HomeMy WebLinkAboutINS-18-001 - South Kitchener District Park - 1664 Huron Road Heritage HouseREPORT TO: Community & Infrastructure Services Committee
DATE OF MEETING: February 5, 2018
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: January 22, 2018
REPORT NO.: INS-18-001
SUBJECT: South Kitchener District Park 1664 Huron Road Heritage
House
___________________________________________________________________________
RECOMMENDATION:
That council receive the information in INS-18-001 regarding 1664 Huron Road
heritage house and associated estimated costing and further,
That council direct staff to proceed with Alternative 2 Move Intact of the
heritage home for re-use at the South Kitchener District Park
BACKGROUND:
The South Kitchener District Park (SKDP) Master Plan identified an amenity facility for
the park to serve as a secondary building for washrooms,change rooms, and food
vending machines, and identified the existing heritage structure as an opportunity to
provide these services.
A Heritage Impact Assessment (HIA) was prepared and confirmed that the farm house
is a significant heritage resource and meets the criteria for designation under the
Ontario Heritage Act.
The preferred alternative of the HIA looked to demolish only the south addition of the
farm house (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 farm house intact to a new location is a viable alternative. 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 farm house to be in proximity to the
proposed splash pad, playground, and basketball courts in keeping with the original
park master plan objectives. In the second phase of the park, the farm house is planned
to be rehabilitated to provide washrooms,change rooms and a custodial storage room
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 farm house.
Council deferred the recommendation to the October 16, 2017 Council meeting to allow
staff to provide additional information.The October 16, 2017 INS-17-080provided
additional information on risk management related to moving the farmhouse structure,
cost breakdown of the alternatives considered, and information on past heritage related
projects.
The report noted a higher level of uncertainty in risk and cost since the site design had
not been finalized as of that date and that more accurate costing would be available
through additional study. Additional heritage consulting work approved on September
25, 2017 was intended to provide further analysis and costing related to the heritage
farm house. The following amended recommendation was approved by Council:
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 farm house located on the property municipally
addressed as 1664 Huron Road, as outlined in Community Services Department report
CSD-17-074be received for information and that the notice period run its course; and
further, that staff be directed to report back prior to the end of January 2018 with
additional information once the in-depth study hasbeen completed, providing additional
financial implications between Alternatives 1 and 2, as outlined in Report INS-17-
REPORT:
In order to provide more detailed information regarding the relocation of the heritage
building, an Adaptive Reuse Plan (ARP) was developed. The ARP is guided by the
information and recommendations available within the Heritage Impact Assessment
prepared by Stantec (March 2017) and the draft Conservation Plan prepared by Stantec
(Aug. 2017). The ARP provides a schematic floor plan for the redevelopment of the
heritage house into a washroom and change room facility that will support park
functions. The floor plan was developed in consultation with City staff and was informed
by a structural review conducted by Tacoma Engineers Inc. (Dec 2017). The ARP
identifies key tasks associated with the relocation, preservation, and redevelopment of
the building including associated timing and costs.
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This report is intended to provide additional information requested by Council during the
October 16, 2017 Council meeting. The additional information includes:
Adaptive Reuse Plan conclusions;
Heritage house implementation schedule;
Cost breakdown of alternatives;
Adaptive Reuse Plan Conclusions
In general, the existing farm house building was found to be in good condition and is a
good candidate for the proposed adaptive reuse plan. Most of the deterioration was
observed in the main floor wood framing and the current plan will have the main floor
framing removed and a new concrete slab on grade poured inside the frost walls. Some
reinforcement will be required to meet the modern live and snow loads, including new
roof framing and interior posts to support the existing second floor framing however the
internal inspection identified that the building requires significantly less effort than was
originally anticipated to relocate and renovate the farm house.
Heritage House Implementation Schedule
The adaptive reuse of the existing farm house will require multiple tasks that will be
completed commencing winter 2018 with the renovation project completed in Phase 2 of
the park works estimated in 2022.
Task One Preparation of Building (Winter 2018)
- Removal of rear addition, interior finishes, and vegetation surrounding the house;
- Installation of venting in doorways and windows, as well as tarping the roof.
Task Two Relocation of Building (Phase 1 Construction 2018-2019)
- Stabilizing and bracing to facilitate the move, and soffit and fascia repair;
- Installation of a haul road, construction of a frost foundation and slab.
Task Three Medium term conservation and Monitoring (2019-2022)
- Because the amenity building is included in phase two of the park development,
the building is to be preserved until Phase 2 of the park development;
- Monitoring of the structure for pests and vandalism, ensure conservation
measures are in good repair.
Task Four Building Renovation (2022)
- Replacement of the existing roof framing and shingles;
- Internal renovations to meet proposed floor plan.
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Cost Breakdown of Alternatives
The ARP provides cost analysis for the following alternatives:
Alternative 1 New Build
Construction of a new concrete block construction three season facility with interior
finishes. To compare the new build respectively to the existing farm house, the size
(1,408 sq. ft.) and layout has been made similar to that of the farm house.The costing
for alternative 1 utilizes a cost estimate of $450/sq. ft. for a total construction cost of
$633,600. In addition, the demolition of the existing structure is estimated to be
approximately $40,000. This estimate is considered to be accurate within 20% to 30%.
Therefore the estimated total cost of alternative 1 including 20% contingency is
$808,320.
Alternative 2 Move Intact
The heritage house will be relocated to a different area of the property and renovated
using up-to-date interior fixtures and building materials to serve the park as a public
washroom and change room facility. The opinion of probable cost to relocate and
renovate the heritage house is $608,350. This estimate is accurate to within 15% to
20%. Therefore the estimated total cost of alternative 2 including 20%
contingency is $730,800.
The breakdown of costs for alternative 2, based on the tasks identified above, is
provided in table 1.
Table 1: Summary of Estimated Costs for Alternative 2
TasksEstimatedCosts
Task 1: Preparation of Building $70,000
Task 2: Relocation of Building$266,000
Task 3: Conservation and Monitoring$4,000
Task 4: Building Renovation$269,000
Subtotal$609,000
1
Contingency (20%)$121,800
Range of total costs$730,800
Summary
The South Kitchener District Park site design requires the removal/relocation of the
existing stone residence on the property to fulfill the site and amenity requirements.
Relocating the heritage home within the property was determined to be the preferred
option to address site plan requirements as it not only fulfils a number of amenities of
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the SKDP Master Plan, it also retains the heritage attributes associated with the original
farm house.
Relocation and re-use of the heritage home supports heritage best practices (or findings
of the HIA) by maintaining the physical and design attributes of the house and keeps the
residence connected to the original property. It also supports the recommendation to not
only conserve the heritage attributes but find an appropriate way to re-use the structure
in the delivery of park amenities in this case as a washroom/change room facility.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
The development of the South Kitchener District Park aligns with the community vision,
ve, caring and vibrant Kitchener with safe and
and
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:
advance of the council / committee meeting.
th
CONSULT: 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
INS-17-080 South Kitchener District Park Heritage House Additional
Information
ACKNOWLEDGED BY: Cynthia Fletcher, Interim Executive Director, Infrastructure
Services
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