HomeMy WebLinkAboutCSD-17-101 - HPA-2017-V-036 - 22 Ahrens Street WestREPORT TO:Heritage Kitchener
DATE OF MEETING: December 5, 2017
SUBMITTED BY:Brandon Sloan, Manager of Long Range & Policy Planning, 519-
741-2200 ext. 7648
Leon Bensason,Coordinator,Culturaleritage Planning
PREPARED BY:
519-741-2200 ext.7306
WARD(S) INVOLVED:Ward 10
DATE OF REPORT:November 8, 2017
REPORT NO.:CSD-17-101
SUBJECT:Heritage Permit Application HPA-2017-V-036
22 Ahrens Street West
Alteration (Replacement of Front Stoop)
RECOMMENDATIONS:
THAT pursuant to Section 42of the Ontario Heritage Act, Heritage Permit Application
HPA-2017-V-036be approvedto permit the replacement of the existing front stoop with a
new front stoopon the property municipally addressed as 22 Ahrens Street West, 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 issuance of a building permit.
Location Map: 22 Ahrens Street West
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BACKGROUND:
The Community Services Department is in receipt of Heritage Permit Application HPA-2017-V-
036requesting permission to replace the existing front door with a new door, and the existing
front stoopwith a new front stoopon the propertymunicipally addressed as 22 Ahrens Street
West.The subject property is located on the north side of Ahrens Street West between Young
Street and Queen Street North, within the Civic Centre Neighbourhood Heritage Conservation
District (CCNHCD). The CCNHCD Study and Plan rates the property as Group ‘A’ orof major
heritage significanceand describes the property as a 2 storey Italianate building built circa
1880.
22 Ahrens Street West – Front Elevation
Astoopis a common term used to describe a set of stairs leading to a platform or landing,
typically uncovered. It is a type of porch and is common in Italianate architecture. The CCNHCD
Plan establishes that porch / verandah replacement, removal or additionrequires a heritage
permit. The Plan also establishes that door replacements in existing openingsis permitted
without requiring a heritage permit. Therefore the proposed replacement of the front door does
not require heritage approval and will not be included in the consideration of the subject
Heritage Permit Application.
REPORT:
The existing front stoopmeasures approximately 6’-3” wide with a depth of 7’-5” and height of
2’-6.5”. The steps and landing are of poured concrete constructionandpainted a light grey to
match the paint on the front façade of the house. The guard and railing on the stoopis wrought
ironpainted black. The applicants advise that the stoopis in poor condition. The steps and floor
are worn, and the railings are rusted through beyond repair and are unsafe. While the applicants
have attempted to maintain and repair the stoopover several years, the open design of the
stoopand its exposure to the sun and elementspresents a maintenance challenge.
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Existing Stoopat 22 Ahrens St. W.Deterioration of Floor
Deterioration of Wrought Iron Railing
Proposed New Front Stoop
The applicants propose to remove and replace the existing front stoop. The new stoopwould be
the same height as the existing, but would be slightly wider measuring 7’-1” (rather than 6’-3”) and
less deep at 6’-6.5” (rather than 7’-5”). The wider dimension would serve to better align the width of
the stoop and placement of the new railings with the existing decorative wooden door surround.
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Side View of Proposed StoopDesign
Plan View of ProposedStoopDesign
Given concerns with ongoing maintenance related in part to the open design and exposure of the
stoop, the applicants propose to use primarily composite materials in the construction of the steps,
floor and railing system. Composite materials are produced by mixing ground wood particles and
heated thermoplasticresin or plastic fibres. The combination results in a product that can be made
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to have the appearance of wood, but with greater resistance toheat and moisture damage.
Specifically, the applicants propose to use Azek (Timberteck brand) tongue and groove composite
floor boards for the stairs and landing. The floor boards would measure 1”x 3.25”, would be grey in
colour to match the house, and textured with a wood grainfinish.
Image of sample Aztek
composite floorboard.
The applicants also propose to use composite (Timberteck) materials in building part of the railing
system. As the Canadian Construction Materials Centre (CCMC) has yet to certify the use of
composite materials in the construction of railings and guards,the City of Kitchener Building
Division will only allow guards and railings to be constructed of composite materials where such
material is applied over a wood structural member. To address this, the applicants propose to use
the Timberteck RadianceRailsystem, which applies a composite sleeve and top handrail over
structural wood, andaluminum balusters fastened to a metal bottom rail. Balusters constructed
only of composite material is currently not permitted in Kitchener.
Detail image of sample RadianceRail
guard with composite end postand
handrail sleeve and aluminum
balusters.
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Like the Azek floorboards, the RadianceRailcomposite materials will be textured to have the
appearance of wood, andtogether with the square aluminium balusters would be black in colour to
match other elements on the front façade of the house, including the window sills and shutters.
Dissatisfied with the appearance of the RadianceRailend post cap, the applicants propose to have
a custom wood cap made (painted black) to establish amore authentic appearance to the
components of the railing system.
CCNHCD Plan
The proposal to remove and replace the front stoop at 22 Ahrens Street West is considered to
be an alteration. The CCNHCD Plan provides the following guidelines in regard to making
alterations to the façade ofbuildings visible from the public realm.
Research the original style and appearance of the building to determine “authentic limits”
of restoration or alteration so that the appropriate style is maintained.
In the absence of historical data, use forensicevidence available from the building itself
to suggest appropriate restoration or alteration.
Seek similar properties (same age, same design, and same builder) for evidence of
details that may still exist as samples of reconstruction.
Avoid “new” materials and methods of construction if the original is still available.
Retain and restore heritage attributes wherever possible rather than replacing them,
particularly for features such as windows, doors, porches and decorative trim.
Where replacement of features (e.g.- doors, windows, trom) is unavoidable, the
replacement components should be of the same general style, size, proportions and
material whenever possible.
Incorporate similar building forms, materials, scale and design elements in the alteration
that exist on the original building.
Avoid concealing or irreversiblyaltering original heritage attributes of buildings, such as
entrances, windows, doors and decorative details when undertaking alterations.
If in doubt, use discretion and avoid irreversible changes to the basic structure.
Keep accurate photos and other records, and samples of original elements that have
been replaced.
Heritage Planning Staff Comments
In reviewing the merits of the application, Heritage Planning staff note the following:
The existing front stoop is not original; is constructed in part with materials that are not
traditional in appearance (poured concrete); and is in disrepair.
The location, style and dimensions of the proposed stoop are consistent and compatible
with the Italianate design of the house.
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While the guidelines for alterations in the CCNHCD Plan recommend avoiding “new”
materials and methods of construction if the original is still availablethe open design and
southern exposure of the front stoop presents a maintenance challenge. The composite
product proposed to be used is of a design which resembles painted wood and is
manufactured to resist deterioration, including heat and moisture damage.
Thevisual impact of using aluminium balusters should be muted given the short length of
the rail; the perpendicular orientation of the rail to the sidewalk/road; the thin profile of the
balusters; and their colour (black), which will match the rest of the railing system.
Given the small scale of the stoop, complementary design, and choice of materials
which will resemble painted wood; the proposed alteration will not impair or negatively
impact the integrity of the property, the character of the Ahrens StreetWest streetscape,
or the Civic Centre Neighbourhood Heritage Conservation District.
In accordance with the preceding comments, heritage planning staff supportthe application to alter
the front stoop on the property municipally addressed as 22 Ahrens Street West subject to the
standard conditionas provided in the report recommendation.The approval of an application under
the Ontario Heritage Actshall 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
andKitchener’s Zoning By-law.In this regard, the applicant is advised that a buildingpermitis
required.
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.
ACKNOWLEDGED BY: Alain Pinard, Director of Planning
APPENDIX A:Heritage Permit Application HPA-2017-V-036
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