HomeMy WebLinkAboutDSD-18-038 - HPA-2018-IV-011 - 48 Ontario StreetREPORT TO: Heritage Kitchener
DATE OF MEETING: June 5, 2018
SUBMITTED BY: Brandon Sloan,Manager of Long Range & Policy Planning
519-741-2200 ext. 7648
PREPARED BY: Leon Bensason, Coordinator, Cultural Heritage Planning,
519-741-2200 ext. 7306
WARD(S) INVOLVED: 10
DATE OF REPORT: May 11, 2018
REPORT NO.: DSD-18-038
SUBJECT: Heritage Permit Application HPA-2018-IV-011
48 Ontario Street North (former Legion building)
Repair and Alteration
RECOMMENDATION:
That pursuant to Section 33 of the Ontario Heritage Act, Heritage Permit Application
HPA-2018-IV-011 be approved to permit the cleaning of existing masonry walls; repair of
existing masonry through repointing and selective brick replacement; repainting of
previously painted masonry; repair and replacement of existing brownstone features;
replacement of all existing windows and doors; introduction of five new window
openings; repair of the existing roof; replacement of the parapet flashing; and the repair
and restoration of the interior staircase and terrazzo floor, located on the property
municipally addressed as 48 Ontario Street North, in accordance with the supporting
information submitted with the application and subject to the following conditions:
1.That a test panel be prepared to the satisfaction of heritage planning staff in
regard to the cleaning of the exterior masonry and the staining of the new mortar
before proceeding with said work.
2.That original brownstone features be cleaned and repaired as recommended
by a qualified mason having experience working with natural stone, and to the
satisfaction of heritage planning staff; and that in the event original
brownstone features are beyond reasonable repair as determined by the
mason and as confirmed by heritage planning staff, such features be replaced
with pre-cast concrete matching the form, design and colour of the original
brownstone features, to the satisfaction of heritage planning staff.
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
4 - 1
3. That the final building permit drawings be reviewed and heritage clearance
provided by heritage planning staff prior to the issuance of a building permit.
BACKGROUND:
The subject property known as the former Legion building is municipally addressed as 48
Ontario Street North and is located on the west side of Ontario Street North between King
Street West and Duke Street West in Downtown Kitchener. It contains a two-storey Classical
Revival style building constructed c.1910 by the Bell Telephone Company, and was later used
as the headquarters of Branch 50 of the Royal Canadian Legion. The property is designated
under Part IV of the Ontario Heritage Act and is recognized for its design, physical, historical,
associative, and contextual values.
Location Map
The physical attributes of the building identified in the designating by-law include:
On the exterior:
red brick walls including basement level brick rustication and pilasters;
all window openings, sills, lintels and brick voussoirs;
all exterior door openings;
roof and roofline; and
decorative brownstone features (banding and belt courses, sills and lintels, pilaster
capitals and bases, and entrance doorcaseand frontispiece with scroll brackets and
entablature).
4 - 2
In the Interior:
front entrance terrazzo floor;
front staircase including:
o slate treads and metal risers, and
o wood handrails with paired metal balusters and metal newel-posts.
Current condition of front (East) elevation and roof
The property is currently vacant and is owned by the City of Kitchener. In 2017, the City issued
a Request for Proposals for the sale and development of the property. Conservation of the
Legion building was a consideration in the conditional approval of the sale to the applicant. The
applicant is required to obtain a building permit to proceed with development on the property
within a short time frame as a condition of the sale. The applicant proposes to rehabilitate the
former Legion building for office use which willinvolve repairing, replacing and altering certain
heritage features, and requires heritage approval prior to issuance of a building permit.
REPORT:
The Development Services Department is in receipt of Heritage Permit Application HPA-2018-
IV-011 seeking permission to clean the existing brick masonry walls; repair the existing
masonry through repointing and selective brick replacement; repaint previously painted
masonry; repair and replace existing brownstone features; replace all existing windows and
4 - 3
doors; introduce five new window openings; repair the existing roof; replace the parapet
flashing; and repair and restore the interior staircase and terrazzo floor, all on the property
municipally addressed as 48 Ontario Street North, also known as the former Legion building.
Windows and Doors
Heritage attributes referenced in the designating by-law include the existing window and door
openings but do not include existing windows and doors which vary considerably in age, style
and design. Existing windows on the side (North facing) facade facing the parking on the
property include a mixture of non-operable fixed windows and operable hung windows, some
of which have divided lites. Windows on the front (East facing) facade include a mixture of
fixed metal windows and some wood windows without divided lites. The applicant intends to
maintain the dimensions of all existing window and door openings and to replace all existing
windows and exterior doors.
New replacement windows will be fixed and will feature graphite coloured vinyl or aluminum
frames. Most of the replacement windows on the side and rear facades are to feature
simulated divided lites. Several of the window openings on the front (East) facade are narrow
andlikely would not have originally featured divided lites. In order to achieve a consistent
appearance across the facade, replacement windows on the front (East) facade will not feature
divided lites.
Basement window openings along the front (East) façade which have been enclosed with
brick, will be re-opened and glazed to match the original window opening. Three new windows
are proposed on the side (North) façade, two of which will match the size and elevation of the
two existing windows closest to Ontario Street on the same façade. One new window is
proposed between the first floor windows toward the rear of the site, to match the size and type
of the two windows on either side. A single wide opening on the lower level of the side (North)
facade currently filled-in with exposed waterproofing material, is proposed to be filled in with
recessed brick that will match the brick on the facade. On the rear facing West façade, two
new openings are proposed, both on the second floor. The new window openings will line up
with the existing first floor window openings, and the windows will match the size, type and
finish of the windows to be installed below.
The front entrance door which is not original to the building, will be replaced with a new pre-
finished graphite coloured aluminum door and frame to match the new windows. Remaining
exterior doors will be replaced with aluminum frame doors with full glazing. Elevation drawings
showing existing conditions and proposed changes together with colour renderings are
and illustrate the changes
proposed to be made to the windows and doors.
Window Sills
The applicant is in receipt of a preliminary report from G&B Masonry, identifying deficiencies in
the condition of some brownstone features including sills. The applicant proposes to clean the
existing brownstone window sills under the guidance of a qualified mason having experience
4 - 4
working with natural stone.As the preferred method of cleaning the brownstone sills has yet to
be determined, the details regarding the method of cleaning are to be reviewed and approved
by heritage planning staff through the completion of a test panel. Where brownstone window
sills have deteriorated beyond repair, as determined by the mason and confirmed by heritage
planning staff, the applicant proposes to replace the brownstone with tinted precast concrete
sills that will match the brownstone in shape and design,and in color over time with
weathering. Where existing concrete sills are present, sills will be cleaned and re-caulked. All
new windows openings will be provided with new pre-cast concrete sills to match existing
concrete sills.
Roofing
The applicant advises that the existing roof and clay parapet capping are deteriorated and in
need of replacement. The roof is proposed to be stripped down to the deck layer and new
insulation, and a TPO (rubber-like) roofing membrane is proposed to be installed. The clay
parapet capping (which is not specifically identified as a heritage attribute) is proposed to be
replaced with new black aluminum capping. The existing metal flashing running along the
roofline is also proposed to be replaced with a matching aluminum profile.
Masonry Work
It is proposed that brick masonry on the front (East) façade be cleaned. As the preferred
method of cleaning the brick has yet to be determined, the details regarding the method of
cleaning the exterior masonry are to be reviewed and approved by heritage planning staff
through the completion of a test panel. Where deemed necessary by a qualified mason, mortar
Should the least invasive method
of cleaning mortar joints prove ineffective, an alternative method to be approved by heritage
planning staff will be considered. Such alternative method shall not employ sand blasting,
water blasting or equivalent invasive methods. Newly applied mortar is proposed to be stained
to match the cleaned existing mortar. Heritage staff will require that a test panel be prepared
before completing such work. Re-parging of the lower level of the rear facing South façade is
proposed in order to maintain the integrity of the building envelope and protect the exterior wall
from the elements. Brick masonry units, particularly near the lower level of the side (North)
façade have deteriorated beyond repair and require replacement. Matching red and yellow
bricks have been sourced. Paint previously applied to the
recessed portion of theside (North) façade is in need of maintenance, and the applicant
proposes to repaint the previously painted masonry a cream colour.
Brownstone Features
Existing brownstone banding, lintels, pilaster bases and capitals on the front (East) façade are
proposed to be retained. The proposal is to approach the conservation of these brownstone
features in the same manner as the brownstone window sills, described earlier in this report.
Features will be cleaned and repaired using methods consistent with recognized conservation
principles and practice, and to the satisfaction of heritage planning staff. Where such
brownstone features have deteriorated beyond repair, as determined by the mason and
4 - 5
confirmed by heritage planning staff, the applicant proposes to replace the brownstone with
tinted precast concrete that will match the brownstone in shape and design, and color in time
with weathering.
The brownstone frontispiece that surrounds the entrance door was recently damaged in a
vehicular accident. Sections of brownstone have been destroyed and are unsalvageable.
Other areas are in need of significant repair and the overall integrity of this feature is unknown.
Damaged brownstone frontispiece
The applicant advises that the first approach to be taken in the conservation of the frontispiece
is to investigate replacing the missing right frame and damaged scroll with matching
brownstone, and to repair the cracked top. If such approach is deemed unfeasible by a
qualified mason having experience working with brownstone, a secondary approach will be
submitted for approval to heritage planning staff. The secondary approach would involve using
the existing frontispiece elements to create a formwork that would be used in replicating the
entire frontispiece in tinted pre-cast concrete. The applicant advises that the pre-cast units can
be made to replicate the texture and design of the original brownstone, and that in time and
4 - 6
with weathering, the pre-cast units will take on a patina that will closely match the original
brownstone elements on the façade.
Exterior lighting and Signage
The applicant intends to sign the municipal address above the door on the front (East) facade
andinstall lighting and tenant signage on the side (North) façade as shown in the renderings
Interior Heritage Attributes
Interior features referenced as heritage attributes include the front staircase treads made of
slate, stair risers, wood handrails, metal balustrade and newel post, along with the terrazzo
floor on the main floor entrance. The applicant proposes to restore the terrazzo floors using a
strip, sand and reseal process. The existing metal stair guards and stringers will be restored
and repainted. Stair risers will be repaired, and where missing or damaged will be replaced to
match. The existing slate treads and landing will be cleaned and a flexible anti-slip tape may
be applied to the tread nosings for safety. Wooden handrails will be refinished.
Front staircase and terrazzo floor
4 - 7
In reviewing the merits of the application, Heritage Planning staff note the following:
The former Legion building has been vacant and unoccupied for several years. Its
rehabilitation for new office space in the Downtown and expected occupancy will
contribute significantly toward its long term conservation.
The applicant is somewhat constrained in currently having only limited control over
the building and having to obtain a building permit in a short period of time to close
the sale. Until such time as certain trades have full access to complete thorough
inspections and testing, it may be difficult to confirm a preferred conservation
approach.The proposal to proceed by first pursuing aprimary approach of cleaning
and repairing masonry with like materials, and moving to a secondary approach of
replacement with new materials such as pre-cast concrete to match if the repair is
not feasible, is reasonable subject to meeting conditions including that guidance is
provided by qualified experts and confirmed by heritage planning staff.
The proposal is consistent with the following relevant Ministry Guiding Principle in
the Conservation of Built Heritage Properties: respect for original fabric - repair with
like materials - return the resource to its prior condition, without altering its integrity;
and the following Parks Canada Standard for the Conservation of Historic Places in
Canada:replace missing features from the restoration period with new features
whose forms, materials and detailing are based on sufficient physical, documentary
and/or oral evidence.
In accordance with the Heritage Permit Application form, 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 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 agenda in advance of the
Heritage Kitchener committee meeting.
4 - 8
CONSULT Heritage Kitchener will be consulted regarding the subject Heritage Permit
Application.
ACKNOWLEDGED BY: Alain Pinard, Director of Planning
APPENDICES
Appendix A: HPA-2018-IV-011
4 - 9
HERITAGE PERMIT APPLICATION FORM
Application No.
City of Kitchener
Community Services Department
HPA-2018-
th
Planning Division, 6 Floor
200 King Street West
Kitchener, Ontario N2G 4G7
(519) 741-2426
Nature of Application
Exterior Interior Signage
Demolition New Construction Alteration Relocation
Subject Property
Municipal Address:
48 Ontario Street North
PLAN 401 PT LOT 7
Legal Description (if known):
Building/Structure Type: Residential Commercial Industrial Institutional
Heritage Designation: Part IV Part V (HCD)
Is the Property subject to a Heritage Easement or Agreement? Yes No
Property Owner
The Corporation of the City of Kitchener
Name:
200 King Street West
Address:
N2G 4G7
Kitchener
City: Postal Code:
Telephone (Home): Telephone (Work):
519-741-2200 x7230
brian.bennett@kitchener.ca
Email:
Agent (if applicable)
Company:
Contact Name:
Address:
City: Postal Code:
Telephone: Fax:
.com
Email:
Written Description
Provide a written description of the project including any conservation methods proposed. Provide
such detail as materials to be used, measurements, paint colours, decorative details, whether any
original building fabric is to be removed or replaced, etc. Use additional pages as required. Please
refer to the City of Kitchener Heritage Permit Application Submission Guidelines for further
direction.
Repair and replacement of existing brownstone features (subject to Heritage Planning Committee Approval)
Clean and repair existing masonry.
Replacement of existing doors and windows, while maintaining existing openings. Provide 5 new window openings.
Replacement of existing roof and parapet cap flashing.
Restore interior stair and terrazzo floor finish to good condition.
page 7
4 - 10
Review of City of Kitchener Heritage Permit Application Submission Guidelines
Describe why it is necessary to undertake the proposed work.
This is the first step in renovating and restoring this building. Existing exterior features are in various states of
disrepair from good condition to immediate need of replacement.
Interior features have also suffered from a lack of maintenance. Work proposed will restore the stair and ground floor
terrazzo finishes to a good condition.
Describe how the proposal is consistent with the Part IV individual designating by-law or the
Part V Heritage Conservation District Plan.
The former Legion building has been recognized for its design, physical, historical, associative and
contextual values. This proposal is consistent with the Part IV individual designating by-law because it
employs recognized conservation methods that will help ensure the building can maintain these values.
Please refer to the "Maintenance of Cultural Heritage Value" section of the Heritage Report for more
information.
Describe how the proposal is consistent with Parks Canada Standards and Guidelines for the
Conservation of Historic Places in Canada (www.historicplaces.ca/en/pages/standards-normes.aspx)
The Standards and Guidelines for the Conservation of Historic Places in Canada was used as a
resource in evaluating the work to be completed on this designated building. Please refer to the
"Heritage Conservation Principles" section of the Heritage report for more information.
01-10-2018
01-07-2018
Expected Start Date: Expected Completion Date:
(Day/Month/Year) (Day/Month/Year)
Have you discussed this work with Heritage Planning staff? Yes No
Leon Bensason
If yes, who?
Have you discussed this work with Building Division staff? Yes No
Robert Schipper
If yes, who?
Have you applied for a Building Permit for this work? Yes No
Other Related Applications (Building/Planning):Application No.
Acknowledgement
The undersigned acknowledges that all of the statements contained in documents filed in
support of this application shall be deemed part of this application. The undersigned
acknowledges that receipt of this application by the City of Kitchener - Planning Division does
The undersigned acknowledges that the Council
of the City of Kitchener shall determine whether the information submitted forms a complete
application. Further review of the application will be undertaken and the owner or agent may be
contacted to provide additional information and/or resolve any discrepancies or issues with the
application as submitted. Once the application is deemed to be fully complete, the application
will be processed and, if necessary, scheduled for the next available Heritage Kitchener
committee and Council meeting. Submission of this application constitutes consent for
page 8
4 - 11
4 - 12
4 - 13
4 - 14
4 - 15
4 - 16
4 - 17
4 - 18
4 - 19
4 - 20
4 - 21
4 - 22
4 - 23
4 - 24
4 - 25
4 - 26
4 - 27
4 - 28
4 - 29
4 - 30
4 - 31
4 - 32
4 - 33
4 - 34
4 - 35
4 - 36
4 - 37
4 - 38
4 - 39
4 - 40
G&B Masonry
Masonry construction. Restoration. Service work & repairs.
From:Matt George
GeneralManager
G&B Masonry
54 Daimler Drive
Kitchener, Ontario
N2A-3W2
To:
Date:Monday, April 23, 2018
Re:Sandstone Façade Elements of 48 Ontario Street North, Kitchener
Dear
Thank you for giving my firm the opportunity to investigate the repair and replacement of the
sandstone components on the east facade of 48 Ontario Street North. We have reviewed the
photos that you supplied and visited the site toinspect the sandstone.
As you are aware, our firm has significant experience with heritage masonry restoration projects,
and in particular I will draw your attention to the following recent projects that involved
sandstone work:
1.New Apostolic Church160 Margaret AveKitchener
2.New Apostolic Church180 Lorraine Ave, Kitchener
3.St. Frances Church 49 Blueridge Ave, Kitchener
From our review of the sandstone features of 48 Ontario Street North, we observed that all of the
features are in varying stages of health, ranging from minimal decay to near complete failure and
certain items were damaged or are missing as a result of a vehicle strike last year.
54 Daimler Drive, Kitchener, Ontario, N2A 3W2
||
P 519.220.8437 E matt@gandbmasonry.ca F 519.896.2528
HST# 832458640
4 - 41
G&B Masonry
Masonry construction. Restoration. Service work & repairs.
I have highlighted the following categories in the photo of the façade that you provided for
reference. See Appendix A.
Category 1. Minimal Decay
These items appear to have stood up well and are only slightly discoloured. We expect
these to continue for 10+ years without posing danger to pedestrians or risk of damage to
the building.
Recommendation: Ongoing monitoring.
Category 2. Moderate Decay / Chipping
These items are heavily discoloured and the edges feature missing chips. This is a
character of sandstone such that when it decays it quickly loses structural integrity and
returns to its component element of sand. Missing chips indicates the early stages of
structural failure. We expect these elements to decay rapidly over the coming years and
pose a danger to pedestrians and risk of damage to the building.
Recommendation: We recommend these elements be replaced with a different material
more appropriate to the local environment. You suggested pre-cast concrete colour
matched to the existing sandstone. We believe this is an excellent choice that will preserve
the visual component of the heritage features.
Under no circumstances should you attempt to patch any of the existing sandstone. Adding
new sandstone patch to the face of sandstone in this stage of failure will increase the
weight on the front face of the sandstone and exacerbate the issues of structural integrity.
Patching areas of the face will not stop deterioration behind. Cavities are forming and
adding extra weight stresses the sand around these cavities and will result in sudden
failure. We believe this will pose a serious risk to pedestrians.
We strongly recommend against replacing these components with new sandstone.
Sandstone is the wrong choice for this facade given the changes to the immediate vicinity
since the building was constructed. When this building was constructed, it is unlikely that
the structure across the street was as large as the current municipal parkade. The
consequence of the parkade being built at that scale and in that location is that the facade
of 48 Ontario Street North is shaded for the vast majority of each day. The consequence of
this shade is that the sandstone features are never given asufficient opportunity to dry,
which has accelerated their failure. Replacing the failing sandstone with new sandstone
will necessitate regular ongoing replacement due to the lack of direct sunshine.
54 Daimler Drive, Kitchener, Ontario, N2A 3W2
||
P 519.220.8437 E matt@gandbmasonry.ca F 519.896.2528
HST# 832458640
4 - 42
G&B Masonry
Masonry construction. Restoration. Service work & repairs.
Category 3. Serious Decay / Existing Failure
Theseelements are heavily discoloured and have deep striations plainly visible on the
face. This is indicative of ongoing complete structural failure. Rain and snow with the
freeze-thaw cycle is eroding the sandstone and accelerating the return to the sand
components.
Recommendation: As for Category 2, we recommend these elements be replaced with a
different material more appropriate to the local environment. This work should be done
immediately given the advanced stage of failure.
Category 4. Missing / Damaged Items
These items are not available for review because this area is hoarded off. We have only
reviewed photos of the area pre-and post-damage.
Recommendation: We recommend these elements be replaced with a different material
more appropriate to the local environment
We hope this provides you with some insight based on our experience. We appreciate the
opportunity to work with you on any component of the above.If you have any questions, please
do not hesitate to contact me.
Thank you,
Matt George
54 Daimler Drive, Kitchener, Ontario, N2A 3W2
||
P 519.220.8437 E matt@gandbmasonry.ca F 519.896.2528
HST# 832458640
4 - 43
4 - 44
4 - 45
4 - 46
4 - 47