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Home My WebLink AboutDSD-18-037 - HPA-2018-IV-010 - 710 Huron Road (Grant House)REPORT 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: 5 DATE OF REPORT: May 7, 2018 REPORT NO.: DSD-18-037 SUBJECT: Heritage Permit Application HPA-2018-IV-010 710 Huron Road (Grant House) Demolition of additions, masonry repair and reinforcement, and relocation of farmhouse to future 68 Saddlebrook Court RECOMMENDATION: That pursuant to Sections 30(2), 33 and 34 of the Ontario Heritage Act, Heritage Permit Application HPA-2018-IV-010 be approved to permit the demolition of all additions on th the 19 century stone farmhouse located on the property municipally addressed as 710 Huron Road, known as the Grant House; the repair and reinforcement of the original stone walls of the Grant House; andthe relocation of the original Grant House to the property to be municipally addressed as 68 Saddlebrook Court, in accordance with the supporting information submitted with the application and subject to the following conditions: 1.That the owner fulfill their obligations with regard to the relocation of the Grant House,in accordance with the heritage covenant agreement registered on title of 710 Huron Road, and 2.That the final details of the method of moving the stone farmhouse be reviewed and heritage clearance be provided by heritage planning staff prior to the issuance of a building permit. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. 5 - 1 Location Map BACKGROUND: The property currently municipally addressed as 710 Huron Road is located on the south side of Huron Road, east of the intersection of Huron Road and Plains Road. The 5.35 hectare th parcel of land contains a mid-19 century fieldstone farmhouse, known as the Grant House. In 2017, a Notice of Intention to Designate 710 Huron Road was passed by City Council, and planning approvals were granted for the development of a new plan of subdivision. As the current grade of the farmhouse is approximately 2 meters above the future finished grade of the new subdivision, approval was granted to move the original stone farmhouse from its current location to allow for regrading of the lands. As part of the plan of subdivision process, a Heritage Impact Assessment was prepared and recommended a preferred conservation option that would see the original farmhouse permanently relocated to a planned corner lot within the new subdivision. The new lot, situated only a few meters away from farmhouse, is to be municipally addressed 68 Saddlebrook Court. In order to secure the conservation of the farmhouse in the short-term and ensure the farmhouse is relocated in a timely manner and in accordance with good conservation practices, the owner has entered into a heritage covenant agreement under the Ontario Heritage Act. The covenant agreement obligates the owner to undertake a number of short term conservation measures including: to prepare measured drawings of the farmhouse; to make necessary repairs and structural reinforcements to the farmhouse so it can be moved safely; to relocate the farmhouse on a new foundation and make any necessary repairs should damage occur as a result of the relocation; 5 - 2 for such work to be completed under the guidance of qualified heritage experts; to provide a letter of credit equal to the value of completing said work; and, to obtain all necessary approvals and permits. In accordance with the Ontario Heritage Act, where a Notice of Intention to Designate has been passed, the subject property is afforded interim protection in regard to proposed alterations, demolition and removal as if the property is designated. As a result, formal approval under the Ontario Heritage Act is required for such work through the heritage permit application process. REPORT: The Development Services Department is in receipt of Heritage Permit Application HPA-2018-IV-010. The subject application seeks the approval of Council to undertake the th following work to the 19 century stone farmhouse located at 710 Huron Road: repair and reinforcement of the stone walls of the original farmhouse in order to prepare the structure for relocation; severing the original stone farmhouse from the existing additions, and then lifting and moving the farmhouse structure intact, first to a temporary location on the property, and then to a permanent location on a corner lot within the planned residential subdivision; salvage of the field stone from the former Summer Kitchen; and demolition and removal of all remaining additions from the property. It is expected that a separate heritage permit application will be made following the relocation of the farmhouse, to address its rehabilitation and plans to construct an addition and garage. Front elevation of stone farmhouse 5 - 3 Rearview of farmhouse showing multiple additionsto be removed Reinforcement of Stone Walls to Prepare the Farmhouse for Relocation An assessment of the original farmhouse has been undertaken by James Knight & Associates (C.A.H.P. certified Engineers). The assessment identifies areas along the exterior walls where stabilization is required, including the south east and south west corners where mortar joints are significantly void of mortar. The proposal is to clean such areas of residual sand, repoint with a 1-1- at window jambs. In addition, all window and door openings in exterior walls will be framed and cross-braced to stiffen exterior walls. The applicant advises that an experienced building mover will be responsible for ensuring the stability of the structure, together with an independent structural engineering consultant. Moving the Farmhouse th Several additions have been added to the 19 century farmhouse, including a sunroom, indoor pool and garage. A portion of a small stone building suspected to be a former summer kitchen has been incorporated and converted as usable area in the farmhouse. The approved HIA th concluded that the original 19 century farmhouse is of primary heritage value, and that the th additions, which mostly date to the latter part of the 20 century, are not of sufficient value to be retained or moved. Heritage attributes referenced in the Notice of Intention to Designate are th limited to features located on the original 19 century farmhouse only, and do not reference elements contained within any of the existing additions. The heritage architect advises that there are three points of contact plus the roof that need to be disconnected from the stone farmhouse before the farmhouse can be relocated. The westerly connection and the roof is a simple caulked joint to the glazed wood framed west wall of the Family Room and its roof. Where the means of connection are less clear, care will be 5 - 4 taken to open those areas under the guidance of the heritage architect and shoring will be undertaken where necessary to ensure stability. The architect advises that once the connections between the additions and the stone house have been severed, the house will be removed from its existing foundation. While a building moving company has yet to be retained and the exact method of relocation has yet to be confirmed, the heritage architect advises that the following general procedure for moving the farmhouse can be expected:A cut line will be established and then the existing foundation of the farmhouse will be exposed down to footing level. A steel support framework will be introduced under the house, created by first inserting two large beams running longitudinally through openings in the foundation, and supported at multiple points. These beams will then support smaller beams running the short direction, threaded through minimally sized openings roughly three feet on centre. After everything is shimmed, jacks are installed under the large beams. The stone cut is then made, and the building is jacked up and made free of the foundation. At this point, the beams can be dollied and the house moved. As the new foundation for the farmhouse also cannot be built until the land is regraded, the farmhouse will be moved to an interim holding location while regrading is undertaken and the new foundation is constructed on the corner lot. A haul route or temporary road will be constructed to accommodate the physical move of the farmhouse to its temporary and permanent location. The house will only remain in its temporary location long enough for the new foundation to be built and reach adequate strength to bear the load of the house. This is anticipated to be up to one month. All openings in the building will be hoarded to prevent unauthorized ingress. The site will be occupied by work crews during daylight hours, providing monitoring. Temporary fencing may be erected around the house during this one month period and additional security patrols could be arranged for outside of working hours if necessary Heritage design guidelines have been approved addressing the location of the new foundation on the corner lot and setbacks from the street and side yard. Provision has been made for the possible construction of a rear yard addition and garage. The exact method of placing the house on the new foundation will need to be determined in concert with the moving company. One possibility is building the new foundation but leaving pockets for the main beams to be "slid" into, allowing the house to be lowered onto the new foundation. Another method is to pour the foundation, temporarily fill it with granular material, position the house, and then build up from the top of the foundation to the underside of the house in concrete block. Demolition and Removal of Additions Demolition and removal of the remaining additions would proceed once the farmhouse has been moved to its interim location. Though the stone Summer Kitchen will not be retained, the east fieldstone wall of the Summer Kitchen will be removed by hand and will be salvaged and set aside for re-use. Photographic documentation and measured drawings have been undertaken. 5 - 5 Existing location of original farmhouse 1 (710 Huron Road) 2 Interim holding location Permanent location of farmhouse on corner lotfollowing its move 3 (68 Saddlebrook Court) In reviewing the merits of the application, Heritage Planning staff note the following: the relocation of the original stone farmhouse and removal of all additions was previously identified as the preferred conservation option in the approved Heritage Impact Assessment; the owner has entered into a heritage covenant agreement securing the relocation of the farmhouse in a manner consistent with recognized heritage conservation principles and practice; all aspects relating to the repair and reinforcement of the original farmhouse, its disconnection from existing additions, and its physical move to a temporary and permanent location within the planned subdivision, will be undertaken under the guidance of experienced heritage professionals; the original farmhouse will be relocated on a large corner lot having prominence within the planned subdivision and in accordance with approved heritage design guidelines; measures will be taken to ensure the original farmhouse is made secure and monitored at all times; fieldstone from the Summer Kitchen will be salvaged for potential re-use; photographic documentation and measured drawing have been completed; and 5 - 6 a separate heritage permit application will be submitted for approval, to address the rehabilitation of the stone farmhouse after its relocation. 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 Heritage Kitchener committee meeting. 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-010 Appendix B: Planning Staff 5 - 7 5 - 8 5 - 9 5 - 10 5 - 11 5 - 12 5 - 13 5 - 14 5 - 15 5 - 16 5 - 17 5 - 18 $2!&4 /´³«¨¤ 2¤°´¨±¤¬¤³² ¥®± "´¨«£¨¦ 2¤«®¢ ³¨® ΖΐΏ (´±® 2® £Ǿ +¨³¢§¤¤±Ǿ /³ ±¨® 4§¤ /¶¤± ®¥ ³§¤ ¯±®¯¤±³¸ ³ ΖΐΏ (´±® 2® £ Ȩª®¶ ² ³§¤ '± ³ , £²ȩ § ² ¤³¤±¤£ ¨³® ¦±¤¤¬¤³ ¶¨³§ ³§¤ #¨³¸ ®¥ +¨³¢§¤¤± ³® ¬ ¨³ ¨ ³§¤ §¤±¨³ ¦¤ ³³±¨¡´³¤² ®¥ ³§¤ ®±¨¦¨ « ²³®¤ ¯®±³¨® ®¥ ³§¤ ¥ ±¬§®´²¤ Ȩ'± ³ (®´²¤ȩȁ 4§¨² ¦±¤¤¬¤³ ««®¶² ³§ ³ ³§¤ ®±¨¦¨ « ²³®¤ ¯®±³¨® ®¥ ³§¤ '± ³ (®´²¤ ¢ ¡¤ ±¤«®¢ ³¤£ ® ³§¤ ²¨³¤ ³® ¤·¯¤£¨³¤ ³§¤ ¯¯±®µ¤£ ²´¡£¨µ¨²¨® ¯« ȁ 4§¤ " ´¨«£¨¦ -®µ¤± ¶¨«« ¯±®µ¨£¤Ȁ 1.!«« « ¡®´±Ǿ ¬ ³¤±¨ «Ǿ ¤°´¨¯¬¤³ £ ¯« ³ ³® ´£¤±³ ª¤ ³§¨² ¡´¨«£¨¦ ¬®µ¤Ǿ 2.6¤±¨¥¨¢ ³¨® ¡¸ ±¤¦¨²³¤±¤£ ²³±´¢³´± « ¤¦¨¤¤±Ǿ ±¤³ ¨¤£ ¡¸ ³§¤ ¡´¨«£¨¦ ¬®µ¤±Ǿ ³§ ³ ³§¤ ²§®±¨¦ £ «¨¥³¨¦ ²³±´¢³´±¤ ¨² £¤°´ ³¤ ¥®± ³§¤ ³ ²ª ®¥ ±¤«®¢ ³¨®Ǿ 3.4§¤ ¢´³ «¨¤ ¥®± ²¤¯ ± ³¨¦ ³§¤ ¡´¨«£¨¦ ¥±®¬ ¨³² ¥®´£ ³¨®Ǿ 4.4§¤ ¯±®¯®²¤£ § ´« ±®´³¤ ¥®± ¯¯±®µ « ¯±¨®± ³® «¨¥³¨¦ Ȩ ²ª¤³¢§ ¨² ³³ ¢§¤£ ®¥ ®¤ possibility), 5.6¤±¨¥¨¢ ³¨® ³§ ³ ³§¤ § ´« ±®´³¤Ǿ ² ¯±¤¯ ±¤£ ¡¸ ®³§¤±²Ǿ ¨² £¤°´ ³¤ ³® ¢¢®¬¬®£ ³¤ ³§¤ ¬®µ¤Ǿ 6.2® £ ¯« ³¤² ² £ ¶§¤±¤ ±¤°´¨±¤£Ǿ 7.Detai«¤£ ¨¥®±¬ ³¨® ±¤¦ ±£¨¦ ±¤°´¨±¤£ £¨¬¤²¨®² ¥®± ¤¶ " ²¤¬¤³ ¥®´£ ³¨®² ³® ¢¢®¬¬®£ ³¤ ³¤¬¯®± ±¸ ²³±´¢³´±¤² ±¤°´¨±¤£ ³® ¥ ¢¨«¨³ ³¤ ³§¤ move, 8.2¤¯ ¨±² ±¤°´¨±¤£ ³® ¢®±±¤¢³ £ ¬ ¦¤ ³§ ³ ¬ ¸ ®¢¢´± £´¤ ³® ³§¤ ²³±¤²²¤² ®¥ relocation. 7¤ ¶® ´«£ ¡¤ § ¯¯¸ ³® ¬¤¤³ ¸®´ ® ²¨³¤Ǿ ¨³±®£´¢¤ ¸®´ ³® ³§¤ ¡´¨«£¨¦ £ £¨²¢´²² ³§¨² ¬ ³³¤± ¨ ¬®±¤ £¤³ ¨«ȁ Peter Stewart GEORGE ROBB ARCHITECT 5 - 19 5 - 20 ΐȁ7¤²³ ¤«¤µ ³¨® Αȁ.®±³§ ¶¤²³ ¢®±¤± 5 - 21 Βȁ.®±³§ ¤«¤µ ³¨® Γȁ% ²³ ¤«¤µ ³¨® 5 - 22 Δȁ3®´³§ ¤ ²³ ¤«¤µ ³¨® Εȁ3®´³§ ¶¤²³ ¤«¤µ ³¨® 5 - 23 Ζȁ3®´³§ ¶¤²³ ¤«¤µ ³¨® Ηȁ$¤³ ¨« ³ ²®´³§ ¶¤²³ ¢®±¤±ǿ ®³¤ ¬¨²²¨¦ ¥« ²§¨¦ ³ ±®®¥ µ ««¤¸ 5 - 24 9.6®¨£ ¬®±³ ± ©®¨³² ³ ²®´³§ ¤ ²³ ¢®±¤± ΐΏȁ.®³¤ ±¤¢¤³ ±¤¯®¨³¨¦ ³ ²®´³§ ¤ ²³ 5 - 25 ΐΐȁ2¤¢¤³ ±¤¯®¨³¨¦ ³ ¦± £¤ ΐΑȁ2®®¥ ³± ²¨³¨® ³ ²®´³§ ®µ¤± ,¨µ¨¦ 2®®¬ 5 - 26 ΐΒȁ0¨³¢§¤£ ±®®¥ ¢®¤¢³¨® ³® (¤±¨³ ¦¤ (®´²¤ 14ȁ.®±³§ ¶ ««-,¨µ¨¦ Room 5 - 27 15ȁ% ²³ ¶ ««-,¨µ¨¦ 2®®¬ 16ȁ²®´³§ ¶¤²³ ¶ ««-,¨µ¨¦ 2®®¬ 5 - 28 17.Kitchen 18ȁ7¤²³ ¶ «« ®¥ & ¬¨«¸ 2®®¬ 5 - 29 19ȁ.®±³§ ¶ ««-& ¬¨«¸ 2®®¬ 20ȁ% ²³ ¶ ««-Spa 5 - 30 21ȁ)£®®± 0®®« «®®ª¨¦ ®±³§ ¤ ²³ 22ȁ)£®®± ¯®®« «®®ª¨¦ ²®³§ ¤ ²³ 5 - 31 23ȁ&«®®± ¥± ¬¨¦ ®¥ (¤±¨³ ¦¤ (®´²¤ 24ȁ,®®ª¨¦ ®±³§ ¨³® " ²¤¬¤³ȁ .®³¤ ¯®´±¤£ ¢®¢±¤³¤ ® «¤¥³Ǿ ±´¡¡«¤ ²³®¤ ³® right 5 - 32 25ȁ$ ¬ ¦¤ ²³®¤ ¶ «« ¨ " ²¤¬¤³ 26ȁ3®´³§ ¤ ²³ ¢®±¤± ®¥ " ²¤¬¤³ ¨ (¤±¨³ ¦¤ (®´²¤ 5 - 33 27ȁ'±®´£ &«®®± " ³§±®®¬ȝ, ´£±¸ 28ȁ'±®´£ &«®®± - ²³¤± "¤£±®®¬ Ȩ¥®±¬¤± ,¨µ¨¦ 2®®¬ȩ 5 - 34 29ȁ&±®³ &®¸¤± «®®ª¨ ®±³§30ȁ3³ ¨± ³® ²¤¢®£ &«®®± 31ȁ$®®± ¥±®¬ ( «« ³® - ²³¤± "±¬ȁ32ȁ5¯¯¤± " ³§±®®¬ ®µ¤± &®¸¤± 5 - 35 33ȁ3³ ¨± ³® 5¯¯¤± ( «« 34ȁ"¤£±®®¬ Β 5 - 36 35ȁ¡¤£±®®¬ Δ 5 - 37 5 - 38 5 - 39 5 - 40 5 - 41 5 - 42 5 - 43 5 - 44 5 - 45 5 - 46 5 - 47 5 - 48 5 - 49 5 - 50 5 - 51