager (x4239)
WARD(S) INVOLVED: Ward 5
DATE OF REPORT: October 03, 2017
REPORT NO.: INS-17-080
SUBJECT: South Kitchener District Park Heritage House – Additional
Information
___________________________________________________________________________
RECOMMENDATION:
For Information.
BACKGROUND:
The South Kitchener District Park (SKDP) Master Plan identified an amenity facility for
the park to accommodate washrooms, change rooms, food vending, and identified the
existing heritage structure as an opportunity to provide these services. Achieving this
feature was originally envisioned by conserving the stone farmhouse in its current
location and re-using the farmhouse for these amenities. Through the detailed design
process, a number of site constraints, primarily related to stormwater management, site
servicing and site grading, provided the opportunity to incorporate an alternative site
design to minimize overall project costs and provide efficiencies in the construction and
site layout.
A Heritage Impact Assessment (HIA) was prepared and confirmed that the farmhouse is
a significant heritage resource and meets the criteria for designation under the Ontario
Heritage Act.
The preferred option of the HIA looked to demolish only the south addition of the
farmhouse (which is in poor condition), and to remove (dismantle), rebuild and reuse the
stone farmhouse as an amenity building elsewhere within the Park. The HIA was
approved by the Director of Planning and is to be used to guide the further processing
of the Site Plan application. Additional engineering analysis was undertaken and
together with a professional house moving company, confirmed that lifting and moving
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the farmhouse intact to a new location is a viable option. This relocation method is
recommended by the heritage consultant because it retains the physical structure and
involves less intrusive intervention than the dismantling approach.
The SKDP design includes plans to move the farmhouse to be in proximity to the
proposed splash pad, playground, and basketball courts. In the second phase of the
park, the building is planned to be rehabilitated to provide washrooms and possibly a
utility room and small concession to function as the park amenity building.
On September 25, 2017, Council considered recommendations from CSD-17-074,
discussed at the Heritage Kitchener meeting of September 5, 2017, and dealt with a
Notice of Intention to Demolish received by the City, in order to proceed with the
recommended conservation alternative of removing and relocating the farmhouse.
CSD-17-074 considered the following recommendation:
“That, in accordance with Section 27(3) of the Ontario Heritage Act, the written Notice of
Intention to Demolish dated August 15, 2017 to demolish the south addition and to
remove and relocate the original farmhouse located on the property municipally
addressed as 1664 Huron Road, as outlined in Community Services Department report
CSD-17-074, be received for information and that the notice period run its course’.”
Council deferred the recommendation to the October 16, 2017 Council meeting to allow
staff to provide additional information.
REPORT:
This report is intended to provide additional information requested by Council during the
September 25, 2017 Council meeting. The additional information requested includes:
Risk management related to moving the farmhouse structure;
Cost breakdown of the alternatives considered, and;
Information on past heritage related projects.
Note: while the overall site design is at 70% completion, the additional Heritage
consulting work approved on September 25, 2017 is intended to provide further analysis
and costing related to the heritage farmhouse and therefore there is a degree of
uncertainty in risks and costs until this work is completed.
The alternatives considered for the South Kitchener District Park heritage farmhouse
includes:
Alternative 1: New Build - This alternative involves demolishing the heritage
farmhouse and building a new park amenity building. The farmhouse stones would be
repurposed into elements of the park design (e.g. park entrance feature;
commemorative informational signage of historical use of site, etc.).
Alternative 2: Move Intact – This alternative involves moving the heritage farmhouse
intact to the proposed location of the amenity building and repurposing the farmhouse
as the washroom amenity building.
Alternative 3: Rebuild – This alternative involves disassembling, numbering each
stone and rebuilding the heritage farmhouse in the new location.
A fourth consideration was requested to be costed by Councillor Galloway-Sealock in
response to a concern raised by a representative of the Cober family, a previous owner
of the farmhouse.
Alternative 4: Move Intact and Build New - This alternative involves moving the
heritage farmhouse intact and repurpose as an alternate amenity building. The
washroom facility would not be incorporated into the farmhouse and a new washroom
structure built.
Risk Management related to moving the farmhouse structure
The City has engaged in discussion with architectural and engineering specialists on
risk management and measures have been identified to mitigate risk. These measures
include the following:
A high level structural assessment was performed and identified the need for
stabilization of the structure prior to relocation to assist in the relocation process.
Stabilization requirements will be determined through more detailed analysis and
may include roof and structural improvements.
Staff have involved Canadian Association of Heritage Professionals (CAHP)
certified Engineers and heritage consultants, and consulted with an experienced
and insured house moving company. These professionals have advised that the
house is a suitable candidate to be moved.
Engineered drawings will be required and the Engineer would be responsible to
complete construction inspections, and provide certification that the house is
structurally sound and meets the Conservation Provisions, after the move has
been completed.
As part of the procurement process, the tender will require proof of ability and
experience in similar projects and will provide additional risk mitigation
specifications that must be met.
The project will be insured by the house moving contractor and they are liable for
any damage to the farmhouse through the moving process. Alternatively, should
it be determined that damage was a result of the structural design to prepare the
farmhouse for the move, the engineering firm would be held responsible.
If for some reason there was a catastrophic event associated with moving the
heritage farmhouse, staff suggest that the stones could be repurposed as a
commemorative feature in the park and would not be rebuilt into the heritage
farmhouse (per alternative 1).
It is acknowledged that the risk of moving and/or rebuilding the heritage farmhouse is
greater than the risk of constructing a new amenity building. Risk has been reflected in
the cost by adding an additional contingency percentage of 25% to the total cost of
alternatives 2 to 4.
Cost Breakdown of Alternatives
In discussion with the City’s consultants, staff have evaluated costs for the four
alternatives described above. The provision of an amenity building is a consideration of
phase 2 of the project (2021-2022), however consideration to relocate the heritage
home is required in phase 1, due to site servicing requirements. Alternative 2 was
recommended by the heritage consultant because it incorporates the revised site design
and associated benefits and preserves the heritage building.
Table 1: Cost Breakdown of Alternatives
Activity Alternative 1: Alternative 2: Alternative 3: Alternative 4:
New Build Move Intact RebuildMove Intact &
New Build
Demolition $40,000 n/a n/a
Move farmhouse n/a $225,000 $225,000
See note 4
Restoration n/a $200,000 $200,000
New build $535,000 $215,000 $750,000
Subtotal $575,000 $640,000 $720,000$1,175,000
Contingency $115,000 $128,000 $144,000 $235,000
1
(20%)
6
Risk Contingency n/a $160,000 $180,000 $160,000
2
(25%)
Range of total $575,000$640,000$720,000$1,175,000
coststotototo
$690,000$928,000$1,044,000$1,570,000
Notes:
1. Estimated costs represent a class “b” estimate with a 20% contingency applied to
all alternatives.
2. A risk contingency of an additional 25% has been applied to alternatives 2 to 4
until more accurate costing is available through additional study.
3. Alternatives 1 to 3 assume a 1600 sq. ft. amenity building.
4. Alternative 3 is estimated to be 12.5% increase to total cost of alternative 2.
5. Alternative 4 assumes total building area (2 buildings) of 1600 sq. ft. each or
3200 sq. ft. total.
6. Alternative 4 risk contingency is applied to farmhouse building only and not the
additional washroom building.
Information on Past Heritage Projects
The City has encountered two situations prior to the SKDP, where the approved
heritage conservation approach has involved the relocation of a built heritage resource.
These are 397 Gravel Ridge Trail (formerly 2062 Bleams Road and known as the
Donnenworth House) which was moved within the Eby Estates subdivision in 2007; and
710 Huron Road – a Plan of Subdivision recently approved by Council in June 2017
which requires the developer to move a stone farmhouse a short distance to a
residential lot within the proposed subdivision. The house has yet to be moved.
City staff work closely with the development industry in conserving built heritage
resources located on lands subject to new development. In situations where Planning
approvals are required, the most common form of conservation has been preservation
in situ. Some examples of where this has been achieved include:
o 920 Orr Court (formerly 1683 Huron Rd.)
o 59 Marianne Dorn Trail (formerly 324 Old Huron Road)
o 508 New Dundee Road
o 1940 Fischer Hallman Road (Becker Farmhouse)
o 1291 Fischer Hallman Road (Henhoeffer House)
o Sims Estate House and Gardener’s Cottage
o 7 Fischer Court
o 630 Robert Ferrie Drive
o 300 Joseph Schoerg Crescent
o 330 Joseph Schoerg Crescent
Few identified built heritage resources have been demolished through the development
review process. Where demolition has occurred; documentation and commemoration
prior to removal was identified as the preferred conservation approach in the approved
Heritage Impact Assessment. This was typically due to the condition of the building or
the lack of significant heritage value.
Council has emphasized its commitment to conserving cultural heritage resources and
in particular city-owned cultural heritage resources through policies in the new Official
Plan including:
Policy 12.C.1.43.
The City will lead the community by example in the management and care of City
owned cultural heritage resources by following good conservation practice
consistent with the Parks Canada Standards and Guidelines for the Conservation
of Historic Places in Canada. In the event that the ownership status of the City-
owned significant cultural heritage resource changes, the City will designate
and/or enter into an easement agreement with the new owner or lessee to
ensure that the continuous care of, and where appropriate, community access to
these resources is maintained.
Policy 12.C.1.44.
The City will conserve and consider designation under the Ontario Heritage Act
for all City-owned cultural heritage resources and prepare strategies and plans
for their care, management and stewardship.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
The development of the SKDP masterplan coincides with the community vision,
“Together, we will build an innovative, caring and vibrant Kitchener with safe and
thriving neighbourhoods” by providing valued services to residents of our community
and enhancing their “Quality of Life” through investment in leisure facilities.
FINANCIAL IMPLICATIONS:
The cost to relocate and rehabilitate the stone farmhouse as an amenity building can be
accommodated within the existing capital budget for the SKDP.
COMMUNITY ENGAGEMENT:
INFORM:This report has been posted to the City’s website with the agenda in
advance of the council / committee meeting.
CONSULT: Heritage Kitchener considered the HIA on March 7, 2017 and the report
CSD-17-074 on September 5, 2017. Heritage Kitchener supported the
staff recommendation from CSD-17-074.
A Public Information Centre (PIC) was held September 14, 2017, including
a posting on EngageKitchener requesting resident and user feedback on
the proposed Splash Pad and Playground concept design, and Phase Two
amenities.
PREVIOUS CONSIDERATION OF THIS MATTER:
• INS-13-043 South Kitchener District Park Master Plan
• INS-17-071 South Kitchener District Park, Phase 1 – Consultant Fee Increase
• FCS-17-163 T17-034 South Kitchener District Park (SKDP) Phase 1 Area
Grading
• CSD-17-074 Notice of Intention to Demolish
ACKNOWLEDGED BY: Cynthia Fletcher, Interim Executive Director, Infrastructure
Services