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HK - 2018-11-06 - Item 3b - Conservation Plan (CP) - 28 Burgetz Avenue
Cultural Heritage CONSERVATION PLAN 28 Burgetz Avenue City of Kitchener Date: July, 2018 Prepared for: MB Future Homes Inc. Prepared by: MacNaughton Hermsen Britton Clarkson Planning Limited 200-540 Bingemans Centre Drive Kitchener, ON N2B 3X9 T: 519 576 3650 F: 519 576 0121 Our File:'17343 A' Conservation Plan 28 Burgetz Avenue, City of Kitchener Table of Contents ProjectPersonnel........................................................................................................................................................................................5 Glossaryof Abbreviations......................................................................................................................................................................5 1.0 Executive Summary...........................................................................................................................................................................6 1.2 Summary of Proposed Alterations.....................................................................................................................................8 1.3 Summary of Conservation/Rehabilitation Recommendations....................................................................10 2.0 Introduction.........................................................................................................................................................................................13 2.1 Terms of Reference.........................................................................................................................................................................13 2.2 Description of Subject Lands and Built Features........................................................................................................14 2.1 Location of Subject Lands...............................................................................................................................................14 2.3 Description of Subject Lands..............................................................................................................................................15 2.4 Description of Built Features - Exterior.........................................................................................................................18 2.4.1 East (Front) Elevation......................................................................................................................................................18 2.4.2 South Elevation...................................................................................................................................................................20 2.4.3 West (Rear) Elevation......................................................................................................................................................20 2.4.4 North Elevation...................................................................................................................................................................22 2.5 Description of Built Features - Interior..........................................................................................................................23 2.5.1 Section 'A' (Log House)..................................................................................................................................................23 2.6 Identification of Original Heritage Features..............................................................................................................30 3.0 Summary of Heritage Significance.......................................................................................................................................36 3.1 Evaluation of Design/Physical Value..............................................................................................................................36 3.2 Evaluation of Historical or Associative Value.......................................................................................................36 3.3 Evaluation of Contextual Value.........................................................................................................................................37 3.4 Heritage Attributes....................................................................................................................................................................37 4.0 Condition Assessment..................................................................................................................................................................39 4.1 Introduction................................................................................................................................................................................... 39 4.2 Condition Assessment............................................................................................................................................................39 4.2.1 Basement................................................................................................................................................................................39 July, 2018 MHBCI i Conservation Plan 28 Burgetz Avenue, City of Kitchener 4.2.2 Perimeter Walls (log house).......................................................................................................................................39 4.2.3 Roof.............................................................................................................................................................................................40 4.3 Unforeseen Issues Regarding Condition....................................................................................................................40 4.4 Summary..........................................................................................................................................................................................40 5.0 Description of Proposed Development............................................................................................................................41 5.1 Introduction...................................................................................................................................................................................41 5.2 Description of Proposed Alterations.............................................................................................................................41 6.0 Understanding the Basics of Log House Construction..........................................................................................50 6.1 Introduction...................................................................................................................................................................................50 6.2 Construction Types...................................................................................................................................................................50 6.3 Construction Materials and Methods............................................................................................................................51 6.3.1 Corner Notches...................................................................................................................................................................52 6.3.2 Joinery.......................................................................................................................................................................................52 6.4 Building Components.............................................................................................................................................................54 6.4.1 Foundation and Floor Systems................................................................................................................................54 6.4.2 Logs (walls)............................................................................................................................................................................55 6.4.3 Chinking and Daubbing...............................................................................................................................................57 6.4.5 Exterior Cladding...............................................................................................................................................................58 6.4.6 Lathe and Plaster...............................................................................................................................................................59 6.4.7 Window and Door Openings....................................................................................................................................59 6.4.8 Roofs...........................................................................................................................................................................................60 7.OReview of Conservation Principles and Guidelines....................................................................................................62 7.1 Introduction...................................................................................................................................................................................62 7.2 Conservation Principles..........................................................................................................................................................62 7.2.1 The Eight Guiding Principles......................................................................................................................................62 7.2.2 The Standards and Guidelines (2010)..................................................................................................................63 7.2.3 Standards and Guidelines of Rehabilitation....................................................................................................67 7.3 Review of the Guidelines.......................................................................................................................................................69 7.3.1 Review of Conservation Principles for Log Structures..............................................................................69 July, 2018 MHBCI ii Conservation Plan 28 Burgetz Avenue, City of Kitchener 8.0 Conservation and Rehabilitation Recommendations — Applying the Standards, Guidelines, and Principles........................................................................................................................................................................................................70 8.1 Introduction...................................................................................................................................................................................70 8.2 Short Term (Immediate).........................................................................................................................................................70 8.3 Medium Term (Rehabilitation)...........................................................................................................................................71 8.3.1 The Eight Guiding Principles......................................................................................................................................71 8.3.2 Meeting the Standards..................................................................................................................................................73 9.3.2 Meeting the Guidelines.................................................................................................................................................77 9.3.3 Meeting the Principles for the Conservation of Log Structures.........................................................89 8.3.3 Common Practices in the Conservation of Log Structures...................................................................91 8.4 Long Term (Maintenance and Monitoring)..............................................................................................................93 9.0 Summary of Recommendations and Conclusions....................................................................................................95 10.0 Bibliography......................................................................................................................................................................................97 AppendixA..................................................................................................................................................................................................98 Rehabilitation Concept Plan (next page).................................................................................................................................98 AppendixB (i and ii)...............................................................................................................................................................................99 Parks Canada Standards and Guidelines (2011) — Applicable Guidelines (next page)..............................99 i. Exterior Walls...................................................................................................................................................................................100 (next page).................................................................................................................................................................................................100 ii. Wood...................................................................................................................................................................................................101 (next page).................................................................................................................................................................................................101 AppendixC................................................................................................................................................................................................102 Dovetails and Broadaxes — Principles for Historic Preservation of Log Structures (next page)........ 102 AppendixD...............................................................................................................................................................................................103 Ministry of Tourism, Culture and Sport - 8 Guiding Principles in the Conservation of Built Heritage Properties (Infosheet) (next page).............................................................................................................................................103 AppendixE................................................................................................................................................................................................104 Ministry of Tourism, Culture and Sport — Heritage Impact Assessments and Conservation Plans (Infosheet #5) (next page)...............................................................................................................................................................104 AppendixF................................................................................................................................................................................................105 Conservation Plans for Heritage Properties (OHT) (next page)..............................................................................105 July, 2018 MHBC/ iii Conservation Plan 28 Burgetz Avenue, City of Kitchener AppendixG...............................................................................................................................................................................................106 Glossary of Terms - Dovetails and Broadaxes (USDA, 2015) (next page).........................................................106 AppendixH...............................................................................................................................................................................................107 Structural Condition Report, Tacoma Engineers (2018) (next page)..................................................................107 July, 2018 MHBC1 iv Conservation Plan 28 Burgetz Avenue, City of Kitchener Project Personnel Dan Currie, MA, MCIP, RPP, CAHP Vanessa Hicks, MA Peter Stewart, b. Arch, OAA, MRAIC, CAHP, LEED AP Managing Director of Cultural Senior Review Heritage Heritage Planner Research, Author Architect Review Glossary of Abbreviations HIA MHBC MTCS OHA OHTK O -REG 9/06 PPS 2014 Heritage Impact Assessment MacNaughton Hermsen Britton Clarkson Planning Limited Ministry of Tourism Culture and Sport Ontario Heritage Act Ontario Heritage Toolkit Ontario Regulation 9/06 for determining cultural heritage significance Provincial Policy Statement (2014) July, 2078 MHBC 5 Conservation Plan 28 Burgetz Avenue, City of Kitchener 1.O Executive Summary MHBC was retained by MB Future Homes Inc. to undertake a Heritage Impact Assessment and Conservation Plan for the proposed development located on the subject lands at 28 Burgetz Avenue, City of Kitchener. This Conservation Plan was drafted based on the comments provided by Heritage Planning staff at the Pre -Submission Consultation meeting held in 2017. The contents of this Conservation Plan were also drafted based on applicable standards, guidelines, and principles provided by the Ontario Heritage Trust, the Ministry of Tourism, Culture and Sport, and the United States Department of Agriculture. The Heritage Impact Assessment (HIA) and Conservation Plan (CP) have been prepared as two separate documents. This Conservation Plan is accompanied by the Heritage Impact Assessment. The subject property located at 28 Burgetz Avenue is situated south of River Road East, west of Burgetz Avenue, and north of Thaler Avenue. The property is located on part of Lot 54 of the German Company Tract in the former Township of Waterloo, County of Waterloo (now the Regional of Waterloo). The subject lands are legally described as Part Lot 2 Easterly Range, Plan 589, Township of Waterloo Parts 2 & 3 58R15112, City of Kitchener. The property is approximately 0.31 acres (0.12 hectares) with approximately 42 metres of frontage at the front lot line, parallel to Burgetz Avenue. The subject property is not'listed' or designated under the Ontario Heritage Act as per the City of Kitchener Register of Properties of Cultural Heritage Value or Interest. As such, the property is not subject to a designation by-law or Heritage Conservation District Plan. The alterations to the property do not require approval through the City of Kitchener Heritage Permit Application process. The purpose of this Cultural Heritage Conservation Plan is to a) provide information regarding the existing condition of heritage attributes located on the subject lands and b) provide recommendations to ensure that these heritage attributes are appropriately conserved as per heritage conservation best practices for early 19th century log house construction. July, 2018 MHBC 6 Conservation Plan 28 Burgetz Avenue, City of Kitchener It is important to note that as the building located on the subject lands is comprised of several different components. Sections 'E' and 'D' were demolished in 2017 as they were not of potential cultural heritage value or interest. The Heritage Impact Assessment for the subject property identified that only Section 'A' was of cultural heritage value as it includes the original log house structure. Sections 'C' and 'B' are planned for demolition at the appropriate time in the future. As such, this Conservation Plan provides recommendations regarding the conservation of heritage attributes of Section 'A' only, which includes the following: • Overall 2 storey massing; • Squared -log construction with horse hair and mortar chinking; and • Original door and window openings (specific locations to be conclusively determined). Figure 1: 2016 Aerial photo of the subject lands. Approximate boundary of subject lands noted in red. (Source: City of Kitchener Interactive Maps, 2017) The Heritage Impact Assessment provided the following mitigation measures which have been addressed within the scope of this Conservation Plan: • That the Conservation Plan details how the log house will be conserved appropriately while facilitating adaptive re -use including the construction of a new addition in order to accommodate modern amenities (i.e. plumbing, heating, cooling, etc.); July, 2018 MHBC 17 Conservation Plan 28 Burgetz Avenue, City of Kitchener • That the Conservation Plan include a section documenting the heritage log structure subsequent to the removal of existing 201h century finishes in order to support the historic record; • That the demolition of the existing additions of no cultural heritage value are carried out by a licensed demolition contractor with demonstrated experience in heritage properties (as per the recommendations provided by Tacoma Engineers) ; and • That the roof framing should be removed by hand where it interacts with the log wall framing of the house (as per the recommendations provided by Tacoma Engineers). .2 Summary of Proposed Alterations The intent of the proposed development of the subject property is to remove the existing additions to the log house which are not of cultural heritage value or interest. The log house will be retained in-situ and conserved over the long-term while making alterations in order to continue its use as a single -detached residence. In the future, the remainder of the lot will be proposed for severance for the construction of two semi-detached residential dwellings. The method of conservation of the log house is rehabilitation — as defined by the Parks Canada Standards and Guidelines for the Conservation of Historic Places (2010). The identified heritage attributes of the log house including its overall 2 storey massing and roofline, squared -log construction and original window and door openings will be retained while making minor alterations. While interior alterations are proposed, no interior heritage attributes have been identified and are not included within the scope of the Heritage Impact Assessment. However, the overall structural components (i.e. flooring system, roofs, beams, logs, etc.) area all considered heritage attributes of the overall building and should be retained and conserved as per the recommendations of this report. Alterations to the site and log structure also include the following: • Removal of the existing garden and retaining wall fronting Burgetz Avenue; • Construction of a new driveway at the south lot line (adjacent to the south elevation of the log house); • Construction of a new main entrance at the south elevation of the log structure; • Construction of a new wood frame deck at the west (and potentially the north) elevation of the log structure; • Removal of existing exterior cladding; July, 2018 MHBC 8 Conservation Plan 28 Burgetz Avenue, City of Kitchener • Treatment, repair, and conservation of logs as per the applicable principles and guidelines as provided in this report or re -cladding of exterior facades in a suitable new material as per the Principles and Guidelines provided in this report; • Replacement of existing windows respecting original window openings where feasible following confirmation that they are original (as determined by physical evidence after the removal of 201h century fabric). Details regarding the proposed alterations to each facade of the log structure are provided below. These alterations are reviewed in detail in Section 5.0 of this report and are supplemented with illustrations for clarification purposes. Proposed Alterations to North Elevation (original rear elevation): • Retain existing second storey window opening and replace with new window (wood windows preferred); • Provide two new window openings at ground -level utilizing any original window openings (locations to be confirmed); • Close -in existing door opening, which is likely not original or retain this existing door to provide access to the rear yard; • Close -in basement access and convert existing door opening to a basement window; and • Remove existing exterior cladding and repair/treat log walls leaving them exposed or repair and add new cladding. Proposed Alterations to East Elevation (current front elevation): • Remove additions which are not of cultural heritage value or interest; • Remove chimney which was added in the 201h century; • Remove existing exterior cladding and repair/treat log walls leaving them exposed or repair and add new cladding; • Retain roof gable and return eaves; • Retain all original window openings and replace existing windows with new (wood windows preferred); and • Remove existing retaining wall/garden and construct new retaining walls. July, 2018 MHBC1 9 Conservation Plan 28 Burgetz Avenue, City of Kitchener South Elevation (original front elevation): • Remove existing exterior cladding and repair/treat log walls leaving them exposed or repair and add new cladding. • Remove existing cement pad which formerly supported the green house/sunroom addition; • Retain all original window openings and replace existing windows with new; • Confirm if existing south elevation door opening is original through physical evidence and retain or re -instate original door opening, which may be central to the facade; and • Construct new staircase or small covered addition providing access to the south elevation entrance. West Elevation (current rear elevation): • Remove additions which are not of cultural heritage value or interest; • Remove existing exterior cladding and repair/treat log walls leaving them exposed or repair and add new cladding; • Retain roof gable and return eaves; • Retain all original window openings and replace existing windows with new (wood windows preferred); • Construct new wood deck spanning the length of the west elevation; and • Construct a new door opening where one did not previously exist or utilize existing north elevation door to provide access to the rear yard. 1 .3 Summary of Conservation/Rehabilitation Recommendations This Conservation Plan had determined that the proposed development employ rehabilitation as the primary conservation method. Rehabilitation is defined by Parks Canada as follows: The action or process of making possible a continuing or compatible contemporary use of an historic place, or an individual component, while protecting its heritage value. The following should also be undertaken in order to ensure Section 'A' (the original log house) is appropriately conserved as per current best heritage practices. July, 2018 MHBC1 70 Conservation Plan 28 Burgetz Avenue, City of Kitchener Short term: • That the building remain closed -off and routinely inspected to ensure the building does not incur additional damages due to the elements, vermin and vandals. Medium Term (Construction Phase): • That detailed photographs of the heritage log structure be taken (interior and exterior) subsequent to the removal of existing 201h century finishes in order to a) supplement the historic record and b) confirm the location of original features (such as window and door openings); • That the demolition of the existing additions of no cultural heritage value are carried out by a licensed demolition contractor with demonstrated experience in heritage properties (as per the recommendations provided by Tacoma Engineers) ; • That the roof framing should be removed by hand where it interacts with the log wall framing of the house (as per the recommendations provided by Tacoma Engineers); • That all rehabilitation and conservation work to original heritage fabric (i.e. the identified heritage attributes as noted in this Conservation Plan) be consistent with the applicable standards, guidelines, and principles of the Parks Canada Standards and Guidelines (2010) and the USDA Dovetail and Broadaxes (2015) documents; • That all repairs and rehabilitation/conservation work be documented with photographs and note -taking; • It is encouraged that small samples of original wood, chinking, daubing, mortar or other original heritage materials be taken (where they can be appropriately removed) so that they may be labeled and stored for future reference. Note: As the rehabilitation work is related to the conservation of early, rare, or unique heritage materials and methods (i.e. hand hewn logs), consultation with an expert with demonstrated experience in the physical conservation of log structures may be required and is strongly encouraged. A conservation expert will be able to apply the proper conservation repairs and treatments as necessary based upon the standards, guidelines and principles as provided in this report. This includes assessing the existing condition of the building following the removal of 20th century materials. The conservation specialist would be able to determine which of the standards, guidelines and principles area applicable, and which are not based on the condition of the building. July, 2018 MHBC1 11 Conservation Plan 28 Burgetz Avenue, City of Kitchener Long -Term (After Construction): • That an annual inspection of the building subsequent to the completion of the work be undertaken to ensure that any repairs and/or replacements take place in a timely and appropriate manner; and • That a record be kept of maintenance and repairs over the long-term to supplement the historic record of the building. Note to the Reader: The purpose of this executive summary is to highlight key aspects of this report and therefore does not elaborate on other components. Please note that this report is intended to be read in its entirety in order to gain a full understanding of its contents. July, 2018 MHBC1 72 Conservation Plan 28 Burgetz Avenue, City of Kitchener 2.01ntroduction 2.1 Terms of Reference This Conservation Plan refers to several documents in order to provide heritage conservation best practices as it relates to log structures which have been accepted by Provincial and Federal authorities. This includes the Standards and Guidelines for the Conservation of Historic Places in Canada (referred to in this report as the 'Standards and Guidelines') (Parks Canada, 2010). This document has been accepted as best practice for heritage conservation and its contents are supported by the City of Kitchener Official Plan as follows: 12.C.1.27 The City will make decisions with respect to cultural heritage resources with the policies of the Provincial Policy Statement, which require the conservation of significant heritage resources. In addition, such decisions will be consistent with the Parks Canada Standards and Guidelines for the Conservation of Historic Places in Canada. This Conservation Plan also draws from a) the Eight Guiding Principles in the Conservation of Built Heritage Properties document from the Ministry of Tourism, Culture and Sport (See Appendix D), b) InfoSheet #5 of the Ontario Heritage Toolkit (See Appendix E) and the Ontario Heritage Trust guidelines for drafting Conservation Plans for heritage properties (2012) (See Appendix F). The Ontario Heritage Toolkit InfoSheet #5 advises that Conservation Plans should include the following components: • Identification; • Analysis; • Recommendations; • Schedule; and • Monitoring. July, 2078 MHBCI 73 Conservation Plan 28 Burgetz Avenue, City of Kitchener 2.2 Description of Subject Lands and Built Features 2.1 Location of Subject Lands The subject property located at 28 Burgetz Avenue is situated south of River Road East, west of Burgetz Avenue, and north of Thaler Avenue. The property is located on part of Lot 54 of the German Company Tract in the former Township of Waterloo, County of Waterloo (now the Regional of Waterloo). The subject lands are legally described as Part Lot 2 Easterly Range, Plan 589, Township of Waterloo Parts 2 & 3 58R15112, City of Kitchener. The property is approximately 0.31 acres (0.12 hectares) with approximately 42 metres of frontage at the front lot line, parallel to Burgetz Avenue. Figure 2: 2016 Aerial Photo, approximate location of subject lands noted in red. (Source: City of Kitchener Interactive Maps, 2017) July, 2018 MHBCI 74 Conservation Plan 28 Burgetz Avenue, City of Kitchener Figure 3: 2016 Aerial photo of the subject lands. Approximate boundary of subject lands noted in red. (Source: City of Kitchener Interactive Maps, 2017) 2.3 Description of Subject Lands The subject property is located west of Burgetz Avenue, north of Thaler Avenue within an established residential neighbourhood. The subject property is located west of Burgetz Avenue, north of Thaler Avenue. The subject lands are located adjacent to a former school yard. The school building was demolished recently (at some point within the last two years). The subject lands are located north of two contemporary single -detached dwellings fronting Burgetz Avenue. As per a review of aerial photographs, the surrounding residential subdivision was developed at some point between 1963 and 1997. The subject lands include a three -tiered wood retaining wall along the front property line at Burgetz Avenue. Access to the two car garage is provided off Burgetz Avenue via an asphalt paved driveway. A narrow walkway is provided along the frontage of Section'C' of the dwelling to provide access to two person doors. The northerly door provides access to an entrance room (likely used as a mud room or laundry room), and the southerly person door provides access to the kitchen. July, 2018 MHBC1 75 Conservation Plan 28 Burgetz Avenue, City of Kitchener The three tiered wood retaining wall includes a set of wooden steps (with metal railing) providing access to the entrance to the kitchen. The retaining wall is unkempt and overgrown but appears to have included several varieties of perennials and functioned as a garden. A generously sized rear yard is provided west of the dwelling. This area is also overgrown and appears to have included a vegetable garden at some point in time. Species of fruit trees (likely apple or cherry) are also located in the rear yard. A large Norway spruce tree is located north of the dwelling. Figures 4&5: (left) View of subject property looking south from west side of Burgetz Avenue (right) View Figures 6 & 7: (left) View of subject property looking east towards west (rear) elevation from former school yard, (right) View of former school yard looking north from open landscaped area north of Thaler Avenue (Source: MHBC, 2017) The subject lands include a single -detached dwelling consisting of several different components. The dwelling is slightly off -set to Burgetz Avenue, where the north elevation is turned slightly to the west. The various components of the house includes the original log house (Section 'A'), a former outbuilding (likely a small barn or shed) (Section 'B'). Sections'A' and 'B' were subsequently July, 2018 MHBC1 76 Conservation Plan 28 Burgetz Avenue, City of Kitchener connected by an addition (Section 'C'). At some point in the later half of the 20th century, a modern 2 car garage (Section 'D), and a sun room (Section I') were added (See Figure 8). The following provides a summary of the different components of the dwelling located on the subject lands: A 1 Figure 8: 2016 Aerial photo of the subject lands. Approximate boundary of subject lands noted in red. (Source: City of Kitchener Interactive Maps, 2017) Section: Description: Date/period: rOriginal 2 storey log house. Constructed with squared Early 19th century. A hand-hewn logs and dove keyed corners (living space, bedrooms above, access to basement). Field stone foundation. Wood frame outbuilding. Constructed with large sawn B wood boards (well worn barn boards approx 15 inches wide). Wood frame addition connecting Section 'A' to Section C 'B' (kitchen and hallway). Likely mid to late 19th century. Early to mid 20th century. July, 2078 MHBC1 77 Conservation Plan 28 Burgetz Avenue, City of Kitchener 2A Description of Built Features - Exterior 2.4.1 East (Front) Elevation Mid to late 20th century. (demolished 2017) Mid to late 20th century. (demolished 2017) Sections A, C, D, and E are visible from the east (front) elevation looking west from Burgetz Avenue. The east elevation of section 'A' displays a side gable with return eaves and two small squared attic windows. Two rectangular -shaped modern vinyl windows are located at both the first and second storey. The northerly attic window is partially obscured by the presence of an exterior red brick chimney. The red brick chimney is not original to the structure and was likely added at an unknown date in the 201h century. The exterior of the structure has been re -clad in white vinyl siding (including the soffits and fascia). The roof includes modern composite shingles. The foundation at the east elevation has been clad with split -faced stone (See Figure 12). The east elevation of Section 'C' is clad with horizontal vinyl siding (similar to that of Section 'A). The east elevation displays two person doors. The northerly person door provides access to an entrance mud room or laundry room. The southerly door includes a small metal frame covered concrete patio and provides access to the kitchen. This entrance is flanked by two rectangular - shaped aluminum windows. A small aluminum frame rectangular window is located north of the kitchen door. A buff/brown coloured brick chimney is visible from the east elevation of Section 'C'. The date of construction of this chimney is unknown. The east elevation of Section 'D' is clad in gray bricks and provides two modern style metal car garage doors. Section 'D' is also clad in a green asphalt shingles (as with the rest of the dwelling). July, 2078 MHBCI 78 Wood frame 2 car garage with concrete block and D poured concrete foundation (with storage loft above), clad in gray brick. Use of modern building materials and construction techniques such as sawn lumber and plywood sheathing. E Contemporary Plexiglass/metal frame greenhouse (east half) and wood frame sunroom (west half) 2A Description of Built Features - Exterior 2.4.1 East (Front) Elevation Mid to late 20th century. (demolished 2017) Mid to late 20th century. (demolished 2017) Sections A, C, D, and E are visible from the east (front) elevation looking west from Burgetz Avenue. The east elevation of section 'A' displays a side gable with return eaves and two small squared attic windows. Two rectangular -shaped modern vinyl windows are located at both the first and second storey. The northerly attic window is partially obscured by the presence of an exterior red brick chimney. The red brick chimney is not original to the structure and was likely added at an unknown date in the 201h century. The exterior of the structure has been re -clad in white vinyl siding (including the soffits and fascia). The roof includes modern composite shingles. The foundation at the east elevation has been clad with split -faced stone (See Figure 12). The east elevation of Section 'C' is clad with horizontal vinyl siding (similar to that of Section 'A). The east elevation displays two person doors. The northerly person door provides access to an entrance mud room or laundry room. The southerly door includes a small metal frame covered concrete patio and provides access to the kitchen. This entrance is flanked by two rectangular - shaped aluminum windows. A small aluminum frame rectangular window is located north of the kitchen door. A buff/brown coloured brick chimney is visible from the east elevation of Section 'C'. The date of construction of this chimney is unknown. The east elevation of Section 'D' is clad in gray bricks and provides two modern style metal car garage doors. Section 'D' is also clad in a green asphalt shingles (as with the rest of the dwelling). July, 2078 MHBCI 78 Conservation Plan 28 Burgetz Avenue, City of Kitchener Figures 9 & 10: (left) View of east elevation of dwelling, looking west from east side of Burgetz Avenue (right) Detail view of east elevation of Section 'A' (log house), looking west (Source: MHBC, 2017) Figures 11 & 12: (left) Detail view of roofline and red brick chimney at east elevation of Section 'A' (log house), looking west (right) Detail view of stone cladding at the foundation of the east elevation of Section 'A' (So u rce: M H BC, 2017) Figures 13 & 14: (left) View of the east elevation of Section 'C', looking west, (right) View of the east elevation of Section 'D', looking west (Source: MHBC, 2017) July, 2018 MHBC1 79 Conservation Plan 28 Burgetz Avenue, City of Kitchener 2.4.2 South Elevation The south elevation provides views of Sections 'A' and 'E'. It is important to note that while Section 'E' has been demolished in 2017, it is described in this report in order to supplement the historic record and provide a detailed analysis of the site at the time of the site visit conducted in November, 2017. The south elevation of'Section A' includes two rectangular shaped vinyl windows (of similar sizes) below the roofline. The south elevation of Section 'E' includes a wood frame sun room with four rectangular -shaped aluminum windows (towards the west), and a plexiglass/aluminum greenhouse towards the east. Section 'E'was likely added in the later half of the 20th century. Figures 15 & 16: (left) View of south elevation looking north-west from west side of Burgetz Avenue, (right) View of south elevation looking west from Burgetz Avenue (Source: MHBC, 2017) 2.4.3 West (Rear) Elevation Sections 'A', 'B', 'C', 'D', and 'E' are visible from the west (rear) elevation. The west elevation of Section 'E' (sunroom) includes wood steps providing access to a person door, flanked by two aluminum frame rectangular shaped windows. The west elevation of Section 'A' (log house), provides a side gabled view similar to that of the east elevation, having two squared windows within the gable above returned eaves. Two wood frame rectangular shaped window openings are provided at the second storey, each having 2/2 lights. Two similar sized rectangular shaped window openings are provided at the first storey. These windows are modern vinyl windows. A small lean-to structure is located directly adjacent (north) of Section 'A' and provides an enclosed access to the basement under the log house. July, 2018 MHBC 20 Conservation Plan 28 Burgetz Avenue, City of Kitchener The west elevation of Section 'Cincludes a person door providing access to an enclosed entrance room. Two aluminum square-shaped windows are located on either side of the person door. The west elevation of Section 'D' provides a side -gabled frame. No window openings are provided at the west elevation. The west elevation of Section 'E' is clad in gray brick and includes one square-shaped wood frame window. Figures 17 & 18: (left) View of north and west elevations looking south-east from former school yard (right) View of west elevation of sunroom, looking east (Source: MHBC, 2017) Figures 19 & 20: (left) View of west elevation of Section 'A' looking east, (right) View of west elevation of Section 'C', looking east Source: MHBC, 2017) July, 2018 MHBC 21 Conservation Plan 28 Burgetz Avenue, City of Kitchener Figures 21 &22: (left) View of west elevation of Section 'B', looking east, (right) View of west elevations of Sections'D', and 'B', looking south-east (Source: MHBC, 2017) 2.4.4 North Elevation A portion of the north elevation of Section 'A' (log house), is visible from the west. This provides a partial view of one rectangular shaped wood frame window with 2/2 lights (See Figure 24). The majority of the north elevation is currently obstructed by additions to the north. Figures 23 & 24: (left) View of north elevation of Section 'D', looking south (right) Partial view of north elevation of Section 'A', looking south-east (Source: MHBC, 2017) July, 2078 MHBC 22 Conservation Plan 28 Burgetz Avenue, City of Kitchener 2.5 Description of Built Features - Interior The following sub -sections will be organized in order to describe the various sections of the house as presented above (Sections 'A','B','C','D','E', and 'F'). 2.5.1 Section 'A' (Log House) Section 'A' Interior — Basement The basement is provided only underneath Section 'A' of the dwelling. The basement foundation is constructed with field stone and mortar. The floor has been laid with poured concrete at an unknown date. The basement provides views of hand hewn log floor joists running north -south. These logs are mortised directly into the foundation (See Figure 27). A main cross -beam runs east - west roughly in the centre of the log house. Figures 25 & 26: (left) View of basement and stairs looking east, (right) Detail view of foundation stones (Source: MHBC, 2017) Figures 27 & 28: (left) Detail view of log floorjoists (running north -south), (right) Detail view of typical log July, 2078 MHBC 23 Conservation Plan 28 Burgetz Avenue, City of Kitchener floorjoist (approximately 7.5 inches wide) (Source: MHBC, 2017) Figures 29 & 30: (left) View of cellar entrance, looking west, (right) View of basement storage room, looking south (Source: MHBC, 2017) Section'A' Interior —Ground Floor Test areas were used throughout Section 'A' in order to determine a) the original materials and construction methods of the structure, and b) the extent of the original log house. The following provides a review of these findings. A diagram of these test areas are provided below. The numbers indicated correspond to the figures (photographs), provided in this report. The test areas confirm that all four (4) walls of the log house remain largely intact. It is likely that the house was originally oriented either north or south due to the placement and arrangement of ►�Ti*igF.Tae,[iee The squared logs measured approximately 7.5 inches wide and display evidence of being hand hewn (See Figure 31). The logs are separated between chinking which includes horse hair (See Figure 32). July, 2018 MHBC 24 Conservation Plan 28 Burgetz Avenue, City of Kitchener Figures 31 & 32 (left) Detail view of typical log (approximately 7.5 inches wide) (right) Detail view of chinking between logs (mortar with horse hair) (Source: MHBC, 2017) The test areas confirm that the logs are intact at the north, east, and south elevation walls. A portion of the corner was also tested in order to determine the construction method at the corners. The south-west corner of the house was difficult to see due to the addition of sawn lumber to withstand the addition of modern drywall. Here, it was confirmed that the corners of the logs were lapped (logs laid on top of each other), but it could not be determined which method was used (i.e. keyed lay, dove tailed, etc.). A test area of the north wall of Section 'A' at the interior of the log house revealed 1 -inch wide, regularly spaced lathe and plaster. This area may have included an original window opening which was later filled-in. The partition portion of the wall (running east -west) at the western end of the house also revealed lathe and plaster, which were spaced apart less regularly and appear to be irregularly shaped (See Figure 38). The material of these lathe and plaster walls are known as 'split accordion' lathe and plaster and are older than those found on the north wall (See Figure 36). A test area placed at the bottom of the stairs (providing access to the second floor) revealed that hand hewn logs are present along the northerly wall (See Figure 39). A test area placed at the north elevation at the exterior of the log house (within Section 'C') also revealed hand hewn logs (covered with lathe and plaster) (See Figure 40). July, 2018 MHBC 25 Conservation Plan 28 Burgetz Avenue, City of Kitchener Figures 33 & 34: (left )View of test area looking towards east wall , (right) View of test area looking towards south wall (Source: MHBC, 2017) Figures 35 &36: (left) View of testa rea looking towards west wall, (right) View of testa rea looking towards northerly wall (west of basement stairs) (Source: MHBC, 2017) Figures 37 & 38: (left) Detail view of corner test area at south-west corner of Section 'A, (right) View of test area in partition wall, looking north (at west end of Section 'A') (Source: MHBC, 2017) July, 2018 MHBC 26 Conservation Plan 28 Burgetz Avenue, City of Kitchener 111111". Figures 39 & 40: (left) View of test area looking north (at bottom of stairs providing access to the second floor), (right) View of test area looking south (exterior of north wall of log house as viewed from interior of Sectio n'C') (Source: MHBC, 2017) The interior of the ground floor of Section 'A' did not reveal any other original heritage attributes. As the structure dates to the early 19th century, it is unlikely that any would remain as the house has been considerably upgraded in order to accommodate modern necessities of living (such as plumbing, heating, etc.). The interior includes wood paneling above the floor, below the window sills and was likely added at some point in the mid to late 19th century. Figures 41 & 42: (left) View of living room area, looking north from interior of Section 'A', (right) View of east wall, looking east towards Burgetz Avenue, (Source: MHBC, 2017) Section 'A' Interior — Second Floor Four bedrooms are located at the second floor of Section 'A', this includes bedrooms at the four corners of the house (north-east, north-west, south-east, and south-west). Test areas were also conducted at the second floor of'Section A'. A diagram of these test areas are provided below. The numbers indicated correspond to the figures (photographs), provided in this report. July, 2018 MHBC 27 Conservation Plan 28 Burgetz Avenue, City of Kitchener Test areas concluded that all four log walls remain at the second storey, which have been covered with an early form of split accordion lathe and plaster. Logs are visible beneath the lathe and plaster (See Figure 45). No original features of the log structure remain at the second storey, with the exception of the original log walls and chinking. The second storey includes four bedrooms at the north-east, south-east, north-west and north- east corners as well as a small central hallway providing stairs to the first floor and narrow wood ladder -like stairs providing access to the attic. Each bedroom includes a window. The bedrooms do not include any original heritage attributes with the exception of underlying wooden structural materials beneath the modern drywall and plaster. Finishes include wood trim and moulding. Figures 43 & 44: (left) View of stairs providing access to second storey, (right) View of stairs providing access to first storey, and stairs providing access to attic (Source: MHBC, 2017) Figures 45 & 46: (left) Detail view of test area of west wall, (right) Detail view of test area in partition wall, looking south (Source: MHBC, 2017) July, 2018 MHBC 28 Conservation Plan 28 Burgetz Avenue, City of Kitchener Figures 47 &48: (left) Detail view of test area of west wall, (right) Detail view of test area in partition wall, looking south (Source: MHBC, 2017) Figures 49 & 50: (left) View of south-east bedroom, looking west (right) View of north-west bedroom, looking north (Source: MHBC, 2017) Section 'A' Interior — Attic Views of the attic provide evidence of the use of trimmed timber log roof rafters, laid with regularly spaced sawn wood boards. The end -gables appear to include sawn timber boards as opposed to rough -cut logs or timbers (See figures 51 — 54). July, 2078 MHBC 29 Conservation Plan 28 Burgetz Avenue, City of Kitchener Figures 51 & 52: (left) View of roof structure in attic, looking west, (right) View of roof structure in attic, looking east, (Source: MHBC, 2017) Figures 53 & 54: (left) Detail view of roof rafters and boards, (right) Detail view of sawn tongue and groove attic flooring material (Source: MHBC, 2017) 2.6 Identification of Original Heritage Features The following section of this report provides photographs of the north, south, east and west elevations of the building in order to identify the location of existing/original heritage features (such as window and door openings). Some original features may have been removed or are obstructed by the existing cladding at the exterior of the building. It is recommended that the location of any original features be documented prior to any rehabilitation work or repairs in order to ensure that a) original window and door openings are retained and re -instated where feasible, and b) that they are documented with photographs in order to supplement the historic record and maintain a detailed record of work undertaken. July, 2018 MHBC 30 Conservation Plan 28 Burgetz Avenue, City of Kitchener Legend: Colour/Identifier: Notes: Recommendations: RED Original feature, elevation, window, or door Should retain and conserve. opening GREEN Not an original feature, window or door Can be removed. opening ORANGE Existing - confirm whether original or not Dependant on investigation BLUE An original window, feature, or door If confirmed original, should opening could be present under 20th retain and conserve. century materials. Needs to be confirmed after removing 2011 century materials. North Elevation (original rear elevation): The existing north elevation was formerly the rear elevation. Only one existing window at the north elevation remains (See Figure 55). This window opening is consistent with the pattern and rhythm of existing windows at the east and west elevations and is likely original. The window itself is wood framed, but is not original to the structure and may be replaced. It is likely that the north elevation (original rear elevation) included additional window openings and a door opening providing access to the original rear yard. The likely location of these is provided in Figure 55 (noted in blue). However, this must be confirmed through physical evidence after the removal of exterior cladding and interior lathe, plaster and drywall. July, 2018 MHBC 31 Conservation Plan 28 Burgetz Avenue, City of Kitchener Figure 55: View of north (and west) elevations looking south-east noting location of existing original window opening (noted in red) and likely locations of original window and door openings which may have been removed or obstructed (noted in blue) (Source: MHBC, 2017) East Elevation (current front elevation): The existing east elevation was originally a side elevation and is now the front elevation facing Burgetz Avenue. The only attributes at the east elevation which are original include 6 window openings (See Figure 56), the roof pitch and return eaves. The existing wood frame windows have replaced the original (early 19th century) windows. The existing chimney is not constructed with bricks indicative of the early 19th century and covers -up one of the attic windows, providing physical evidence that it was a later (likely 201h century) addition. July, 2018 MHBC 32 Conservation Plan 28 Burgetz Avenue, City of Kitchener Figure 56: View of east elevation noting the location of original window openings and roof shape (noted in red) and 20th century additions which are not of cultural heritage value (noted in green) (Source: MHBC, 2017) South Elevation (original front elevation): As per a review of historical maps and aerial photos of the subject property and surrounding context, the existing south elevation was originally the front elevation which faced what is now Thaler Avenue. Log houses typically included a central entrance flanked by rectangular -shaped windows. Two similar rectangular -shaped windows are located above. The existing south elevation window openings are likely original and include wood -frame replacement windows. The existing door opening at the south elevation is slightly off-centre. For this reason, it may be a new door opening and should be confirmed through physical evidence. It is possible that evidence of an original door opening could be revealed after the removal of existing cladding. July, 2018 MHBC 33 Conservation Plan 28 Burgetz Avenue, City of Kitchener Figure 57: View of south (original front) elevation noting location of original window openings (in red) and the existing door opening which may not be original and should be confirmed (noted in orange) (Source: MHBC, 2018) West Elevation (current rear elevation): The west elevation includes 6 window openings at the first, second, and attic -level. All of which are likely original to the structure as their size and location are consistent with those at the east elevation as are much like those which are typically found in early 19th century log structures. The roof pitch and return eaves are also likely original. July, 2018 MHBC 34 Conservation Plan 28 Burgetz Avenue, City of Kitchener Figure 58: View of west elevation noting location of original window openings and features (in red) and additions which are not of cultural heritage value (in green) (Source: MHBC, 2017) July, 2018 MHBC 35 Conservation Plan 28 Burgetz Avenue, City of Kitchener 3.OSummary of Heritage Significance The following provides a description subject lands in terms of significant cultural heritage value or interest as per Ontario Regulation 9/06. 3.1 Evaluation of Design/Physical Value The property located at 28 Burgetz Avenue has significant design/physical value as it includes an early 19th century log house, referred to in this report as Section W. No other portions of the House, namely Sections 'B', 'C', 'D', or 'E' are of significant cultural heritage value or interest in terms of design/physical value. While Section 'B' has been identified in this report as being a former accessory structure/outbuilding (possibly a small barn later enclosed within subsequent additions to the original log structure), Section 'B' is not an early, rare, or unique form of construction material or method and therefore is not considered a significant attribute of the property. Log house construction in Ontario is considered both early and rare. Due to the significant development of southern Ontario during the 19th and 201h centuries, many of the original log houses indicative of the first wave of Euro -Canadian settlement have been removed from the landscape. The building is not considered unique, as it demonstrates typical building methods and construction methods of this early form of construction. Test areas of Section 'A' confirm that the original log house (Section 'A') was constructed using hand hewn squared logs laid on top of each other horizontally with mortar and horse hair chinking. In most test areas, logs measured approximately 7 — 10 inches wide and include some bark (likely left on at the exterior of the building). The logs, in some places, included 'cut' type nails. Hand hewn marks were clearly visible. Additional details regarding construction methods (including the types of keyed corners) may be noted when further 20th century materials can be moved to reveal more of the 19th century materials and construction methods. 3.2 Evaluation of Historical or Associative Value The subject lands have significant historical/associative value related to the theme of early agricultural settlement of Waterloo Township. The subject lands are associated with members of the Burgetz family, having held ownership of part of Lot 54 of the German Company Tract for 119 July, 2078 MHBC 36 Conservation Plan 28 Burgetz Avenue, City of Kitchener years (since land was first purchased by Allen Burgetz in 1899). While members of the Burgetz family were upstanding citizens, productive members of the community, and held the property in ownership for a considerable period in time, they are not identified in the historic record as being significant in the development of the local community. The subject property includes an early 19th century log house which may aid in understanding the early history of the community. As the log house dates to the very early 19th century, land records are incomplete and inconsistent and therefore, it cannot definitively be concluded when the log house was constructed, or for whom. 3.3 Evaluation of Contextual Value The subject property has lost the majority of its contextual value. While the existing log house remains on the subject lands, it is no longer associated with a working agricultural landscape. All aspects of the landscape related to agriculture have been removed with exception of the log house (Section 'A'), and a former detached accessory structure which became part of an addition to the log house (Section 'B'). Aerial photographs of the subject lands dating to the mid. 20th century demonstrate that the property previously included typical aspects of a working rural/agricultural farm including ploughed fields, a circulation system providing access from what is now Thaler Avenue, a barn and accessory structures, a nursery or garden (as the historic record has stated that the Burgetz family were employed as 'market gardeners'), and open landscaped space. The subject property has been subdivided, beginning in the later half of the 20th century to facilitate the construction of a residential subdivision. As such, the contextual value of the property related to the original agricultural farm surrounding the log structure has not been retained. While the log house remains on the subject property, it is not important in maintaining the 'heritage character' of the area, as the context has changed dramatically to reflect an established residential subdivision. The log house and property remain historically linked to its surroundings, but no longer retains its functional or physical relationships to the surrounding properties which once made-up the Burgetz farmstead. The log house is not recognized as a 'landmark' within the local community, but this is likely due to the fact that it has been altered and clad in 20th century materials and does not give the impression of an early 19th century log house when viewed from the street. 3.4 Heritage Attributes The only structure on the subject property that has heritage value is the original log house (described in this report as Section 'A'). July, 2018 MHBC 37 Conservation Plan 28 Burgetz Avenue, City of Kitchener As per the inspections of the log house conducted to -date, the following provides a list of known attributes of the log house: • Overall 2 storey massing; • Squared -log construction with horse hair and mortar chinking; and • Original door and window openings (specific locations to be determined). It should be noted that the relationship of the building to Burgetz Drive is not considered a significant attribute of the property. The building was originally oriented either north or south as opposed to east towards Burgetz Avenue, which was constructed at some point after 1963. Therefore, the buildings context has changed significantly; to the extent where its original orientation and setbacks to the street (most likely what is now Thaler Avenue) have not been retained. As per a review of historic aerial photos, the building was setback a considerable distance from Thaler Avenue, typical of the 191h century pattern of agricultural settlement. The recommendations of this conservation plan are provided based on the conservation of the identified heritage attributes as above. The existing 2011 century materials are not heritage attributes and do not warrant conservation measures. July, 2018 MHBC 38 Conservation Plan 28 Burgetz Avenue, City of Kitchener 4.00ondition Assessment 4.1 Introduction The following review of the condition of the building located at 28 Burgetz Avenue is supplemented with photographs and the Structural Report provided by Tacoma Engineers dated February 27, 2018. This report is provided in Appendix I of this Conservation Plan. The condition assessment provides comments on the condition of the log structure as well as the surrounding addition in order to ascertain whether or not the additions could be removed without adversely impacting the log house. 4.2 Condition Assessment 4.2.1 Basement The structural report indicates that the log house sites on a rubble foundation 24" to 30" thick. The structural report confirms that the existing cellar walkout is likely not original to the log structure as evidenced by the presence of alterations to the stone foundation to provide a doorway leading to the exterior. Views of the structural floor beams and joists from the basement indicate that the house was constructed with hand hewn beams and central bearing line on timber posts. Joists continued over the central support resting on top of the support beam. This provides further confirmation of the early 19th century construction date of the house. The framing of the house as visible from the basement was likely constructed of hemlock. 4.2.2 Perimeter Walls (log house) The structural report confirms that the log house is constructed with horizontally laid hand hewn logs with notched corners. Walls were finished with horse hair and lime plaster with split - accordion lathe (an early form of lathe and plaster). July, 2078 MHBC 39 Conservation Plan 28 Burgetz Avenue, City of Kitchener The condition assessment confirms that the individual portions of the house (i.e. the log structure and its subsequent additions to the east) were constructed as distinct separate structures and do not rely on each other for structural integrity. Therefore, the two remaining modern additions described in this report as'B' and 'C' could be removed without compromising the log house. 4.2.3 Roof The structural condition report indicates that the log house portion roof is constructed with round cedar logs with no collar ties. The roof structure of the existing additions has been constructed with conventional rafters and collar ties. The report notes that it is unlikely that the roof of the addition provides any structural support to the roof of the log house. 4.3 Unforeseen Issues Regarding Condition While this conservation plan makes reference to conditions which were either a) confirmed by a structural engineer or b) readily observed on the surface, it should be noted that there is potential for unknown/unforeseen issues regarding the condition of the fabric and/or building as an invasive analysis has not been conducted. Invasive testing is not recommended at this time in order to leave 201h century materials in-situ to protect underlying heritage fabric. Any unforeseen issues regarding condition should be identified and remedied during the proposed restoration of the building. In order to accommodate for any unforeseen issues, this Conservation Plan provides mitigation and remedial recommendations regarding a number of commonly anticipated issues related to log house conservation best practices. 4A Summary The structural report confirms that the log house portion of the structure was constructed in the early 19th century using construction materials and methods indicative of that era. Also, that the easterly additions (Sections'B' and'C') can be removed without posing any risks to the log portion of the structure. The report provides recommendations to ensure that the additions are demolished appropriately. July, 2018 MHBC 40 Conservation Plan 28 Burgetz Avenue, City of Kitchener 5 .0 Description of Proposed Development 5.1 Introduction The proposed development of the subject lands includes the subdivision of the existing lot (1253.81 square metres or 0.31 acres) into three lots for residential intensification. The log house is proposed to be retained in-situ on its own lot, with two additional lots to the north, each having a semi-detached residential building. This option allows for the conservation of the log house on the southerly lot while providing for the construction of semi-detached, duplex, or semi-detached dwellings on any future severed lots (as permitted in the City of Kitchener Zoning by-law for an R-4 zone). This would result in the creation of a total of three lots having a minimum of 4.26 metres of frontage, which is more than the required frontage as per a review of the City of Kitchener Zoning By-law for properties located within the R-4 zone. The proposed development includes the demolition of all buildings and structures located on the subject lands with the exception of Section 'A', related to the original log house portion of the dwelling. The proposed development includes the retention and conservation of Section 'A' in- situ for residential purposes. 5.2 Description of Proposed Alterations Rehabilitation Plan: The proposed development includes the demolition of all buildings and structures located on the subject lands with the exception of Section 'A', related to the original log house portion of the dwelling (See Figure 59). The proposed development includes the retention and conservation of Section 'A' in-situ for residential purposes. The rehabilitation plan includes the retention and conservation of the identified heritage attributes of the log house including its overall 2 storey massing and roofline, squared -log construction and original window and door openings while making alterations in order to update the structure and re -use it as a single -detached residence. The rehabilitation work includes July, 2078 MHBC 41 Conservation Plan 28 Burgetz Avenue, City of Kitchener alterations to the site in order to remove the existing garden and retaining wall fronting Burgetz Avenue, construct a driveway at the south lot line, construct a new main entrance at the south elevation, and build a wood frame deck at the west elevation. The proposed development includes the removal of existing exterior cladding, which is not original to the structure and was added at some point in the late 201h century. Following the removal of the exterior cladding, the condition of the existing logs should be assessed to determine whether or not it is feasible to have them treated appropriately and exposed. Should the condition of the logs or other unforeseen issues result in the inability to expose the logs, they may be re -clad with an appropriate horizontal wood cladding after the logs have been repaired. Any new cladding should consider vapour barriers, moisture, and other issues to ensure that adverse impacts are avoided over the long-term. Figure 59: Concept Plan for Rehabilitation (Source: MHBC, 2018) Please note: The purpose of the above Concept Plan is to reference the overall plan for heritage rehabilitation work and may not necessarily include all proposed work to the subject lands which is not directly related to the conservation of the log house located at 28 Burgetz Avenue. As such, the plan provided above and included in the Appendix of this report should not be used for purposes other than for reference in this Conservation Plan. July, 2018 MHBC 42 I rq } I I I ' I i I I I I — Buwra icy � I - I _ I I I Dr!v Y : Retaining e_ w.11 Figure 59: Concept Plan for Rehabilitation (Source: MHBC, 2018) Please note: The purpose of the above Concept Plan is to reference the overall plan for heritage rehabilitation work and may not necessarily include all proposed work to the subject lands which is not directly related to the conservation of the log house located at 28 Burgetz Avenue. As such, the plan provided above and included in the Appendix of this report should not be used for purposes other than for reference in this Conservation Plan. July, 2018 MHBC 42 Conservation Plan 28 Burgetz Avenue, City of Kitchener Alterations to North, East, South and West Elevations: In order to update the dwelling so that it may continue to be used for residential purposes, the proposed development includes alterations to the north, east, south and west elevations .The following provides a description of these proposed alterations using photographs of the elevations with colour coded illustrations as per the legend provided below. Legend: Colour/Identifier: Notes: Recommendations: RED Original feature, elevation, window, or door Should retain and opening conserve. GREEN Not an original feature, window or door Can be removed. opening ORANGE Confirm whether original or not Dependant on investigation Proposed new feature, addition, or window or Conservation door opening recommendations provided in Section X. BLUE An original window, feature, or door opening If confirmed original, could be present. Needs to be confirmed after should retain and removing 20th century materials. conserve. North Elevation (original rear elevation): • Retain existing second storey window opening and replace with new window (noted in red); • Provide two new window openings at ground -level (noted in yellow) utilizing any existing window openings (to be confirmed); • Close -in existing door opening, which is likely not original (noted in green) or retain existing door opening providing access to rear yard; • Close -in basement access and convert existing door opening to a basement window (See Figures 61 - 62); and • Remove existing exterior cladding and repair/treat log walls leaving them exposed or repair and add new cladding. July, 2078 MHBC 43 Conservation Plan 28 Burgetz Avenue, City of Kitchener Figure 60: View of existing north elevation noting location of window opening to remain (in red), window openings to be added (in yellow), and door opening (interior to the structure) to be closed (noted in green), (Source: MHBC, 2017) July, 2018 MHBC 44 Conservation Plan 28 Burgetz Avenue, City of Kitchener Figure 61: View of west elevation noting location of addition and access to the basement (green) and Figure 62: View of basement access looking north noting portion of addition and basement door to be removed and converted into a basement window (in green) (Source: MHBC, 2017) July, 2018 MHBC 45 Conservation Plan 28 Burgetz Avenue, City of Kitchener East Elevation (current front elevation): • Remove additions which are not of cultural heritage value or interest (noted in green); • Remove chimney which was added in the 201h century (noted in green); • Remove existing exterior cladding and repair/treat log walls leaving them exposed or repair and add new cladding; • Retain roof gable and return eaves; • Retain all original window openings and replace existing windows with new; and • Remove existing retaining wall/garden and construct new retaining walls. Figure 63: View of east elevation noting location of original heritage attributes to be retained (in red) and 20th century elements to be removed (in green) (Source: MHBC, 2017) July, 2018 MHBC 46 Conservation Plan 28 Burgetz Avenue, City of Kitchener South Elevation (original front elevation): • Remove existing exterior cladding and repair/treat log walls leaving them exposed or repair and add new cladding. • Remove existing cement pad which formerly supported the greenhouse/sunroom addition; • Retain all original window openings and replace existing windows with new; • Confirm if existing south elevation door opening is original through physical evidence and retain or re -instate original door opening, which may be central to the facade; and • Construct new staircase or small covered addition providing access to the south elevation entrance. As per a review of historic maps and plans, it is likely that the south elevation was originally the front elevation, oriented towards Thaler Road. As such, it would be consistent with other examples of log houses for the main entrance to be centered between the two windows at ground level. However, the existing door is located slightly to the east and is not central. It is possible that this existing door opening has been altered and it should be confirmed through physical evidence whether or not it is original. If it is original, it should be retained and continue to be utilized as an entrance. If physical evidence concludes that the original entrance was located in a more central position between the two ground floor windows, it should be re -instated. The proposed development includes the construction of a new staircase to access the south elevation entrance. A small addition may also be considered in this location provided that it is constructed in a way which is compatible with, subordinate to, and distinguishable from the original log house. Any proposed new covered entrance should be limited to one storey and be of an appropriate scale and massing as to not overshadow the log house, and be constructed of a compatible new material (such as board and batten, for example). July, 2018 MHBC 47 Conservation Plan 28 Burgetz Avenue, City of Kitchener Figure 64: View of south (original front) elevation noting location of original window openings to be retained (in red) and location of existing door opening which needs further confirmation as to whether or not it is original (noted in orange) (Source: MHBC, 2018) West Elevation (current rear elevation): • Remove additions which are not of cultural heritage value or interest (noted in green); • Remove existing exterior cladding and repair/treat log walls leaving them exposed or repair and add new cladding. • Retain roof gable and return eaves; • Retain all original window openings and replace existing windows with new; • Construct new wood deck spanning the length of the west elevation (noted in yellow); and • Construct a new door opening where one did not previously exist (noted in yellow) or utilize existing doorway at north elevation to provide access to the rear yard. July, 2018 MHBC 48 Conservation Plan 28 Burgetz Avenue, City of Kitchener RETAIN GABLE ROOF AND RETAIN ALL WINDOW OPENINGS, REPLACE WITH Figure 65: View of west elevation noting location of original window openings to be retained (in red) and location of new door opening and wood deck (noted in yellow) (Source: MHBC, 2017) July, 2018 MHBC 49 Conservation Plan 28 Burgetz Avenue, City of Kitchener 6.OUnderstanding the Basics of Log House Construction 6.1 Introduction The following provides a brief overview of the different types of log houses and the components of log house construction in order to better understand the required conservation measures. A glossary of terms is also provided in Appendix G of this report in order to understand common terms and components of a log structure. 6.2 Construction Types Log houses are among the first structures constructed by Euro -Canadian settlers in the 17th and 18th centuries. Log cabins remained popular until the beginning of the 19' century when other building materials became available such as bricks and sawn timbers from local mills. In the mid. 19th century, most building constructed followed balloon -frame construction and used sawn lumber. The first settlers used log and plank construction methods as temporary homes until additional funds and materials became available. Most log construction methods in early 1911 century Waterloo County was the result of Pennsylvania German Mennonites, who brought their own set of construction techniques with them. While there are many different types of construction techniques, most log houses include the same basic components (log or plank walls, foundations, structural systems, and roofs). Log structures include either round logs, hewn logs, or planks. While basements were not typical until the 20' century, most early forms of log structures included root cellars. Optional components of log structures include chimneys, porches/verandahs, and a second storey (USDA, 2015). The log structure located on the subject property can be described as a 2 storey hewn log house with a coarse stone foundation. July, 2078 MHBC 50 Conservation Plan 28 Burgetz Avenue, City of Kitchener -- _�� 1 s_ 6.3 Construction Materials and Methods Early settlers of Waterloo County would have had a wide selection of old-growth wood to use as building materials, but often chose only the most durable varieties such as pine, oak, cedar, and hemlock. Prior to the availability of nails and other metal fastenings available from local blacksmiths, settlers relied on the nails they brought with them and relied heavily on wooden pegs and mortise and tenon joint construction techniques. The log house at 28 Burgetz was constructed using what is likely hemlock, which is considered a very durable old-growth wood. July, 2018 MHBC 51 Conservation Plan 28 Burgetz Avenue, City of Kitchener 6.3.1 Corner Notches Both rounded log and hewn log construction methods included the use of corner notches in order to interlace the horizontally -stacked on top of each other. A variety of 'notch' types were common. This includes the'dove tail'technique and the squared notch technique (See Figure 67). The particular corner notch technique is not readily visible at the interior of the structure at 28 Burgetz due to the presence of 2011 century sawn bracing and vertical partitions (See Figures 68 & 69) and the presence of 201h century horizontal siding at the exterior. Figure 67: (left) Example of 'dove tail' corner notched hewn logs, (right) Example of 'squared' corner notched hewn logs (Source: USDA, 2015) Figures 68 & 69: (left) View of south-west corner of the interior of the structure, (right) Detail view of south-west corner of the interior where views of corner notch techniques are obstructed (Source: MHBC, 2018) 6.3.2 Joinery July, 2018 MHBC 52 Conservation Plan 28 Burgetz Avenue, City of Kitchener The particular joinery techniques vary between each structure. The most common forms of joinery includes tongue and groove, dowel joints, lap joints, notches, and different mortise and tenon joints. Wooden pegs and some nails are often used to reinforce the joinery (See Figure 70). Notches in the large timber beams to support the floor structure were found in the basement of the structure located on the subject lands. Additional forms of joinery are likely used throughout the house but cannot be confirmed until 2011 century materials are removed. t SOOULDER90 M6r COMMON M & T PVISAYE M9M! • 1799 NO PINNA !F -{N J F0 MPA CB GI ON In. J0 PEN MBT f AT RICY-0 ONE P,M 3 &NOU aar8T SEAT _DNnr,n ROD�,,M �. LE- i5YO I ,A- I. rfij PIERr,&D TEM4N 1 ONIOENrIFIEDOSE LONGFORD MILIA - IE 70 HAUNCViED MBT t r.IL LAR 000M n011k " 4 C C t T -%-IND P08T TRU88 - �+ 6 - G 0 P O 4 i T F OVEEN POST TRU85, VARIOUS CONSTRUCTION ALL'G'M£MO!RS IN GOMPR[ASIOR JOINTS ecALE • .t` • TEMMOM rIR MINO'REAM Or •e TROTTS-RUM RP- RING PORT Figure 70: Examples of typical mortise and tenon joinery used in log house construction (Source: Rempel, 1967) July, 2018 MHBC 53 Conservation Plan 28 Burgetz Avenue, City of Kitchener 6.4 Building Components 6.4.1 Foundation and Floor Systems Sill logs and spandrel logs (as noted in Figure 71) are the first laid on top of the foundation. These logs are very important to the structural integrity of the cabin and are susceptible to damages as they are located closest to the moisture of the ground as well as insects (USDA, 2015). Floor joists are usually notched into the sill logs as is the case with 28 Burgetz. Spandrel logs lie on top of the sill logs. Floor joists act as supports for the floor and can be either hand hewn or rounded and are usually set into mortise 'pockets' notched into the sill logs (USDA, 2015). The floor system of the log house at 28 Burgetz consists of hand hewn hemlock logs supported by a central bearing line. The bearing line is constructed of a large hand hewn timber supported by wood posts. Floor joists were continuous over the central support with a bottom notch. This allowed the joists to bear on the central beam (See Figures 72 and 73). This floor system was noted in the structural report provided by Tacoma Engineers as an indication of an early construction date. SILL LOG SPANbREL LOG Figure 71: (left) Example of'dove tail' corner notched hewn logs, (right) Example of'squared' corner notched hewn logs (Source: USDA, 2015) July, 2078 MHBC 54 Conservation Plan 28 Burgetz Avenue, City of Kitchener Figures 72 & 73: (left)Detail view of log set into the stone foundation, (right) Detail view floorjoist resting on top of the central support beam (Source: MHBC, 2018) 6.4.2 Logs (walls) Log houses can be made of logs which are cut to different shapes. This includes round logs as well as hewn logs. The logs tat 28 Burgetz were confirmed during site visits to be hewn at the interior and exterior, with some bark remaining at the top and bottom of each log (See Figure 75). The structure also includes horizontally laid sawn wood at the gable -ends, as visible from the attic (See Figure 76). July, 2018 MHBC 55 Conservation Plan 28 Burgetz Avenue, City of Kitchener PLANK LOG, HEWN AFTER SPLITTING, OR SAWN HEWN ALL FOUR SIDES L�fia HALF L 06, HEWN AFTER SPLITTING, OR SAWN HEWN EXTERIOR AND INTERIOR ROUND WITH HEWN EXTERIOR ROUND WITH HEWN INTERIOR Figure 74: (left) Diagram of different types of log shapes (Source: USDA, 2015) Figures 75 & 76: (left)Detail view of interior hand hewn log, (right) Detail view of sawn wood planks at end gable as viewed from the attic (Source: MHBC, 2018) July, 2018 MHBC 56 Conservation Plan 28 Burgetz Avenue, City of Kitchener 6.4.3 Chinking and Daubbing The spaces between logs were filled with 'chinking' and 'daubing'. These materials seal any gaps between the lots to protect against the elements and unwanted pests/vermin. Chinking specifically refers to the filler material between each log and daubing refers to the material added to the exterior of the building which sealed the logs and provided added protection against the elements. Not all chinking and daubing materials are the same. Most materials were limited by what was available and affordable. Further, some log structures require more chinking than others as the space between logs varied, often due to the cost associated with the structure or the skills of the builder. Chinking can consist of several materials including wood, stones, or other dry materials which may have been combined with a soft filler such as moss, clay, fabric, or dung. Daubing could be made of sand, clay, and lime (USDA, 2015) (See Figure 77). The log structure at 28 Burgetz includes a mortar and horse hair material as visible from the interior (See Figures 78 and 79). It is unknown whether or not a daubing was added to the exterior. CHINKING DAUBING REINFORCING NAIL. WATER 1 0 Figure 77: (left) Illustration noting the components of chinking and daubing (Source: USDA, 2015) July, 2018 MHBC 57 Conservation Plan 28 Burgetz Avenue, City of Kitchener Figures 78 & 79: (left)Detail view of mortar and horse hair applied between logs at the interior of the structure, (right) Detail view of mortar material noting inclusion of horse hair fibres (Source: MHBC, 2018) 6.4.5 Exterior Cladding Not all log structures were exposed and protected with daubing. Some log structures were protected with the use of sawn wood cladding. The use of cladding was often dictated by both the availability and cost of materials and the ability of the logs to withstand the elements without further intervention (USDA, 2015). It is currently unknown whether or not the log structure at 28 Burgetz was clad at the exterior. Figure 80: Example of log structures which includes both exposed logs and horizontal cladding (Source: USDA, 2015) July, 2018 MHBC 58 Conservation Plan 28 Burgetz Avenue, City of Kitchener 6.4.6 Lathe and Plaster Log structures could be altered at the interior, which includes the addition and removal of partitioned walls. The interior walls could be framed with timber and plastered, or could be covered with early gypsym boards and other wood treatments. The interior walls of the structure at 28 Burgetz were treated with two different kinds of lathe and plaster. This includes an early form of split accordion lathe and plaster (See Figure 81), and later form of lathe and plaster which appears more uniform as it includes the use of sawn wood (See Figure 82). Figures 81 & 82: (left)Detail view of accordion lathe and plaster visible from interior of the log structure, (right) Detail view of a later form of lathe and plaster visible from the interior of the log structure (Source: MHBC, 2018) 6.4.7 Window and Door Openings Some of the earliest and most rudimentary forms of log house construction were meant to be temporary and did not always include windows. The number of windows and door openings present on a historic log structure varied based on several factors, including cost and the availability of suitable building materials (such as glass). Doors and windows include basic components such as sill, apron, sash, jamb, and muntins (See Figure 83). The existing windows present in the log structure at 28 Burgetz are not original. Windows dating to the early 19th century included smaller paned glass, usually 12x12 or 9x9. Some of the window openings are likely original and could be confirmed following the removal of 20th century materials and drywall. July, 2018 MHBC 59 Conservation Plan 28 Burgetz Avenue, City of Kitchener PANE OR HEAD JAMB INTERIOR LITE BRICKMOLD CASING RAIL PARTING STRIP SASH CORD COUNTERWEIGHT OUTER SASH LOCK MEETING RAIL STILES MULLION+,! INNER SASH MUNTIN J- BLIND STOP STOOL ---' APRON SILL SASH STOP OR INTERIOR STOP SIDE JAMB Figure 83: Illustration of a typical wood frame window with 6x6 lights (Source: USDA, 2015) 6.4.8 Roofs The roofs of log structures in North America were constructed with either front-end or side gables. Early forms of roofing could include a combination of wood logs or planks and either a vegetative surface (such as sod or grass) or cedar shakes. Roofs are an important component of the structure as it is the main component of the building which deters water. The roof structure at 28 Burgetz includes the use of round cedar logs with no collar ties. The roof framing relies on the floor of the attic to resist outward thrust (See Figures 84 and 85). July, 2018 MHBC 60 Conservation Plan 28 Burgetz Avenue, City of Kitchener Figures 84 & 85: (Ieft)View of cedar logs and framing structure in attic, (right) Detail view of cedar logs and wood planks laid across timbers (Source: MHBC, 2018) July, 2018 MHBC 61 Conservation Plan 28 Burgetz Avenue, City of Kitchener 7.0 Review of Conservation Principles and Guidelines 7.1 Introduction This Conservation Plan refers to several documents in order to provide heritage conservation best practices as it relates to log structures which have been accepted by Provincial and Federal authorities. This includes (but is not limited to) the Standards and Guidelines for the Conservation of Historic Places in Canada (referred to in this report as the 'Standards and Guidelines') (Parks Canada, 2010). However, the Standards and Guidelines do not provide comprehensive guidelines regarding the conservation of log houses, specifically. As such, conservation principles have also been drawn from Dovetails and Broadaxes: Hands -On Log Cabin Preservation by the United States Department of Agriculture (2015). This document provides detailed and comprehensive guidance on the physical preservation of log structures in a variety of styles and construction periods. Other resources which have been consulted in the preparation of this Conservation Plan includes a) the Eight Guiding Principles in the Conservation of Built Heritage Properties document from the Ministry of Tourism, Culture and Sport (See Appendix D), b) InfoSheet #5 of the Ontario Heritage Toolkit (See Appendix E) and the Ontario Heritage Trust guidelines for drafting Conservation Plans for heritage properties (2012) (See Appendix F). Section 8.0 of this report will demonstrate how these standards, principles and guidelines should be applied as it relates to the proposed rehabilitation project. 7.2 Conservation Principles 7.2.1 The Eight Guiding Principles The Eight Guiding Principles in the Conservation of Built Heritage Properties document from the Ministry of Tourism, Culture and Sport advises on what should be considered as it relates to July, 2078 MHBC 62 Conservation Plan 28 Burgetz Avenue, City of Kitchener conservation projects. These principles are provided in Appendix D and are reviewed in Section 8.0 to demonstrate how each principle will be met as it relates to the conservation of the heritage attributes of the original log structure at 28 Burgetz Avenue. 7.2.2 The Standards and Guidelines (2010) The Standards & Guidelines (2010) provides a recommended methodology for selecting the appropriate conservation principle for a historic place. The Standards and Guidelines recommend that the first step to good conservation practice is an in-depth understanding of the historic resource. The submitted Heritage Impact Assessment which accompanies this Conservation Plan has provided an in-depth analysis of the history of the subject lands and has evaluated its significance as per Ontario Regulation 9/06, which is the legislated criteria for determining heritage significance in Ontario. Here, the Heritage Impact Assessment identified the significant heritage attributes of the property, which are listed in Section 4.4 of this Conservation Plan. Further, Section 6.0 of this Conservation Plan provides an overview of the components of a log house in order to better understand conservation practices. The Standards and Guidelines provide that identifying the current condition of the building is required. A review of the existing condition of the building is provided in Section 5.0 of this Conservation Plan. While this is true, some aspects of the condition of the building have yet to be determined. Therefore, the contents of this Conservation Plan depends on physical evidence, site visits and analysis, as well as educated conjecture and includes recommendations related to the identification and mitigation of any unforeseen concerns regarding the condition of the building which may require repair. Unforeseen issues regarding the condition of the building are anticipated as the original heritage fabric has been concealed by 2011 century materials at the interior and exterior. Invasive analysis has been conducted and documented in this Conservation Plan and the Heritage Impact Assessment where necessary. Next, the Standards & Guidelines identify that the future needs of the property should be understood. This is provided in Section 6.0 of this Conservation Plan which describes the proposed development. The future needs of the property are related to its planned rehabilitation to continue residential use as per current Building Codes and applicable standards. The selection of an appropriate intervention method of a heritage property of significance includes determining whether or not the building should be conserved via preservation, rehabilitation, restoration, or a combination of these. It should be noted that the term 'conservation' does not presume a method. Instead, conservation is defined as the general action of safeguarding character defining elements or July, 2018 MHBC 63 Conservation Plan 28 Burgetz Avenue, City of Kitchener attributes of a historic place and processes taken to extend its physical life. Conservation involves either preservation, rehabilitation, restoration, or a combination of these. Preservation is defined as follows: The action or process of protecting, maintaining, and/or stabilizing the existing materials, form, and integrity of an historic place as to retain its heritage value and extend its physical life. Consider preservation as the primary treatment when: a) Materials, features and spaces of the historic place are essentially intact and convey the historic significance, without extensive repair or replacement; b) Depiction during a particular period in its history is not appropriate; and c) Continuation or new use does not require extensive alterations or additions. Rehabilitation is defined as follows: The action or process of making possible a continuing or compatible contemporary use of an historic place, or an individual component, while protecting its heritage value. Consider rehabilitation as the primary treatment when: a) Repair or replacement of deteriorated features is necessary; b) Alterations or additions to the historic place are planned for a new or continued use; and, c) Depiction during a particular period in its history is not appropriate. Restoration is defined as follows: The action or process of accurately revealing, recovering, or representing the state of an historic place, or an individual component as it appeared at particular period in history while protecting its heritage value. Consider Restoration as the primary treatment when: a) An historic place's significance during a particular period in history significantly outweighs the potential loss of existing, non character -defining materials, features and spaces from other periods; July, 2078 MHBC 64 Conservation Plan 28 Burgetz Avenue, City of Kitchener b) Sustainable physical and documentary or oral evidence exists to accurately carry out the work; and, c) Contemporary additions and/or alterations are not planned. This Conservation Plan has identified that the primary treatment and method of conservation of the subject lands is rehabilitation. According to the Standards & Guidelines, once the appropriate method of conservation is selected, the project should proceed by reviewing the standards and guidelines provided by Parks Canada (2010) See Figure 86). July, 2018 MHBC 65 The Standards and Guidelines apply particularly to these three steps of the conservation decision-making process: Determine the Primary Treatment, Review the Standards and Follow the Guidelines. DETERMINE THE PRIMARY TREATMENT REVIEW THE STANDARDS FOLLOW THE GUIDELINES PRESERVATION I REHABILITATION I RESTORATION Additional Standards for Rehabilitation (14-11-12) Additional Guidelines for Rehabilitation Additional Standards for Restoration (13-14) Additional Guidelines for Restoration Conservation Plan 28 Burgetz Avenue, City of Kitchener 7.2.3 Standards and Guidelines of Rehabilitation As the proposed development includes the retention of the building for continued use as a dwelling while allowing for appropriate changes to provide the necessary amenities, the primary conservation treatment for the building is rehabilitation. The Standards and Guidelines for the Conservation of Historic Places in Canada (2011) provides general standards and for a rehabilitation project (See Figures 87 and 88). Section 8.0 of this report will outline how each of these guidelines will be addressed as it relates to the rehabilitation project. July, 2018 MHBC 67 Conservation Plan 28 Burgetz Avenue, City of Kitchener General Standards for Preservation, Rehabilitation and Restoration 1. Conserve the heritage value of an historic place. Do not remova replace or substantially alter its intact or repairable character- definuig, elements- Do not move a part of an historic place if its current location is a character• defining element. 2. Conserve changes to an historic place that. over time, have become character -def tog elements in their own right - 3. Conserve herrtage value by adopting an approach calling for rntrrirnal Intervention. 4. Recognize each historic plane as a physical record of its tune, place and use Do not create a false sense of historical development by adding elements from other histone places or other properties, or by combining features of the same property that never coexisted- 5- Find a use for an htstorlc place that requires minimal or no change to its character -defining elements - 6. Protect and, if necessary. stabilize an htstonc place until any subsequent inrewentlon is undertaken. Protect and preserve archaeological resources in plat. Where there is potential for dfsturbtng archaeological resources, take mitigation measures to limit damage and loss of information. 7. Evaluate the wasting condition of characier-defuungelements to determine the appropriate intervention needed- Use the gentlest means possible for any Intervention. Respect heritage valine when undertaking an Intervention - 8. Maintain character-defrrrngelements on an ongoing basis- Repair character -defining elements by reinforcing their materials using recognized conservation methods- Replace in land any extensively deteriorated or missing parts of character-defrrung elements. where there are surviving prototypes 9. Make any intervention needed to preserve character-deBnrng elements physically and visually compatible with the historic place and identifiable on close inspection. Document any intervention for future reference Figures 87: Heritage Conservation Decision -Making Process Chart (Source: Parks Canada, 2011) July, 2018 MHBC 68 Conservation Plan 28 Burgetz Avenue, City of Kitchener Additional Standards Relating to Rehabilitation 10. Repair rather than replace characrer-deftnmg elements. Where character -defining elements are too severely deteriorated to repair, and where sufficient physical evidence exists, replace them with new elements that match the forms, materials and detailing of sound versions of the same elements. Where there is insufficient physical evidence, make the form. material and detailing of the new elements compatible with the character of the hlstanc place. 11. Conserve the heiltage value and character -defining elements when creating any new additions to an historic place or any related new construction. Make the new work physically and visually compatible with, subordinate to and distinguishabie from the historic place. 12. Create any new additions or related new construction so that the essential form and integrity of an hlsrorlc place will not be impaired if the new work is removed in the future. Figures 88: Heritage Conservation Decision -Making Process Chart (Source: Parks Canada, 2011) 7.3 Review of the Guidelines The Standards and Guidelines (2011) provide specific guidelines regarding the rehabilitation of elements of a historic place. The following guidelines are provided as they are applicable to this conservation project as it relates to a) exterior walls and b) wood. These guidelines are also provided in Appendix B of this report. Section 8.0 of this report provides a review of these guidelines and how each will be met as it relates to the proposed rehabilitation work. 7.3.1 Review of Conservation Principles for Log Structures This Conservation Plan also provides Conservation Principles as per the guidelines provided in the United States Department of Agriculture (USDA) 2015 document. These principles are consistent with those provided by the Parks Canada Standards and Guidelines (2010), but provide additional guidance as it specifically relates to log structures specifically. These conservation principles are also provided in G of this report. Section 8.0 of this report provides a review of each of these principles to provide guidance on how they may be applied to this project. July, 2078 MHBC 69 Conservation Plan 28 Burgetz Avenue, City of Kitchener 8.00onservation and Rehabilitation Recommendations — Applying the Standards, Guidelines, and Principles 8.1 Introduction This section of the report will apply the standards and guidelines detailed in Section 7.0 of this Conservation Plan and apply it to the development of the subject lands as it relates to the conservation of the identified heritage attributes of the log structure at 28 Burgetz Avenue as follows: • Overall 2 storey massing; • Squared -log construction with horse hair and mortar chinking; and • Original door and window openings (specific locations to be determined). The application of the standards, guidelines and principles introduced in Section 7.0 of this report will be organized into short, medium and long term action items. This will ensure that the building is appropriately conserved through the different stages of the proposed development. 8.2 Short Term (Immediate) Short term recommendations related to this project are those which need to be undertaken between now and the time the rehabilitation commences. Short-term conservation recommendations are intended to ensure that the structure is stabilized in order to prevent further deterioration. As per the structural report provided by Tacoma Engineers (See Appendix 1), the building is considered structurally stable and does not require immediate remedial actions. The majority of repairs and conservation work will occur during the medium term. It is important to note that while the house is currently un -occupied and is not boarded -up, it has not been damaged due to vandalism. This is likely due to the fact that the building currently gives the impression that it may still be inhabited. In some situations, boarding -up windows and doors and erecting construction fences sends the message that the house is in -fact vacant, and encourages vandalism rather than deter it. It is recommended that the doors and windows July, 2078 MHBC 170 Conservation Plan 28 Burgetz Avenue, City of Kitchener remain as -is until rehabilitation work begins. In the short-term the building should be routinely inspected in order to ensure vandals, pests, vermin, etc. have not damaged the building and that any damages in need of repair are done in a timely manner. 8.3 Medium Term (Rehabilitation) The following provides recommendations for the proposed rehabilitation of the building in the medium term, during the construction phase of the project. This is when the majority of the construction work will occur. As such, a review of the rehabilitation methods in the medium term will include a review of a) how the work will meet the Parks Canada (2011) standards, and b) how the work will meet the Parks Canada (2011) guidelines and c) how the proposed work is consistent with the principles for log house conservation (USDA, 2015). 8.3.1 The Eight Guiding Principles The Eight Guiding Principles in the Conservation of Built Heritage Properties document from the Ministry of Tourism, Culture and Sport advises on what should be considered as it relates to heritage conservation. The following addresses how these 8 guiding principles will be met. 1. Respect for documentary evidence: • Do not base restoration on conjecture; • Conservation work should be based on historic documentation such as historic photographs, drawings, and physical evidence. While no photographs of the original log house are currently available, work should be based on both consultation with an expert(s) and physical evidence. After the removal of cladding, drywall and lathe and plaster, it is recommended that the locations of original doors and windows be documented and that any rehabilitation work be done in-kind using like materials and construction methods wherever possible. 2. Respect for the original location: • Do not move buildings unless there is no other means to save them; • Site is an integral component of a building or structure. Change in site diminishes cultural heritage value considerably. The building will remain in-situ and its rehabilitation work does not include re -location. July, 2078 MHBC 177 Conservation Plan 28 Burgetz Avenue, City of Kitchener 3. Respect for historic material. • Repair/conserve - rather than replace building materials and finishes, except where absolutely necessary; • Minimal intervention maintains the heritage content of the built resource. It is recommended that all original logs, structural materials and construction methods be retained wherever possible. Here, all logs and fabric (i.e. chinking) is proposed to be retained and repaired based on the Parks Canada Standards and Guidelines. A heritage conservation expert with demonstrated experience in log house conservation should be consulted as necessary in order to ensure the work meets these guidelines. 4. Respect for original fabric: • Repair with like materials; • Repair to return the resource from its prior condition, without altering its integrity. Existing materials should be tested to determine both their condition and composition in order to determine the necessary repairs so that they are repaired in-kind as opposed to being replaced. 5. Respect for the building's history. • Do not restore to one period at the expense of another period; • Do not destroy later additions to a building or structure solely to restore to a single time period. While the proposed rehabilitation work includes the demolition of all additions to the original log structure, these sections of the building are not of significant cultural heritage value or interest and their demolition is supported. 6. Reversibility: • Alterations should be able to be returned to original conditions. This conserves earlier building designs and technique; • E.g. When anew door opening is put into a stonewall, the original stones are numbered, removed and stored, allowing for future restoration. July, 2078 MHBC 172 Conservation Plan 28 Burgetz Avenue, City of Kitchener Any new window or door openings should utilize original window or door openings where there is physical evidence that they previously existed. Any new openings proposed which do not make -use of previously existing (original) openings should retain original heritage fabric so that the alteration may be made reversible in the future. 7. Legibility. • New work should be distinguishable from old; • Buildings or structures should be recognized as products of their own time, and new additions should not blur the distinction between old and new. The rehabilitation work does not include the construction of a new addition. New features to be added include a staircase/entrance at the south elevation and a west elevation wood deck. These elements should be constructed of new materials so that they are distinguishable from the original. 8. Maintenance: • With continuous care, future restoration will not be necessary; • With regular upkeep, major conservation projects and their high costs can be avoided. Regular monitoring and maintenance is recommended in order to ensure the building is conserved over the long-term. 8.3.2 Meeting the Standards The following will provide the general standards for heritage conservation projects (in italics), followed by a description of how the standard will be met through the construction phase of the proposed development. The Standards and Guidelines for the Conservation of Historic Places in Canada (2011 Conserve the Heritage value of an historic place. Do not remove, replace or substantially alter its intact or repairable character -defining elements. Do not move a part of an historic place if its current location is a character -defining element. This standard will be met as significant heritage attributes of the log house are proposed to be retained and conserved. The squared -logs and chinking will remain and be repaired as per the July, 2078 MHBC 173 Conservation Plan 28 Burgetz Avenue, City of Kitchener recommendations in this report. The log house building will retain its 2 storey massing. No addition to the building is proposed at this time. This report will provide guidelines if any addition to the building is considered in the future. As the building is currently clad in 201h century materials at the interior and exterior, original window and door openings are yet to be confirmed. It is recommended that after all interior and exterior cladding and lathe and plaster has been removed, walls be documented and the location of original window and door openings be documented. The existing window openings at the east and west elevations are likely original (due to their spacing, rhythm, and dimensions) and are proposed to be retained with the windows being replaced. The west elevation includes a proposed new door opening at ground level to access a new wood deck. The creation of a new rear door opening is acceptable as it will not be visible from the street and the alteration could be made reversible. New windows are proposed at the first and second storey of the north elevation. The existing door opening at the north elevation is likely not original and was added when the addition to the north of the log structure was constructed. This door is proposed to be closed in. The proposed location of new windows at the north elevation should attempt to re -open any original window openings which were covered -over when the northerly addition was constructed. 2. Conserve changes to an historic place that, over time, have become character -defining elements in their own right. The proposed development includes the demolition of all additions to the original log structure which are not identified as heritage attributes and have not accumulated significant cultural heritage value in their own right. In addition, the 201h century cladding and alterations to the log house (such as the chimney at the east elevation) are proposed to be removed in order to restore the original appearance of the log house. 3. Conserve heritage value by adopting an approach calling for minimal intervention. The proposed development has adopted a method of minimal intervention while facilitating for the conservation and rehabilitation of log structure. Here, 201h century additions and alterations will be removed and minimal interventions will be made to identified heritage attributes in order to bring the building up to current Building Code Standards and continue its use as a residential dwelling. 4. Recognize each historic place as a physical record of its time, place and use. Do not create a false sense of historical development by adding elements from other historic places or other properties, or by combining features of the same property that never existed. This standard will be met as the proposed development does not include methods of re-creating July, 2018 MHBC 174 Conservation Plan 28 Burgetz Avenue, City of Kitchener elements of the log house which are not known to exist. As no photographs of the log house are currently available, restoration work will be based primarily on physical evidence. 5. Find a use for an historic place that requires minimal or no change to its character - defining elements. The proposed development includes rehabilitation work and repairs in order to continue its use as a residential dwelling, which requires minimal changes to its identified heritage attributes. 6. Protect and, if necessary, stabilize an historic place until any subsequent intervention is undertaken. Protect and preserve archaeological resources in place. Where there is potential for disturbing archaeological resources, take mitigation measures to limit damage and loss of information. Recommendations in the short term to ensure that the building is stabilized and does not sustain any further damages (i.e. water damage) are not required as the building is currently functioning adequately as per the condition report provided by Tacoma Engineers. 7. Evaluate the existing condition of character -defining elements to determine the appropriate intervention needed. Use the greatest means possible for any intervention. Respect heritage value when undertaking an intervention. Section 5.0 of this report has reviewed the existing condition of heritage attributes in detail. This report also provides recommendations to ensure that they are conserved appropriately as per the Parks Canada Standards and Guidelines as well as the log house conservation document provided by the USDA. 8. Maintain character -defining elements on an ongoing basis. Repair character -defining elements by reinforcing their materials using recognized conservation methods. Replace in kind any extensively deteriorated or missing parts of character -defining elements, where there are surviving prototypes. Section 10.0 of this Conservation Plan will provide recommendations regarding maintenance and monitoring to ensure that the building is conserved over the medium and long-term. 9. Make any intervention needed to preserve character defining elements physically and visually compatible with the historic place and identifiable on close inspection. Document any intervention for future reference. July, 2018 MHBC 175 Conservation Plan 28 Burgetz Avenue, City of Kitchener Interventions will include the removal of 20th century cladding and attributes of the exterior which are not of heritage value. Recommendations regarding the conservation of the original building fabric (i.e. logs and chinking) are provided in the following sub -sections of this report. 10. Repair rather than replace character defining elements. Where character defining elements are too severely deteriorated to repair, and where sufficient physical evidence exists, replace them with new elements that match the form, materials and detailing of sound versions of the same elements. Where there is insufficient physical evidence, make the form, material, and detailing of the new elements compatible with the character of the historic place. Heritage attributes related to the original logs, wood framing and chinking are proposed to be retained and repaired as necessary. Should any logs be in need of replacement based on the criteria for conservation provided by the USDA for log houses, they should be replaced in kind to match the existing heritage fabric. 11. Conserve the heritage value and character defining elements when creating any new additions to an historic place or any related new construction. Make the new work physically and visually compatible with, subordinate to and distinguishable from the historic place. No additions to the log house are currently proposed. The proposed development includes the construction of a new retaining wall, staircase, and wood frame deck. These elements are minor in nature and will be subordinate to and compatible with the heritage structure in terms of scale and massing. The work will include the use of new materials to ensure that it is distinguishable from the original log house. 12. Create any new additions or related new construction so that the essential form and integrity of an historic place will not be impaired if the new work is removed in the future. As the proposed alterations do not include any substantial new additions, the integrity of the historic place will not be impaired. If any additions are constructed in the future, it is recommended that they be subordinate to, compatible with, distinguishable from the heritage resource and that the work is made reversible wherever possible. July, 2078 MHBC 176 Conservation Plan 28 Burgetz Avenue, City of Kitchener 9.3.2 Meeting the Guidelines The following will detail how the proposed rehabilitation of the log house structure will be consistent with the guidelines of the Standards and Guidelines for the Conservation of Historic Places in Canada (2011). These guidelines are also provided in Appendix B of this Conservation Plan. Exterior Walls This report has identified that existing log walls are currently clad in 20th century materials at the exterior. The log walls are also clad at the interior with lathe and plaster and drywall which was added at different periods of time. Therefore, the only conclusions currently made regarding the condition of the log walls are based on the 'test' areas conducted at the interior. These tests did not raise any immediate concerns regarding their condition, but it is important to note that the full extent of their condition cannot be confirmed until all original logs are exposed. Following the exposure of the logs during the medium-term (during the construction phase of rehabilitation work), the logs should be thoroughly inspected in order to assess their condition and determine the appropriate repairs. The Parks Canada Standards and Guidelines provide the following guidance on assessing condition and repairs which may be needed: Recommended 1 Understanding the exterior walls and how they contribute to the heritage value of the historic building. Not Recommended Applying the Guidelines to 28 Burgetz: Exterior walls have been identified as heritage attributes and should be retained and conserved as per these July, 2018 MHBC 177 guidelines. 2 Understanding the properties and Failing to consider the Not all log walls are characteristics of the exterior walls impact of previous changes the some. The logs at as well as changes and previous to the exterior wall 28 Burgetz are hand maintenance practices. assembly, such as the hewn and any addition of insulation and repairs/replacements vapour barriers, or new should respect this heating or cooling systems. aspect. July, 2018 MHBC 177 Conservation Plan 28 Burgetz Avenue, City of Kitchener 3 Documenting the composition, form, materials, details, dimensions and condition of exterior wall assemblies before undertaking an intervention. This includes geometry, scale, proportions, openings, form and supporting frames or structures. 4 Assessing the condition of wall assemblies and their materials early in the planning process so that the scope of work is based on current conditions. 5 Determining the cause of distress, damage or deterioration of exterior walls through investigation, monitoring and minimally invasive or non-destructive testing techniques. Undertaking an intervention that affects exterior wall assemblies without first documenting their existing character and condition. Documentation of the walls after the removal of cladding/drywall/lathe and plaster is recommended by way of photographs and notes. Assessment of the existing condition may require a professional with experience in 18th century log house conservation. Assessment of the existing condition can be done utilizing the Dovetails and Broadaxes (2015) document and may require consultation with an expert. Following this assessment of their condition, the Parks Canada Standards and Guidelines provides the applicable recommendations regarding any necessary repairs: Recommended Not Recommended Applying the Guidelines to 28 Burgetz: 6 Protecting and maintaining exterior Failing to maintain exterior Assessment of the walls by cleaning and repairing walls on a cyclical basis. existing condition damaged materials, and checking Failing to correct causes of exterior wall assemblies for moisture deterioration of the exterior may require a penetration and insect infestation, wall assembly, such as failed professional with taking corrective action, as necessary sealants. experience in 18th and as soon as possible. century log house conservation. 7 Retaining sound or deteriorated Retain sound walls July, 2078 MHBC 178 Conservation Plan 28 Burgetz Avenue, City of Kitchener exterior wall assemblies that can be repaired. 8 Stabilizing deteriorated exterior walls by using structural reinforcement, weather protection, or correcting unsafe conditions, as required, until repair work is undertaken. 9 Repairing parts of exterior walls by patching, piecing -in, consolidating, or otherwise reinforcing, using recognize conservation methods. Repair may also include the limited replacement in kind, or with a compatible substitute material, of extensively deteriorated or missing parts of the exterior wall assembly. Repairs should match the existing work as closely as possible, both physically and visually. 10 Protecting adjacent character - defining elements from accidental damage or exposure to damaging materials during maintenance or repair work. Removing deteriorated exterior wall elements that could be stabilized or repaired. and repair deteriorated wall assemblies as per the Standards and Guidelines provided in this report. Following the removal of 20' century cladding at the exterior, it may be necessary to shield original log walls from the elements using tarps or otherwise which can be removed and re-applied on a daily basis as repairs are undertaken. Should be conducted by a professional where necessary applying the principles and guidelines as per the USDA (2015) document (See Section X of this report) 11 Replacing in kind extensively Replacing an entire exterior Replacement in-kind deteriorated or missing parts of wall assembly when only may require a exterior wall assemblies where there limited replacement of professional with are surviving prototypes. deteriorated and missing experience in 18' parts is possible. century log house Using a substitute material conservation. for the replacement part July, 2078 MHBC 179 Conservation Plan 28 Burgetz Avenue, City of Kitchener that neither conveys the same appearance as the surviving parts of the element, nor is physically or visually compatible. 12 Testing proposed interventions to establish appropriate replacement materials, quality of workmanship and methodology. This can include reviewing samples, testing products, methods or assemblies, or creating a mock-up. Testing should be carried out under the same conditions as the proposed intervention. 13 Documenting all interventions that affect the exterior walls, and ensuring that the documentation is available to those responsible for future interventions. Additional Guidelines for Rehabilitation Projects: 14 Repairing an exterior wall assembly, including its functional and decorative elements, by using a minimal intervention approach. Such repairs might include the limited replacement in kind, or replacement using an appropriate substitute material of irreparable or missing elements, based on documentary or physical evidence. Repairs might also include dismantling and rebuilding a masonry or wood wall, if an evaluation of its overall condition determines that more than limited repair or replacement in kind is required. 15 Improving the drying ability of exterior wall assemblies through suitable heating and/or ventilation measures Over -cladding a deteriorated or poorly insulated exterior wall with a new material or assembly, without considering the impact on heritage value or the condition of underlying materials. Replacing an entire exterior wall assembly when the repair and limited replacement of deteriorated or missing elements is feasible. Failing to reuse intact cladding when only the internal parts of the wall assembly need replacement. Damaging the masonry of an exterior wall by drilling drainage holes into the masonry units or into the joints, with a drill bit wider than Testing may require a professional with experience in 181 century log house conservation. The proposed rehabilitation work aims to expose and protect the log walls over the long-term. Should this be determined unfeasible, the re - cladding of the exterior walls is appropriate provided that it is consistent with these guidelines and physical evidence. May require consultation with a heritage conservation expert. July, 2078 MHBC 80 Conservation Plan 28 Burgetz Avenue, City of Kitchener 19 Modifying exterior walls to accommodate an expanded program, a new use, or applicable codes and regulations, in a manner that respects the building's heritage value. (as above) (as above) (as above) No modifications of exterior walls are currently anticipated with the exception of making new openings and July, 2018 MHBC 81 the mortarjoints. Introducing a vapour barrier in an exterior wall that was constructed to be permeable or breathable. 16 Accommodating the thermal Filling moving cracks or expansion and contraction of expansion joints in exterior masonry, concrete and curtain wall wall assemblies with assemblies, by introducing materials that inhibit or expansion or control joints, and prevent thermal expansion incorporating those joints into and contraction. existing crack patterns, where feasible, to minimize impact on character -defining elements. 17 Replacing in kind an irreparable Removing an irreparable exterior wall assembly, based on exterior wall assembly, such documentary and physical evidence. as a cornice or brise-soleil, If using the same kind of material is and not replacing it, or not environmentally sound, or replacing it with a new technically or economically feasible, element that does not then a compatible substitute convey the same material may be considered. appearance or serve the same function. Replacing deteriorated elements and materials in curtain wall assemblies that are no longer available, with physically and visually incompatible substitutes. 18 Replacing missing historic features Creating a false historical by designing and constructing a appearance, because the new portion of the exterior wall replicated feature is assembly, based on physical and incompatible or based on documentary evidence, or one that insufficient physical and is compatible in size, scale, material, documentary evidence. style and colour. Additions or Alterations to Exterior Walls: 19 Modifying exterior walls to accommodate an expanded program, a new use, or applicable codes and regulations, in a manner that respects the building's heritage value. (as above) (as above) (as above) No modifications of exterior walls are currently anticipated with the exception of making new openings and July, 2018 MHBC 81 Conservation Plan 28 Burgetz Avenue, City of Kitchener 20 Designing a new addition in a manner that preserves the character - defining exterior walls of the historic building. Health, Safety and Security Considerations: 21 Complying with health, safety and security requirements in a manner that conserves the heritage value of the exterior wall assembly and minimizes impact on its character - defining elements. 22 Working with code specialists to determine the most appropriate solution to health, safety and security requirements with the least impact on the character -defining elements and overall heritage value of the historic building. Constructing an addition that requires the removal of character -defining exterior walls. Damaging or destroying elements while making modifications to comply with health, safety or security requirements. Making changes to exterior walls, without first exploring equivalent systems, methods or devices that may be less damaging to character -defining elements and the heritage value of the historic - building. closing in existing openings as noted in this HIA. No new additions are currently proposed. 23 Removing or encapsulating toxic May require materials, using the least invasive consultation with a abatement methods possible, and heritage only after thorough testing has been conservation expert. conducted. 24 Protecting exterior walls against loss Covering flammable (as above) or damage by identifying and character -defining walls assessing specific risks, and by with fire-resistant sheathing implementing an appropriate fire or coatings that alter their protection appearance. and blast protection strategy that addresses those risks. Sustainability Considerations: 25 Complying with energy efficiency Changing the composition Original heritage objectives in upgrades to exterior or materials of the exterior fabric should be wall assemblies in a manner that wall assembly in a manner retained and respects the building's character- that compromises the repaired, where defining elements, and considers the building's character- feasible while energy efficiency defining elements and the allowing for energy of the building envelope and durability of its materials. efficiency. systems as a whole. Replacing single pane July, 2078 MHBC 82 Conservation Plan 28 Burgetz Avenue, City of Kitchener least impact on the character- may feasible while defining elements and overall be less damaging to the allowing for energy heritage value of the historic character -defining efficiency. building. elements and overall heritage value of the historic building. It should be noted that a heritage specialist with demonstrated experience in the conservation of early 19th century log walls may be required in order to ensure any repairs meet these standards. In order to provide further guidance regarding 'recognized conservation methods' Section X of this report provides guidelines regarding the conservation of log structures as per the USDA document. Wood The Parks Canada Standards and Guidelines provide the following guidance regarding the appropriate conservation principles for wood materials as follows: July, 2078 MHBC 83 glazing with sealed thermal units, without considering the impact on interrelated elements, such as curtain wall connections. 26 Assessing the potential impacts of Inserting thermal insulation (as above). adding insulation to the building in exterior wall cavities, in envelope, such as displacing the attics, and in unheated dew point and creating thermal cellars and crawl spaces, bridges. that might adversely affect the building's envelope and character -defining elements. Installing insulation on the inside of exterior walls without considering the effect on character -defining interior mouldings or detailing. 27 Working with energy efficiency Making changes to the Original heritage specialists to determine the most exterior walls, without first fabric should be appropriate solution to energy exploring alternative energy retained and efficiency requirements with the efficiency solutions that repaired, where least impact on the character- may feasible while defining elements and overall be less damaging to the allowing for energy heritage value of the historic character -defining efficiency. building. elements and overall heritage value of the historic building. It should be noted that a heritage specialist with demonstrated experience in the conservation of early 19th century log walls may be required in order to ensure any repairs meet these standards. In order to provide further guidance regarding 'recognized conservation methods' Section X of this report provides guidelines regarding the conservation of log structures as per the USDA document. Wood The Parks Canada Standards and Guidelines provide the following guidance regarding the appropriate conservation principles for wood materials as follows: July, 2078 MHBC 83 Conservation Plan 28 Burgetz Avenue, City of Kitchener Recommended 1 Understanding the properties and characteristics of wood and its finishes or coatings, such as its species, grade, strength and finish, or the chemical make-up of its coating. 2 Documenting the location, dimension, species, finish and condition of wood before undertaking an intervention. 3 Protecting and maintaining wood by preventing water penetration; by maintaining proper drainage so that water or organic matter does not stand on flat, horizontal surfaces or accumulate in decorative features; and by preventing conditions that contribute to weathering and Not Recommended Applying the Guidelines to 28 Undertaking an intervention that affects wood, without first documenting its existing characteristics and condition. Failing to identify, evaluate and treat the causes of wood deterioration. Burgetz: May require consultation with a heritage conservation expert. This should be undertaken by way of photographs and note -taking. Water should be directed away from the building as appropriate. wear. 4 Creating conditions that are A heritage unfavourable to the growth of conservation expert fungus, such as eliminating entry may be able to points for water; opening vents to provide allow drying out; removing piled earth resting against wood recommendations and plants that hinder air circulation; on treatments for or applying a chemical preservative, log walls which add using recognized conservation to its longevity. methods. 5 Inspecting coatings to determine May require their condition and appropriateness, consultation with a in terms of physical and visual heritage compatibility with the material, conservation expert. assembly, or system. a 6 Retaining coatings that help Stripping paint or other (as above) protect the wood from moisture, coatings to reveal bare ultraviolet light and wear. Removal wood, thus exposing should be considered only as part of historically coated surfaces an overall maintenance program to moisture, ultraviolet light, that involves reapplying accelerated weathering and July, 2078 MHBC 84 Conservation Plan 28 Burgetz Avenue, City of Kitchener the protective coatings in kind. mechanical wear. 7 Removing damaged, deteriorated, Using destructive coating (as above) or thickly applied coatings to the removal methods, such as next sound layer, using the safest propane or butane torches, and gentlest method possible, then sandblasting or water recoating in kind. blasting. These methods can irreversibly damage woodwork. 8 Using the gentlest means possible Using thermal devices If the logs are to remove paint or varnish when it is improperly in a manner that painted or varnished too deteriorated to recoat, or so scorches the woodwork. - only the gentlest thickly applied that it obscures Failing to neutralize the mans possible details. wood thoroughly after should be used to using remove layers as chemical strippers, thereby necessary (i.e. do not preventing the new coating employsand- from adhering. Allowing blasting if it will detachable wood elements damage original to soak too long in a caustic materials). Any solution, causing the wood techniques should grain to raise and the be tested in areas surface to roughen. prior to being Stripping historically coated applied to the whole wood surfaces to bare wood, then applying a clear structure. varnish or stain. 9 Applying compatible coatings Failing to follow the (as above) following proper surface manufacturer's product and preparation, such as cleaning with application instructions tri -sodium phosphate. when applying coatings. 10 Ensuring that new coatings are Any new coatings physically and visually compatible (i.e. daubing) should with the surface to which they are be the some in applied in durability, chemical colour, composition composition, colour and texture. and texture as original. 11 Applying chemical preservatives to Using chemical (as above) unpainted wood elements that are preservatives, such as not exposed to view. copper naphtanate, if these materials have not been used historically, and are known to change the appearance of wood July, 2078 MHBC 85 Conservation Plan 28 Burgetz Avenue, City of Kitchener 12 Preventing the continued deterioration of wood by isolating it from the source of deterioration. For example, blocking windborne sand and grit with a windbreak, or installing wire mesh over floor joists in a crawlspace to thwart rodents. 13 Treating active insect infestations by implementing an extermination program specific to that insect. 14 Retaining all sound and repairable wood that contributes to the heritage value of the historic place. elements. Neglecting to treat known conditions that threaten wood, such as abrasion, animal gnawing, fungal decay, or insect infestation. Replacing wood that can be repaired, such as wood components from old growth timber that is inherently more durable. 15 Stabilizing deteriorated wood by Removing deteriorated structural reinforcement, weather wood that can be stabilized protection, or correcting unsafe or repaired. conditions, as required, until repair work is undertaken. (as above) No insect infestations were observed during the site visits. However, if insects are found, they should be removed and the wood treated as appropriate. All logs are considered a part of the walls and are heritage attributes and should be retained and repaired wherever possible in consultation with a heritage conservation expert with experience in log structures. May require consultation with a heritage conservation expert. 16 Repairing wood by patching, Replacing an entire wood (as above) piecing -in, consolidating, or element, when repair and otherwise reinforcing the wood, limited replacement of using recognized conservation deteriorated or missing methods. parts is appropriate. 17 Replacing in kind extensively Using a substitute material Some replacements deteriorated or missing parts of for the replacement part (i.e. the replacement July, 2078 MHBC 86 Conservation Plan 28 Burgetz Avenue, City of Kitchener wood elements, based on that neither conveys the of entire logs) may documentary and physical evidence. same appearance as the require a heritage patching, piecing -in, consolidating wood element, nor is conservation expert. or otherwise reinforcing the wood, physically or chemically heritage using recognized conservation compatible. conservation expert. 18 Replacing in kind the entire panel If one section or log of an extensively deteriorated or of the structure is missing modular wood product, found to be such as plywood, on a unit -by -unit extensively basis. deteriorated, the where there are surviving deteriorated log prototypes. Repairs might also should be replaced include dismantling and rebuilding in-kind as opposed a timber structure or wood to removing and assembly, if an evaluation of its replacing more logs overall condition determines that or elements than is Health, Safety and Security Considerations: 21 Removing or encapsulating May require hazardous materials, such as lead consultation with a paint, using the least -invasive contractor or expert. abatement methods, and only after July, 2078 MHBC 87 necessary. 19 Repairing wood elements by May require patching, piecing -in, consolidating consultation with a or otherwise reinforcing the wood, heritage using recognized conservation conservation expert. methods. Repair might include the limited replacement in kind, or replacement with compatible substitute material, of extensively deteriorated or missing wood, where there are surviving prototypes. Repairs might also include dismantling and rebuilding a timber structure or wood assembly, if an evaluation of its overall condition determines that more than limited repair or replacement in kind is required. 20 Replacing in kind an irreparable Removing an irreparable May require wood element, based on wood element and not consultation with a documentary and physical evidence. replacing it, or replacing it heritage with an inappropriate new conservation expert. element. Health, Safety and Security Considerations: 21 Removing or encapsulating May require hazardous materials, such as lead consultation with a paint, using the least -invasive contractor or expert. abatement methods, and only after July, 2078 MHBC 87 Conservation Plan 28 Burgetz Avenue, City of Kitchener adequate testing has been conducted. Sustainability Considerations: 22 Selecting replacement materials for The logs may be character -defining old-growth, constructed of exotic, or otherwise unavailable hemlock, cedar or wood, based on their physical and other old-growth visual characteristics. wood, which is not always readily available. A heritage expert would be able to provide advice on an appropriate new wood material which is comparable. Additional Guidelines for Restoration Projects: 23 Repairing, stabilizing and securing Removing wood from the May require fragile wood from the restoration restoration period that consultation with a period, using well -tested could be stabilized and contractor or expert. consolidants, when appropriate. conserved. Replacing an Repairs should be physically and entire wood element from visually compatible and identifiable the restoration on close inspection for future period when repair and research. limited replacement of deteriorated or missing parts is possible. Using a substitute material for the replacement that neither conveys the same appearance as the surviving wood, nor is physically or chemically compatible. 24 Replacing in kind a wood element Removing an irreparable May require from the restoration period that is wood element from the consultation with a too deteriorated to repair, based on restoration period and not contractor or expert documentary and physical evidence. replacing it, or replacing it and any extensive The new work should be well with an inappropriate new work (replacement documented and unobtrusively element. of logs) should be dated to guide future research and documented. treatment. July, 2078 MHBC 88 Conservation Plan 28 Burgetz Avenue, City of Kitchener 9.3.3 Meeting the Principles for the Conservation of Log Structures This Conservation Plan also provides a review of principles for log structure conservation as per the United States Department of Agriculture (USDA) 2015 'Dovetails and Broadaxes' document. These principles are consistent with those provided by the Parks Canada Standards and Guidelines (2010), and provide additional guidance as it specifically relates to log structures specifically. These conservation principles are also provided in Appendix H of this report. USDA (2015) Dovetails and Broadaxes: Hands -On Log Cabin Preservation: Guiding Principles for Historic Preservation Applying the Principles to 28 Burgetz: 1 Retain as much historic and existing fabric as possible. All original logs and 'Fabric' is any part of the building's physical structure, such as logs, structural glass, wallpaper and decorative details. components are proposed to be retained and repaired as opposed to being replaced, wherever feasible. 2 Do not leave your imprint on the building. Consultation with a Yourjob is to protect the historic design and construction of the heritage expert with building. Do not be tempted to improve the original aesthetics or experience in log fix original engineering mistakes in visible ways. For instance, if the cabin preservation original rafter ends extended beyond the roof eaves and have can minimize rotted, do not fix the problem by shortening the rafter ends. impacts from leaving inappropriate imprints on the building. 3 Do not overcraft. (as above) Yourjob is to repair or replace with the same level of craft - be it good or bad - that the historic builders used. 4 Use only sympathetic treatments. Modifications to the Sometimes a modification may be necessary so that the structure structure's heritage meets current needs and code requirements. 'Sympathetic' attributes includes treatments use similar materials to the originals. For instance, T1- the opening and 11 siding (plywood sheets grooved to imitate vertical shiplap closing of window siding) is not a sympathetic treatment for a log cabin repair. and door openings as July, 2078 MHBC 89 Conservation Plan 28 Burgetz Avenue, City of Kitchener 5 I 7 Match the existing fabric and replace in kind. Stick with the original design and materials. If the original cabin logs are cottonwood, replace them with cottonwood, even though cottonwood is not a durable material. Matching the existing fabric, which may or may not be original, is preferable to speculation. Always use hard evidence, such as existing materials, ghosts of past construction, or historic photographs. Do not guess or rely on collections of past residents or occupants unless no hard evidence exists. Recollections often are faulty. Likewise, although plans and drawings can give clues, builders rarely build exactly to plans, so plans and drawings probably are not completely reliable. noted in this HIA. Consultation with a heritage expert with experience in log cabin preservation can provide recommendations regarding appropriate materials and construction methods. Make your work reversible, if possible. (as above) Everyone occasionally makes mistakes that may someday need to be corrected. Document all your work. Assemble as -built plans or carpenter sketches, a written narrative, and detailed photographs to record the work that you completed. Include signboards in your photos, or label the photos in an electronic or physical album. Make an architectural artifacts box with labeled fragments of historic fabric (pieces of flooring joists, roof shingles, plaster, wallpaper, etc.) that you replace. Store the box somewhere in the building that is clean, dry, free of vermin, and out of the way of daily activity, such as the attic, basement, or a closet. Note the existence and location of the box in the narrative. In addition to providing the seven guiding principles that summarize rules, laws and requirements, the author suggests that an eighty guiding principle that provides philosophical guidance for the physical work necessary to accomplish effective and appropriate preservation work. 8 Marry the chain saw to the broadaxe. Documentation should take place in the form of both photographs and note -taking and kept on -record. Consultation with a It's acceptable to use powertools for some work on your historic heritage expert with log cabin, unless the cabin is within a designated wilderness area. July, 2078 MHBC1 90 Conservation Plan 28 Burgetz Avenue, City of Kitchener The trick is to use powertools when it speeds the work and experience in log handtools when it affects the appearance of the cabin. Whether cabin preservation you use handtools or powertools, craftsmanship is vital to can advise when the preservation. use of power -tools vs. hand -tools is appropriate. 8.3.3 Common Practices in the Conservation of Log Structures This section of the report will provide additional recommendations related to the conservation of the identified heritage attributes of the log structure as per the USDA Dovetails and Broadaxes (2015) document. The overall 2 storey massing and roofline (i.e. end gables) are proposed to be retained. However, the following provides recommendations regarding alterations to original heritage fabric including (but not limited to) the logs and chinking and windows/door openings. Condition and Assessment: • Check for humps, dips, and sloping floors that could indicate foundation or floor joist problems. Sections of the floor that sink or move when stepped on usually indicate failing floor joists or supports. Joists that weren't designed to support the loads currently on the floor (appliances, fixtures, furnishings, cabinetry, etc.) or rotting flooring or subflooring also are common reasons for these symptoms. • Sill, spandrel, and floor -joist logs usually are the most susceptible components to rot and damage resulting from foundation problems. These logs are crucial to the integrity of the cabin. • Throughout the structure, persistent dampness leads to rot in logs, lumber, paper, and many other building materials. Moss, mold, and mildew indicate excess moisture, but may not indi- cate structural damage. • Logs around windowsills and doorsills, corner notches, crown ends, and any other areas that are regularly saturated by rain runoff or backsplash are likely to deteriorate. • Vegetation growing beside or on a building may hold moisture against the wood and cause rot. • To detect decay, thoroughly inspect outside, inside, and even beneath the building if it has a crawl space or basement. Carefully probe the logs for rot. • Use an awl or narrow knife blade to poke the logs. If you can poke the awl or blade into the log fairly easily, the log is rotten directly beneath the surface. July, 2078 MHBC1 91 Conservation Plan 28 Burgetz Avenue, City of Kitchener • Long cracks that run with the wood grain (called "checks") aren't signs of rot. They occur naturally as the logs dry out and age. • Check for plumb walls using a plumb bob hung on a string attached at the head end of a long nail driven lightly near the top of the wall. • Check the doors and windows to see if the frames are plumb and level and if they open and close co Insects, such as termites, carpenter ants, and powderpost beetles, are more likely to infest logs or other wood that touches the ground or is less than 8 inches above the ground because they can get at it easily and because it is likely to be damp. • Look for telltale signs of insect activity, such as mud tunnels, exit holes, or "frass," a sawdust - like powder. Hire a professionally licensed exterminator to treat insect infestations because most of the chemicals that kill wood -destroying insects and deter reinfestation are toxic. • Thoroughly check around changes in roof pitch, valleys, ridges, eaves, vents, chimneys, and flues; these areas are especially prone to leaking and deterioration. • Check for rot, ridge damage, sagging rafters, broken rafter or collar ties and braces, and framing members that have been dislodged from their sockets in the roof plate or that are cracked. • Peel up a corner of the existing roof covering and check for nail patterns and remnants of the original roof. • Examine the original shingles to determine the tree species, such as white oak, cypress, eastern white pine, or western red cedar. Determine whether the shingles are sawn, handsplit, dressed, or beveled. • Few people constructed cabins with gutters, but they sometimes added gutters later. • If the cabin has painted surfaces, the paint may contain lead. Lead was a common ingredient in paint before 1978. • If you haven't already inspected your building and it contains ceiling tiles, composition flooring, plumbing or boiler insulation, asbestos cement siding, vermiculite insulation, heat - resistant panels or fabrics, caulk, mortar, or adhesives that were installed between 1905 and 1980, hire an accredited asbestos inspector to sample and test the material. Common Preservation Methods: • It isn't always easy to assess how much of the historic fabric you can save without compromising the strength or security of the structure. Generally, if more than half of a log is rotted, replace it. • When in doubt, consult a specialist, such as an experienced preservation carpenter, an architectural historian experienced in preservation, or a structural engineer with experience working on historic buildings. July, 2078 MHBC1 92 Conservation Plan 28 Burgetz Avenue, City of Kitchener • First, determine how out -of -level the building is. Set up the surveying level or laser level, and establish a couple of solid reference benchmarks outside the work area. • If necessary, brace and stabilize the building. Use band clamps, whalers, interior bracing, or a combination of these methods, depending on the circumstances. • If you raise the entire building to replace logs or foundations, take the opportunity to level the building, if necessary. • A building needs a solid foundation to keep it plumb and level, out of the dirt, and ventilated underneath. The foundation should have good drainage, be stable, adequately support the building and its floor loads, and keep the sill logs, spandrel logs, and floor joists a sufficient distance from the ground and moisture to deter decay and insect infestation. Log buildings with cellars are less likely to suffer foundation problems than those built on the ground or with crawl spaces, as long as the cellar remains dry and ventilated. • Do not replace the entire foundation if the building assessment found only minor foundation problems, such as cracked or missing mortar or loose stones. • Reset loose stones in their original locations if possible. Mix and apply replacement mortar to match the original mortar as closely as possible. • This process may entail trying several combinations of sand, lime, and Portland cement to find a mix that matches the appearance and function of the original. Experiment with test mixes in small batches and compare them side-by-side to assess the best match • Sawn logs are round logs that people cut into square or rectangular timbers using large circular saws that leave distinctive curved saw blade marks on the log • Hewn logs are round logs that people shape into square or rectangular timbers or partially squared timbers using axes. • If the joists or joist ends won't be visible when you complete the preservation work, you can replace the joists with modern materials • This allowance is particularly useful when the original structure can't accommodate plumbing; electrical; or heating, ventilating, and air conditioning (HVAC) systems, or isn't strong enough to support modern snow, wind, or live loads. • If you can, retain in one piece the log that you removed. 8A Long Term (Maintenance and Monitoring) Long term conservation is achieved through maintenance and regular monitoring. Regular maintenance is the best way to ensure that a cultural heritage resource is appropriately conserved over the long-term and ensures that damages (including wear and tear, exposure to the elements) are routinely inspected and repaired as necessary. July, 2078 MHBC1 93 Conservation Plan 28 Burgetz Avenue, City of Kitchener Attributes and elements of a building will deteriorate over time through daily use. As such, all materials are expected to have a 'lifetime'. It is recommended that the elements of the building be routinely inspected on an annual basis to repair elements which are at the end of their lifespan, including roof and windows for example. The following provides recommendations over the long-term (maintenance and monitoring): • That an annual inspection of the building subsequent to the completion of the work be undertaken to ensure that any repairs and/or replacements take place in a timely and appropriate manner; and • That a record be kept of maintenance and repairs over the long-term to supplement the historic record of the building. July, 2018 MHBC1 94 Conservation Plan 28 Burgetz Avenue, City of Kitchener 9. 0 Summary of Recommendations and Conclusions In conclusion, this Conservation Plan and associated Heritage Impact Assessment has demonstrated that the building located on the subject lands is considered a significant heritage resources as per Ontario Regulation 9/06 and is worthy of conservation. This includes the significant heritage attributes of the building which were identified in the Heritage Impact Assessment. This Conservation Plan provided a review of applicable conservation methods as per the Standards and Guidelines (2010) and the USDA Dovetails and Broadaxes (2015) document. This Conservation Plan has also identified the existing condition of significant attributes, where possible. Closer inspection of the majority of log walls was not possible as they are currently obstructed by cladding and lathe/plaster and drywall. It is recommended that a thorough inspection of the existing condition of original elements to be retained and conserved be conducted before applying any conservation methods. Should any unforeseen issues arise during construction work on the log structure which have not been addressed in this Conservation Plan, the proponent may require retaining a qualified heritage planner or conservation specialist to provide direction or supervise aspects of the work. This will ensure that the work is being carried out in a manner which is consistent with the recommendations provided in this report. The following provides a summary of recommendations as it relates to this rehabilitation project: Short term: • That the building remain closed -off and routinely inspected to ensure the building does not incur additional damages due to the elements, vermin and vandals. July, 2078 MHBC1 95 Conservation Plan 28 Burgetz Avenue, City of Kitchener Medium Term (Construction Phase): • That detailed photographs of the heritage log structure be taken (interior and exterior) subsequent to the removal of existing 201h century finishes in order to a) supplement the historic record and b) confirm the location of original features (such as window and door openings); • That the demolition of the existing additions of no cultural heritage value are carried out by a licensed demolition contractor with demonstrated experience in heritage properties (as per the recommendations provided by Tacoma Engineers) ; • That the roof framing should be removed by hand where it interacts with the log wall framing of the house (as per the recommendations provided by Tacoma Engineers); • That all rehabilitation and conservation work to original heritage fabric (i.e. the identified heritage attributes as noted in this Conservation Plan) be consistent with the applicable standards, guidelines, and principles of the Parks Canada Standards and Guidelines (2010) and the USDA Dovetail and Broadaxes (2015) documents; • That all repairs and rehabilitation/conservation work be documented with photographs and note -taking; • It is encouraged that small samples of original wood, chinking, daubing, mortar or other original heritage materials be taken (where they can be appropriately removed) so that they may be labeled and stored for future reference. Note: As the rehabilitation work is related to the conservation of early, rare, or unique heritage materials and methods (i.e. hand hewn logs), consultation with an expert with demonstrated experience in the physical conservation of log structures may be required and is strongly encouraged. A conservation expert will be able to apply the proper conservation repairs and treatments as necessary based upon the standards, guidelines and principles as provided in this report. This includes assessing the existing condition of the building following the removal of 20th century materials. The conservation specialist would be able to determine which of the standards, guidelines and principles area applicable, and which are not based on the condition of the building. Long -Term (After Construction): • That an annual inspection of the building subsequent to the completion of the work be undertaken to ensure that any repairs and/or replacements take place in a timely and appropriate manner; and • That a record be kept of maintenance and repairs over the long-term to supplement the historic record of the building. July, 2078 MHBC1 96 Conservation Plan 28 Burgetz Avenue, City of Kitchener 10.0 Bibliography Blumenson, John. Ontario Architecture: A Guide to Styles and Building Terms 1874 to the Present. Fitzhenry and Whiteside, 1990. Government of Canada. Parks Canada. Standards and Guidelines for the Conservation of Historic Places in Canada. 2010. Heritage Resources Centre. Ontario Architectural Style Guide. University of Waterloo, 2009. Ministry of Tourism, Culture and Sport. InfoSheet#5 Heritage Impact Assessments and Conservation Plans, 2006. Ministry of Tourism, Culture and Sport. Infosheet - Eight Guiding Principles in the Conservation of Built Heritage Properties, 2007. Ontario Heritage Trust. Conservation Plans for Heritage Properties, 2012. Rempel, John. Building With Wood and Other Aspects of Nineteenth -Century Building in Ontario, 1967. United States Department of Agriculture. Dovetails and Broadaxes: Hands -On Log Cabin Preservation, 2015. July, 2078 MHBC1 97 Conservation Plan 28 Burgetz Avenue, City of Kitchener Appendix A Rehabilitation Concept Plan (next page) July, 2078 MHBC1 98 �It oo-2 L1 N d d N LLJ O 0 V Z D N ML D Conservation Plan 28 Burgetz Avenue, City of Kitchener Appendix B (i and ii) Parks Canada Standards and Guidelines (2011) - Applicable Guidelines (next page) July, 20]8 MHBC1 99 Conservation Plan 28 Burgetz Avenue, City of Kitchener i. Exterior Wails (next page) July, 2018 MHBC1 100 GENERAL GUIDELINES FOR PRESERVATION, REHABILITATION AND RESTORATION ■ Recommended 1 Understanding the exterior walls and how they contribute to the heritage value of the historic building. 2 Understanding the properties and characteristics of the exterior walls as well as changes and previous maintenance practices. 3 Documenting the composition, form, materials, details, dimensions and condition of exterior wall assemblies before undertaking an intervention. This includes geometry, scale, proportions, openings, form and supporting frames or structures. 4 Assessing the condition of wall assemblies and their materials early in the planning process so that the scope of work is based on current conditions. 5 Determining the cause of distress, damage or deterioration of exterior walls through investigation, monitoring and minimally invasive or non-destructive testing techniques. 6 Protecting and maintaining exterior walls by cleaning and repairing damaged materials, and checking exterior wall assemblies for moisture penetration and insect infestation, taking corrective action, as necessary and as soon as possible. 7 Retaining sound or deteriorated exterior wall assemblies that can be repaired. 8 Stabilizing deteriorated exterior walls by using structural reinforcement, weather protection, or correcting unsafe conditions, as required, until repair work is undertaken. 9 Repairing parts of exterior walls by patching, piecing -in, consolidating, or otherwise reinforcing, using recognized conservation methods. Repair may also include the limited replacement in kind, or with a compatible substitute material, of extensively deteriorated or missing parts of the exterior wall assembly. Repairs should match the existing work as closely as possible, both physically and visually. 10 Protecting adjacent character -defining elements from accidental damage or exposure to damaging materials during maintenance or repair work. Failing to consider the impact of previous changes to the exterior wall assembly, such as the addition of insulation and vapour barriers, or new heating or cooling systems. Undertaking an intervention that affects exterior wall assemblies without first documenting their existing character and condition. Failing to maintain exterior walls on a cyclical basis. Failing to correct causes of deterioration of the exterior wall assembly, such as failed sealants. Removing deteriorated exterior wall elements that could be stabilized or repaired. 1481 GUIDELINES FOR BUILDINGS GENERAL GUIDELINES FOR PRESERVATION, REHABILITATION AND RESTORATION 11 Replacing in kind extensively deteriorated or missing parts of exterior wall assemblies where there are surviving prototypes. 12 Testing proposed interventions to establish appropriate replacement materials, quality of workmanship and methodology. This can include reviewing samples, testing products, methods or assemblies, or creating a mock-up. Testing should be carried out under the same conditions as the proposed intervention. 13 Documenting all interventions that affect the exterior walls, ' and ensuring that the documentation is available to those responsible for future interventions. Replacing an entire exterior wall assembly when only limited replacement of deteriorated and missing parts is possible. Using a substitute material for the replacement part that neither conveys the same appearance as the surviving parts of the element, nor is physically or visually compatible. ADDITIONAL GUIDELINES FOR REHABILITATION PROJECTS 14 Repairing an exterior wall assembly, including its functional and decorative elements, by using a minimal intervention approach. Such repairs might include the limited replacement in kind, or replacement using an appropriate substitute material of irreparable or missing elements, based on documentary or physical evidence. Repairs might also include dismantling and rebuilding a masonry or wood wall, if an evaluation of its overall condition determines that more than limited repair or replacement in kind is required. Over -cladding a deteriorated or poorly insulated exterior wall with a new material or assembly, without considering the impact on heritage value or the condition of underlying materials. Replacing an entire exterior wall assembly when the repair and limited replacement of deteriorated or missing elements is feasible. Failing to reuse intact cladding when only the internal parts of the wall assembly need replacement. 15 Improving the drying ability of exterior wall assemblies through Damaging the masonry of an exterior wall by drilling suitable heating and/or ventilation measures. drainage holes into the masonry units or into the joints, with a drill bit wider than the mortar joints. Introducing a vapour barrier in an exterior wall that was constructed to be permeable or breathable. STANDARDS AND GUIDELINES FOR THE CONSERVATION OF HISTORIC PLACES IN CANADA 1149 ADDITIONAL GUIDELINES FOR REHABILITATION PROJECTS ■ Recommended 16 Accommodating the thermal expansion and contraction of masonry, concrete and curtain wall assemblies, by introducing expansion or control joints, and incorporating those joints into existing crack patterns, where feasible, to minimize impact on character -defining elements. 17 Replacing in kind an irreparable exterior wall assembly, based on documentary and physical evidence. If using the same kind of material is not environmentally sound, or technically or economically feasible, then a compatible substitute material may be considered. Filling moving cracks or expansion joints in exterior wall assemblies with materials that inhibit or prevent thermal expansion and contraction. Removing an irreparable exterior wall assembly, such as a cornice or brise-soleil, and not replacing it, or replacing it with a new element that does not convey the same appearance or serve the same function. Replacing deteriorated elements and materials in curtain wall assemblies that are no longer available, with physically and visually incompatible substitutes. 18 Replacing missing historic features by designing and Creating a false historical appearance, because the constructing a new portion of the exterior wall assembly, based replicated feature is incompatible or based on insufficient on physical and documentary evidence, or one that is compatible physical and documentary evidence. in size, scale, material, style and colour. ADDITIONS OR ALTERATIONS TO EXTERIOR WALLS 19 Modifying exterior walls to accommodate an expanded program, a new use, or applicable codes and regulations, in a manner that respects the building's heritage value. 20 Designing a new addition in a manner that preserves the Constructing an addition that requires the removal of character -defining exterior walls of the historic building. character -defining exterior walls. HEALTH, SAFETY AND SECURITY CONSIDERATIONS 21 Complying with health, safety and security requirements in a Damaging or destroying elements while making manner that conserves the heritage value of the exterior wall modifications to comply with health, safety or security assembly and minimizes impact on its character -defining elements. requirements. 22 Working with code specialists to determine the most Making changes to exterior walls, without first exploring appropriate solution to health, safety and security requirements equivalent systems, methods or devices that may be with the least impact on the character -defining elements and less damaging to character -defining elements and the overall heritage value of the historic building. heritage value of the historic building. 23 Removing or encapsulating toxic materials, using the least - invasive abatement methods possible, and only after thorough testing has been conducted. 24 Protecting exterior walls against loss or damage by identifying and assessing specific risks, and by implementing an appropriate fire - protection and blast protection strategy that addresses those risks. Covering flammable character -defining walls with fire-resistant sheathing or coatings that alter their appearance. 1501 GUIDELINES FOR BUILDINGS ADDITIONAL GUIDELINES FOR REHABILITATION PROJECTS SUSTAINABILITY CONSIDERATIONS 25 Complying with energy efficiency objectives in upgrades to exterior wall assemblies in a manner that respects the building's m character -defining elements, and considers the energy efficiency of the building envelope and systems as a whole. 26 Assessing the potential impacts of adding insulation to the building envelope, such as displacing the dew point and creating thermal bridges. Changing the composition or materials of the exterior wall assembly in a manner that compromises the building's character -defining elements and the durability of its materials. Replacing single pane glazing with sealed thermal units, without considering the impact on interrelated elements, such as curtain wall connections. Inserting thermal insulation in exterior wall cavities, in attics, and in unheated cellars and crawl spaces, that might adversely affect the building's envelope and character -defining elements. Installing insulation on the inside of exterior walls without considering the effect on character -defining interior mouldings or detailing. 7 Working with energy efficiency specialists to determine the Making changes to the exterior walls, without first most appropriate solution to energy efficiency requirements with exploring alternative energy efficiency solutions that may the least impact on the character -defining elements and overall be less damaging to the character -defining elements and heritage value of the historic building. overall heritage value of the historic building. STANDARDS AND GUIDELINES FOR THE CONSERVATION OF HISTORIC PLACES IN CANADA 1151 ADDITIONAL GUIDELINES FOR RESTORATION PROJECTS Recommended I Not Recommendec 28 Repairing an exterior wall assembly from the restoration period Replacing an entire exterior wall assembly from the by reinforcing its materials; for example, using heavier gauge restoration period when the repair of materials and limited metal to reinforce a mullion in a curtain wall. replacement of deteriorated or missing parts is possible. 29 Replacing in kind an entire exterior wall assembly from the restoration period that is too deteriorated to repair, using the physical evidence as a model to reproduce the assembly. The new work should be well documented and unobtrusively dated to guide future research and treatment. :1:11Ji154VA1014*3R1I10Icsa1_1to] :1*yy:101kvi[01:14:4ga:1150W 30 Removing or altering a non character -defining exterior wall assembly or element from a period other than the restoration period. 31 Retaining alterations to exterior wall assemblies that address problems with the original design, if those alterations do not have a negative impact on the building's heritage value. Removing an irreparable exterior wall assembly from the restoration period and not replacing it, or replacing it with an inappropriate exterior wall assembly. Reinstating an exterior wall detail that is damaging to adjacent character -defining elements. Failing to remove a non character -defining exterior wall assembly or element from another period that confuses the depiction of the building's chosen restoration period. Removing an exterior wall assembly or element from a later period that serves an important function in the building's ongoing use. RECREATING MISSING FEATURES FROM THE RESTORATION PERIOD 32 Recreating a missing exterior wall assembly from the Constructing an exterior wall assembly that was part restoration period, based on physical or documentary evidence. of the building's original design, but was never actually built, or constructing a feature thought to have existed during the restoration period, but for which there is insufficient documentation. 1521 GUIDELINES FOR BUILDINGS Conservation Plan 28 Burgetz Avenue, City of Kitchener ii. Wood (next page) July, 2018 MHBC1 101 GENERAL GUIDELINES FOR PRESERVATION, REHABILITATION AND RESTORATION 1 Understanding the properties and characteristics of wood and its finishes or coatings, such as its species, grade, strength and finish, or the chemical make-up of its coating. Documenting the location, dimension, species, finish and Undertaking an intervention that affects wood, without condition of wood before undertaking an intervention. first documenting its existing characteristics and condition. 3 Protecting and maintaining wood by preventing water Failing to identify, evaluate and treat the causes of penetration; by maintaining proper drainage so that water or wood deterioration. organic matter does not stand on flat, horizontal surfaces or accumulate in decorative features; and by preventing conditions that contribute to weathering and wear. 4 Creating conditions that are unfavourable to the growth of fungus, such as eliminating entry points for water; opening vents to allow drying out; removing piled earth resting against wood and plants that hinder air circulation; or applying a chemical preservative, using recognized conservation methods. Inspecting coatings to determine their condition and appropriateness, in terms of physical and visual compatibility with the material, assembly, or system. Retaining coatings that help protect the wood from moisture, ultraviolet light and wear. Removal should be considered only as part of an overall maintenance program that involves reapplying the protective coatings in kind. Stripping paint or other coatings to reveal bare wood, thus exposing historically coated surfaces to moisture, ultraviolet light, accelerated weathering and mechanical wear. 7 Removing damaged, deteriorated, or thickly applied coatings Using destructive coating removal methods, such as to the next sound layer, using the safest and gentlest method propane or butane torches, sandblasting or water - possible, then recoating in kind. blasting. These methods can irreversibly damage woodwork. 8 Using the gentlest means possible to remove paint or varnish when it is too deteriorated to recoat, or so thickly applied that it obscures details. Using thermal devices improperly in a manner that scorches the woodwork. Failing to neutralize the wood thoroughly after using chemical strippers, thereby preventing the new coating from adhering. Allowing detachable wood elements to soak too long in a caustic solution, causing the wood grain to raise and the surface to roughen. Stripping historically coated wood surfaces to bare wood, then applying a clear varnish or stain. STANDARDS AND GUIDELINES FOR THE CONSERVATION OF HISTORIC PLACES IN CANADA 1219 GENERAL GUIDELINES FOR PRESERVATION, REHABILITATION AND RESTORATION ■ Applying compatible coatings following proper surface prepara- Failing to follow the manufacturer's product and tion, such as cleaning with tri -sodium phosphate. application instructions when applying coatings. 10 Ensuring that new coatings are physically and visually compatible with the surface to which they are applied in durability, chemical composition, colour and texture. 11 Applying chemical preservatives to unpainted wood elements Using chemical preservatives, such as copper naphtanate, that are not exposed to view. if these materials have not been used historically, and are known to change the appearance of wood elements. 12 Preventing the continued deterioration of wood by isolating Neglecting to treat known conditions that threaten it from the source of deterioration. For example, blocking wood, such as abrasion, animal gnawing, fungal windborne sand and grit with a windbreak, or installing wire decay, or insect infestation. mesh over floor joists in a crawlspace to thwart rodents. 13 Treating active insect infestations by implementing an extermination program specific to that insect. 14 Retaining all sound and repairable wood that contributes to Replacing wood that can be repaired, such as wood the heritage value of the historic place. components from old growth timber that is inherently more durable. 15 Stabilizing deteriorated wood by structural reinforcement, Removing deteriorated wood that can be stabilized weather protection, or correcting unsafe conditions, as required, or repaired. until repair work is undertaken. 16 Repairing wood by patching, piecing -in, consolidating, or otherwise reinforcing the wood, using recognized conservation methods. 17 Replacing in kind extensively deteriorated or missing parts of wood elements, based on documentary and physical evidence. 18 Replacing in kind the entire panel of an extensively deteriorated or missing modular wood product, such as plywood, on a unit -by -unit basis. Replacing an entire wood element, when repair and limited replacement of deteriorated or missing parts is appropriate. Using a substitute material for the replacement part that neither conveys the same appearance as the wood element, nor is physically or chemically compatible. 2201 GUIDELINES FOR MATERIALS ADDITIONAL GUIDELINES FOR REHABILITATION PROJECTS 19 Repairing wood elements by patching, piecing -in, consolidating or otherwise reinforcing the wood, using recognized conservation methods. Repair might include the limited replacement in kind, or replacement with compatible substitute material, of extensively deteriorated or missing wood, where there are surviving prototypes. Repairs might also include dismantling and rebuilding a timber structure or wood assembly, if an evaluation of its overall condition determines that more than limited repair or replacement in kind is required. 20 Replacing in kind an irreparable wood element, based on documentary and physical evidence. HEALTH, SAFETY AND SECURITY CONSIDERATIONS 21 Removing or encapsulating hazardous materials, such as lead paint, using the least -invasive abatement methods, and only after adequate testing has been conducted. SUSTAINABILITY CONSIDERATIONS 22 Selecting replacement materials for character -defining ' old-growth, exotic, or otherwise unavailable wood, based on their physical and visual characteristics. Removing an irreparable wood element and not replacing it, or replacing it with an inappropriate new element. ADDITIONAL GUIDELINES FOR RESTORATION PROJECTS 23 Repairing, stabilizing and securing fragile wood from the restoration period, using well -tested consolidants, when appropriate. Repairs should be physically and visually compatible and identifiable on close inspection for future research. Removing wood from the restoration period that could be stabilized and conserved. Replacing an entire wood element from the restoration period when repair and limited replacement of deteriorated or missing parts is possible. Using a substitute material for the replacement that neither conveys the same appearance as the surviving wood, nor is physically or chemically compatible. 24 Replacing in kind a wood element from the restoration period Removing an irreparable wood element from the that is too deteriorated to repair, based on documentary and restoration period and not replacing it, or replacing it physical evidence. The new work should be well documented and with an inappropriate new element. unobtrusively dated to guide future research and treatment. STANDARDS AND GUIDELINES FOR THE CONSERVATION OF HISTORIC PLACES IN CANADA 1221 Conservation Plan 28 Burgetz Avenue, City of Kitchener Appendix C Dovetails and Broadaxes - Principles for Historic Preservation of Log Structures (next page) July, 2018 MHBC1 702 Guiding Principles for Historic Preservation The following seven principles summarize most of the rules, laws, and requirements for preserving log cabins: 1. Retain as much historic and existing fabric as possible. "Fabric" is any part of the building's physical structure, such as logs, glass, wallpaper, and decorative details. 2. Do not leave your imprint on the building. Your job is to protect the historic design and construction of the building. Do not be tempted to improve the original aesthetics or fix original engineering mistakes in visible ways. For instance, if the original rafter ends extended beyond the roof eaves and have rotted, do not fix the rot problem by shortening the rafter ends. 3. Do not overcraft. Your job is to repair or replace with the same level of craft—be it good or bad—that the historic builders used. 4. Use only sympathetic treatments. Sometimes a modification may be necessary so that the structure meets current needs and code requirements. "Sympathetic" treatments use similar materials to the originals. For instance, T1-11 siding (plywood sheets grooved to imitate vertical shiplap siding) is not a sympathetic treatment for a log cabin repair. 5. Match the existing fabric and replace in kind. Stick with the original design and materials. If the original cabin logs are cottonwood, replace them with cot- tonwood, even though cottonwood is not a durable material. Matching the existing fabric, which may or may not be original, is preferable to speculation. Always use hard evidence, such as existing material, ghosts of past con- struction, or historic photographs. Do not guess or rely on recollections of past residents or occupants unless no hard evidence exists. Recollections often are faulty. Likewise, although plans and drawings can give clues, build- ers rarely build exactly according to the plans, so plans and drawings probably are not completely reliable. 6. Make your work reversible, if possible. Everyone occasionally makes mistakes that may someday need to be corrected. 7. Document all your work. Assemble as -built plans or carpenter sketches, a written narrative, and detailed photographs to record the work that you completed. Include signboards (figure 2) in your photos, or label the photos in an electronic or physical album. Make an architectural artifacts box with labeled fragments of historic fabric (pieces of flooring or joists, roof shingles, plaster, wallpaper, etc.) that you replace (figure 3). Store the box somewhere in the building that is clean, dry, free of vermin, and out of the way of daily activity, such as the attic, the basement, or a closet. Note the existence and location of the box in the narrative. In addition to providing the seven guiding principles that summarize rules, laws, and requirements, the author suggests an eighth guiding principle that provides philosophical guidance for the physical work necessary to accomplish effective and appropriate preservation work: 8. Marry the chain saw to the broadaxe. It's acceptable to use powertools for some work on your historic log cabin, unless the cabin is within a desig- nated wilderness area. The trick is to use powertools when it speeds the work and handtools when it affects the appearance of the cabin. Whether you use handtools or powertools, craftsmanship is vital to preservation. Conservation Plan 28 Burgetz Avenue, City of Kitchener Appendix D Ministry of Tourism, Culture and Sport - 8 Guiding Principles in the Conservation of Built Heritage Properties (Infosheet) (next page) July, 2018 MHBCI 703 1. RESPECT FOR DOCUMENTARY EVIDENCE: Eight Guiding Do not base restoration on conjecture. Principles in the Conservation work should be based on historic documentation such as historic Conservation of Built photographs, drawings and physical evidence. Heritage Properties 2. RESPECT FOR THE ORIGINAL LOCATION: Do not move buildings unless there is no other means to save them. Site is an integral component of a building or structure. Change in site The following guiding diminishes cultural heritage value considerably. principles are ministry statements in the conservation 3. RESPECT FOR HISTORIC MATERIAL: of built heritage properties and Repair/conserve - rather than replace building materials and finishes, except where absolutely necessary. are based on international Minimal intervention maintains the heritage content of the built resource. charters which have been established over the century. These principles provide the basis for all decisions concerning good practice in heritage conservation around the world. Principles explain the "why" of every conservation activity and apply to all heritage properties and their surroundings. 4. RESPECT FOR ORIGINAL FABRIC: Repair with like materials. Repair to return the resource to its prior condition, without altering its integrity. 5. RESPECT FOR THE BUILDING'S HISTORY: Do not restore to one period at the expense of another period. Do not destroy later additions to a building or structure solely to restore to a single time period. 6. REVERSIBILITY: Alterations should be able to be returned to original conditions. This conserves earlier building design and technique. e.g. When a new door opening is put into a stone wall, the original stones are numbered, removed and stored, allowing for future restoration. 7. LEGIBILITY: New work should be distinguishable from old. Buildings or structures should be recognized as products of their own time, and new additions should not blur the distinction between old and new. 8. MAINTENANCE: With continuous care, future restoration will not be necessary. With regular upkeep, major conservation projects and their high costs can be avoided. For more information, please call the Ministry of Culture at (416) 212-0644 or Toll Free at 1-866-454-0049 or refer to the website at The information contained in this InfoSheet should not be relied upon as a substitute www.culture.gov.on.ca. for specialized legal or professional advice in connection with any particular matter. Spring 2007 © Queen's Printer for Ontario, 2007. If credit is given and Crown copyright is acknowledged, this material may be Disponible en fran;ais reproduced for non-commercial purposes. Conservation Plan 28 Burgetz Avenue, City of Kitchener Appendix E Ministry of Tourism, Culture and Sport — Heritage Impact Assessments and Conservation Plans (I nfosheet #5) (next page) July, 2018 MHBC1 704 A InfoSheet #5 Heritage Impact Assessments and Conservation Plans Preserved Goldie Mill Ruins located Heritage impact assessments and conservation plans as conditions of development in the City of Guelph and site alteration With regard to cultural heritage and archaeological resources, the Provincial Policy Statement, 2005 issued under the authority of the Planning Act defines "conserved" as the identification, protection, use and/or management of cultural heritage and 1 archaeological resources in such a way that their heritage values, attributes and integrity are retained. This may be addressed through a conservation plan or heritage impact assessment. (Leanne Piper) To conserve a cultural heritage resource, a municipality or approval authority may require a heritage impact assessment and/or a conservation plan to guide the approval, modification, or denial of a proposed development or site alteration that affects a cultural heritage resource. To ensure implementation of a conservation plan, a munic- ipality may require an owner to post a letter of credit, bond or certified cheque as part of the development approval process. This applies to all properties or geographic areas containing cultural heritage resources that are significant or "valued for the important contribution they make to our under- standing of the history of a place, an event, or a people." (PPS, 2005). Properties and geographic areas include: all listed, inventoried, mapped heritage properties by local, provincial or federal jurisdiction(s); protected heritage property(s); newly identified cultural heritage sites which may need further evaluation; and areas that can be identified as having known archaeological sites or archaeological potential. Using tools such as heritage impact assessments and conservation plans, municipalities and approval authorities can further enhance their own heritage preservation objectives. InfoSheet #5 1 page I PRINCIPLES IN THE CONSERVATION A heritage impact assessment (or equivalent study) is a study to determine if any cultural OF HISTORIC PROPERTIES heritage resources (including those previously identified and those found as part of Repair/conserve rather than the site assessment) or in any areas of archaeological potential, are impacted by a Respect for Documentary Evidence specific proposed development or site alteration. It can also demonstrate how the finishes, except where absolutely cultural heritage resource will be conserved in the context of redevelopment or site Do not base restoration on conjecture. alteration. Mitigative or avoidance measures or alternative development or site alter- expense of another period. ation approaches may be recommended. For archaeological assessments, fieldwork Respect for Original Location must be undertaken by licensed professional archaeologists in accordance with the Do not move buildings unless there Ontario Heritage Act and its regulations. (refer to InfoSheet #3 entitled Archaeological is no other means to save them. Resources and Areas ofArchaeological Potential). Respect for Historic Material A conservation plan (or equivalent study) is a document that details how a cultural Repair/conserve rather than heritage resource can be conserved. The conservation plan may be supplemental to a replace building materials and heritage impact assessment, but it is typically a separate document. The recommenda- finishes, except where absolutely tions of the plan should include descriptions of repairs, stabilization and preservation necessary. activities as well as long term conservation, monitoring and maintenance measures. Respect for Original Fabric What is the content of a heritage impact assessment? Repair with like materials. A heritage impact assessment generally contains, but is not limited to the following information: Respect for the Building's History Do not restore to one period at the 1. Historical Research, Site Analysis and Evaluation expense of another period. If the available identification and description of the significance and heritage attributes of the cultural heritage resource are inadequate for the purposes of the heritage Reversibility impact assessment, or the cultural heritage resource is newly identified, research, site Alterations should allow a resource survey and analysis, and evaluation are required. An explanation of the methodology to return to its original conditions. used must accompany a clear statement of the conclusions regarding the significance Legibility and heritage attributes of the cultural heritage resource. New work to be distinguishable 2. Identification of the Significance and Heritage Attributes of the Cultural Heritage from old. Resource This is usually a summary of the cultural heritage value or interest and the heritage Maintenance attributes contained in a heritage property municipal designation bylaw, heritage With continuous care, future conservation easement agreement, or other listings. This summary should clearly restoration will not be necessary. articulate the cultural heritage value or interest and heritage attributes of the heritage resource. If the property is not a protected heritage property but is listed or is newly identified and may possess heritage significance, statements of cultural heritage value or interest and the heritage attributes should still be developed. InfoSheet #5 1 page 2 3. Description of the Proposed Development or Site Alteration NEGATIVE IMPACTS This description details the rationale and purpose for the development or site alteration, appearance of a heritage attribute the proposed works and graphical layout, and how the development or site alteration Negative impact a cultural her- fits with the objectives of the municipality or approval authority. itage resource include, but are not limited to: 4. Measurement of Development or Site Alteration Impact Any impact (direct or indirect, physical or aesthetic) of the proposed development or Destruction of any, or part of any, site alteration on a cultural heritage resource must be identified. The effectiveness of significant heritage attributes orfeatures; any proposed conservation or mitigative or avoidance measures must be evaluated on context or a significant relationship; the basis of established principles, standards and guidelines for heritage conservation. Alteration that is not sympathetic, or is incompatible, with the historic 5. Consideration of Alternatives, Mitigation and Conservation Methods fabric and appearance; Where an impact on a cultural heritage resource is identified, and the proposed Shadows created that alter the conservation or mitigative measures including avoidance, are considered ineffective, appearance of a heritage attribute other conservation or mitigative measures, or alternative development or site alteration or change the viability of a natural approaches must be recommended. feature or plantings, such as a garden; 6. Implementation and Monitoring This is a schedule and reporting structure for implementing the recommended conser- Isolation of a heritage attribute from its surrounding environment, vation or mitigative or avoidance measures, and monitoring the cultural heritage context or a significant relationship; resource as the development or site alteration progresses. Direct or indirect obstruction of 7. Summary Statement and Conservation Recommendations significant views or vistas within, This is a description of: from, or of built and natural • the significance and heritage attributes of the cultural heritage resource; features; • the identification of any impact that the proposed development will have on the A change in land use such as cultural heritage resource; rezoning a battlefield from open • an explanation of what conservation or mitigative measures, or alternative development space to residential use, allowing or site alteration approaches are recommended to minimize or avoid any impact on new development or site alter - the cultural heritage resource; ation to fill in the formerly open • if applicable, clarification of why some conservation or mitigative measures, or spaces; alternative development or site alteration approaches are not appropriate. Land disturbances such as a change in grade that alters soils, and drainage patterns that adversely affect an archaeo- logical resource. InfoSheet #5 1 page 3 MITIGATION OR AVOIDANCE What is the content of a conservation plan? Methods of minimizing or avoiding A Conservation Plan generally contains, but is not limited to the following information: a negative impact on a cultural 1. Identification of the conservation principles appropriate for the type of cultural heritage resource include, but are heritage resource being conserved; not limited to: Housing web page: I 2. Analysis of the cultural heritage resource, including documentation of the resource, • Alternative development descriptions of cultural heritage value or interest, assessment of resource conditions approaches and deficiencies, discussion of historical, current and proposed use; • Isolating developmentand site alterationfrom significant built 3. Recommendations for conservation measures and interventions, short or long term and natural features and vistas maintenance programs, implementation, and the qualifications for anyone respon- • Design guidelines that harmonize sible for the conservation work; mass, setback, setting, and materials 4. Schedule for conservation work, inspection, maintenance, costing, and phases of • Limiting height and density rehabilitation or restoration work; • Allowing only compatible infill 5. Monitoring of the cultural heritage resource and the development of a long term and additions reporting structure. • Reversible alterations • Buffer zones, site plan control, Who is qualified to prepare a heritage impact assessment and conservation plan? and other planning mechanisms Heritage impact assessments and conservation plans for built heritage resources and cultural heritage landscapes must be prepared by qualified individuals, such as archi- tectural and landscape consultants with knowledge of accepted standards of historical For more information contact: research, identification, evaluation, and methods of conservation and mitigation. For properties containing archaeological resources or areas of archaeological potential, Ontario Ministry of Culture only licensed professional archaeologists can carry out technical assessments and alter 400 University Avenue, 4th Floor known archaeological sites. Toronto, ON M7A 2R9 Further information on heritage impact assessments and conservation plans will be General—Info@mcl.gov.on.ca (416) 212-0644 available in future technical guides and manuals developed by the Ministry of Culture. 1 (866) 454-0049 web page: http://www.culture.gov.on.ca Additional information on the *Note: This InfoSheet was developed to assist participants in the land use planning process and to understand the PPS, 2005 policies related to the conservation planning of cultural heritage and archaeological resources. The information in Provincial Policy Statement, the InfoSheet should not be relied upon as a substitute for specialized legal or professional advice in connection with 2005 is available on the Ministry any particular matter. of Municipal Affairs and Housing web page: I Header photos: Elora Mill (Copyright 2006 Ontario Tourism), Cunnington-Osborne Farm Complex, Caledon (Sally Drummond), Whig -Standard Building, Kingston (Marcus Letourneau), Victoria Park Heritage Conservation District, Kitchener (Ministry of Culture), Black Bay Bridge, http://www.mah.gov.on.ca Thunder Bay (Ministry of Culture) InfoSheet #5 1 page 4 Conservation Plan 28 Burgetz Avenue, City of Kitchener Appendix F Conservation Plans for Heritage Properties (OHT) (next page) July, 2018 MHBC1 705 ONTri RTO HER 1TACT TRUST" En I I �_% BRING1 N6 OUR STORY TO LIFE Conservation plans for heritage properties The objectives of a conservation plan are to identify the cultural and historic significance of a site and to set out a policy and strategy for the management and conservation of the heritage values, attributes and integrity of that site. The conservation plan examines the long-term planning of a cultural resource and should determine how to retain its significance in any future use, alteration, repair or development. The following is a brief outline that includes relevant topics to be discussed within the conservation plan. x Context plan, Enoch Turner Schoolhouse, Toronto 1.0 Introduction • Scope and summary of the main aims of the plan • Methodology of investigation and date collection (e.g., types of testing, historical `r`a HIS -011 documents, archaeological work, other studies referenced, technical literature search, comparable projects, etc.) -Stakeholders and users 2.0 Description and analysis 2.1.1 Description of resource • Location information (include maps, as needed) • Detailed documentation of the resources (sketches, measured drawings and photos) • Description of the resource and existing character of the site, including its context and neighbourhood • History of the resource and its evolution over time, highlighting changes • Current management (activities, costs, budget, operations), ownership, responsibilities and roles of other organizations and agencies 2.1.2 Significance • Identify values associated with the resource (i.e., historical, architectural, archeologically, environmental, etc.) -Statement of Significance, including a list of character -defining elements • Can include the designation bylaw, if applicable 2.1.3 Planning policy framework • Regulatory context of the heritage resource with attention to approval processes • Listing, designations, easements, heritage conservation district • Local planning and policies (zoning and official plans) 3.0 Assessment 3.1.1 Condition of resource • Condition assessment of the resource/attributes with an inventory of prioritized deficiencies • Discussion and analysis of mechanisms of deterioration •A discussion of use (historic, current and proposed) as it relates to the conservation of the heritage resource 3.1.2 Issues • List key issues pertaining to the resource, identifying opportunities and restrictions (development, financial and capital needs, public access requirements) • Conservation constraints and requirements of users and owners • Planning issues relating to the place 4.0 Management 4.1.1 Aims and goals • Series of aims for conservation • Objectives for future vision (long- and short- term) • Factors for consideration when planning new work • Proposed remedies, interventions and implementation -Conservation policies for the resource, including appropriate adaptation (policies should provide practical guidelines to explain how the significance of the site can be retained in any future uses, alterations, maintenance regimes or development, and can relate to individual topics such as disabled access, restoration, lighting, setting or fabric or individual areas of the site) 5.0 Implementation 5.1.1 Program of action • Recommended actions and mechanisms to achieve objectives • Long-term and short-term maintenance programs -Costing and scheduling of the implementation 5.1.2 Limitations • Limitations of the plan/recommendation for further work • Monitoring and reviewing the plan (process and timing for reviewing and updating the plan) 6.0 Supplementary information The Appendices should include the following, as appropriate: A. Bibliography B. Chronological history C. Phase 1-2 Archaeology report D. Documentation of the character -defining elements E. Schedule of previous reports and studies F. Detailed building condition report G. Site plan(s) (current/proposed) H. Architectural drawings (current/proposed) I. Arborist's report J. Other reports as needed St. Thomas Pioneer Church, St. Thomas Revised July 2012 Ontario Heritage Trust I Toronto, ON T 416-325-5000 www.heritaaetrust.on.ca 10 Adelaide Street East M5C 1J3 F 416-325-5071 proarams(caheritaaetrust.on.ca 2/2 Conservation Plan 28 Burgetz Avenue, City of Kitchener Appendix G Glossary of Terms - Dovetails and Broadaxes (USDA, 2015) (next page) July, 2018 MHBC1 706 Appendix D—Glossary See figures 4 and 5 for illustrations of common compo- nents of log cabins and early 20th -century houses and figure 296 for an illustration of window parts. These figures may enhance your understanding of some glossary terms. Adz—A tool, similar to an axe but having an arched blade attached at a right angle to the handle, used to shape and trim timber (see figure 97). Band Clamp—A long strip of metal material with threaded tightener that is used to hold logs together during log replace- ment (see figures 58, 63, and 64). Beetle mallet—A large, heavy mallet with a wooden head, used to move a framing member or log a short distance (see ?, figure 91). Sometimes called a persuader. M N U) 0 CD Broadaxe—A bladed, hand-held implement with a wide, rflaring head and short handle, used for shaping and hewing x timber (see figure 96). c m a Q Brush weather stripping—Weather stripping consisting of a strip of bristles with a winged friction mounting that is inserted into a slot cut into the wood frame of a window or door. Comes in long strips or rolls (see figure 302). Bulb weather stripping—Weather stripping consisting of a compressible tube with a winged friction mounting that is inserted into a slot cut into the wood frame of a window or door. Comes in long strips or rolls (see figure 302). Calipers—An instrument for measuring and transferring a precise measurement from one surface to another (see figure 89). Cant hook—A lever tool with a hinged, hooked arm near the end, used to grip and turn a log over. Similar to a peavey, but with no spike (see figure 91). 252 Cant strip—A triangular board that is used at the joint between a vertical element, such as a dormer, and the drain- age pitch of the roof to guide water away from the vertical surface and provide support for roofing, asphalt felt roofing paper, or ice and water shield that is bent up the vertical sur- face (see figure 237). Chimney crown—The element that caps the top of the chimney and prevents intrusion of water into the masonry from the top. Crowns may be premanufactured (see figure 307) or site built (see figure 241). The flue liner (if any) extends through the chimney crown. Chinking—Material used to fill the horizontal spaces between logs (see figures 192 and E31). Chisel—A long -bladed handtool with a beveled cutting edge and a handle designed to be struck with a hammer. Used to cut or shape wood, stone, metal, or other materials (see fig- ures 98 and 99). Commander—A big mallet (see figure 91). Commandette—A big mallet, but smaller than a com- mander (see figure 91). Coping—A U- or V-shaped trough cut down the length of the underside of a log that mimics the round shape of the log below it. When coped logs are stacked, little or no air can pass between them (see figure 25). Counterweight—A weight that balances the weight of another object. Used in single -hung or double -hung windows (sash weight) to make it easier to raise or lower a window sash, and to hold a window sash in place when it is raised or lowered (see figure 297). Course—A horizontal row of material units, such as a hori- zontal row of bricks or a horizontal row of shingles or shakes. Cribbing Boards or lumber stacked in a crosshatch pattern to support a structure during construction work that requires removing existing structure support (see figure 73). Crosscut Saw—A saw used for cutting across the grain of a log or large timber (see figure 100). Crown end—The end of a log that extends beyond the notching at the corner of a log building (see figure 43). Daubing—The finish layer covering chinking or gaps between wall logs (see figure 26). Double -hung window—A window, typically taller than wide, having two vertically stacked halves that can each be opened. Double -strength glass—Sheet glass that is about 1/8 inch thick, as opposed to single -strength glass, which is about 1/16 inch thick. Drawknife—A single -edge blade with a handle at each end, operated by drawing the knife over the surface toward the user. Used to shape wood or remove bark from a log (see fig- ure 93). Epoxy—An adhesive made from synthetic thermosetting polymers. Also, paint, plastics, or other materials containing these polymers (see figure 109). Felling axe—A full-size axe for felling trees and sectioning logs—the Jersey Pattern axe in figure 95 is an example of a single -headed felling axe and the Bluegrass Western Pattern axe in figure 95 is an example of a double -headed felling axe. Fiberboards—Construction panels made from compressed wood or other plant fibers and binders, manufactured using compression and heat. Sometimes referred to by their manu- facturer's names, such as Upson Board, Beaver Board, Homasote, and Celotex (see figure 316). Fire box—The part of a fireplace or wood stove where fuel combusts. Flashing— Base flashing—Runs across and a short distance up the chimney where the chimney meets the roof. Sits on top of the shingle or shake course that is cut to butt into the chimney. Folds around the bottom corners of the chimney and tucks up along the sides (see figure 244). • Counter flashing—Placed in the mortar joints; overlays the base, step, and saddle flashing (see fig- ures 246 and 247). • Saddle flashing—Laid at the upper side of the chimney at the saddle; overlays the step flashing (see figure 245). • Step flashing—Laid with each course of shingles along the sides of the chimney; overlays the base flashing at the lower side of the chimney (see figures 244 and 244). • Valley flashing—Applied in roof valleys where two roof planes intersect, producing an internal angle (see figures 253, 254, and 255). • Vent flashing—Applied around vents that extend through the roof (see figures 249 through 252). Frame and panel door—(also known as rail and stile) A frame of vertical stiles and horizontal rails holding raised or flat panels in place to form a door (see figures 303 and 305). Frass—A sawdust -like powder produced by wood -boring insects as they drill into a log or timber, visible on the exte- rior of affected wood structures after the insects expel it through the bored hole. Footing—The bottommost part of a foundation, normally wider than the rest of the foundation to provide bearing against the soil (see figures 5 and 81). 253 Geotechnical engineer—An engineer who specializes in Hewing—Chopping or cutting a log with a broadaxe to cre- the behavior of earth materials and who performs work such as evaluating the stability of natural slopes and man-made soil deposits, assessing risks posed by site conditions, and designing earthworks and structure foundations. "Ghosts" of past construction—A difference in paint or other surface evidence that occurs around the former posi- tion of a structural element, appliance, or furniture, including darker or lighter flooring, paint outlines, and fastener holes (see figure 310). Glazing—Panes of glass or other transparent or translucent material in a window. Glazing points—Small metal triangles, diamonds, or ate a relatively flat surface (see figures 124 and 125). Knee wall—A partial -height wall that connects the floor and a low ceiling. Usually load bearing (see figure 5). Lag screw—A heavy hex- or square -head wood screw. Ledge and brace door—(also known as plank and batten) Several vertical boards tied together at the top and bottom by horizontal boards (called ledges or battens) to form a door. Sometimes includes a diagonal board (brace) that extends from the top ledge to the bottom ledge and fastens to each of the vertical boards to keep the door square (see figure 304). Lite --A framed opening in a window or door containing a winged shapes pushed into the wood window frame against a pane of glass or other translucent or transparent material (see pane of glass to hold the glass in place before putty is applied figure 297). (winged shapes are not appropriate for historic windows). Gouge—A chisel with a concave blade (see figures 98 and 99). Guano—Bat or sea bird feces; usually describes droppings concentrated in a small area that form a layer over a surface. Joint—On shingle or shake roofs, a gap between horizon- tally adjacent shingles. Hand plane—A handtool with a flat bottom housing a pro- jecting steel blade, used to pare shavings from the surface to flatten and smooth wood. Usually has knobs or handles on top, in front of and behind the blade, to grasp while pushing the tool across the wood surface (see figure 102). Log cleat A small steel device used to hold a log in a fixed position while the log is shaped. Normally available in pairs connected by a rope; the pointed ends grip the log and the surface it rests on (see figure 94). Log dog—(also known as log staple) A steel bar with each end bent 90 degrees and sharpened. Available in various sizes and with either chisel or pointed ends that are pounded into a log and the surface it rests on to hold the log in a fixed posi- tion for shaping (see figure 94). Log screw—A long, approximately 1/4 -inch -diameter wood screw available in lengths of about 4 to 16 inches, with only 3 inches of thread on the end; the rest of the shaft is smooth. Mallet—A hammer with a large, cylindrical wooden or rub - Heat shield—A sheet of nonflammable material installed ber head (see figure 91). on spacers to encourage a convection flow of air that prevents most of the heat from a wood stove or metal flue from reach- ing the combustible material behind the heat shield. 254 Markerboard—A board marked in measured intervals, attached to an object and used with a surveyor's level or tran- sit to track vertical or horizontal movement (see figure 62). Miner's wedges—Large wooden wedges with a shallow slope (see figure 56). Mullions—Vertical window dividers that provide structural support (see figure 297). Muntins—Strips of wood or metal separating and holding panes of glass in a window (see figure 297). Need le—A metal or wooden beam extending the full width of a building to support the building while raising it or replac- form a door. Sometimes includes a diagonal board (brace) that extends from the top ledge to the bottom ledge and fas- tens to each of the vertical boards to keep the door square (see figure 304). Plumb—Precisely vertical. Plumb bob—A heavy, usually conical weight on a fully flexible string or cord. Used to determine a precisely vertical line or whether a surface is vertical or leaning (see figure 45). ing the foundation or support structure (see figures 69 and Pony wall—A partial -height wall that is not load bearing. 85). Notching—A method of joining stacked log walls at the corners by carving shapes into the logs. Secure notching methods (saddle, half dovetail, full dovetail, "V," step and lock) alternately interlock end and side logs using shape alone, while less complex notches require fasteners (square, butt and pass) (see figures 16 through 21). Pane --A single sheet of glass in a window or door (see fig- ure 297). Power plane—A powertool with a flat bottom housing a rotating drive with projecting steel blades. Used to flatten and smooth wood by paring shavings from the surface (see figure 107). Projectile point—A sharp -edged head for a projectile, such as an arrow, spear, or dart. Usually fashioned from chipped stone, metal, bone, or ivory (see figure 31). Purl in—Log or timber roof support member running hori- zontally across the roof, supported by the end walls and Peavey—A lever tool with a hinged, hooked arm near the sometimes a center wall of the cabin (see figure 205). spiked end, used to grip and turn over a log; a cant hook with a spiked end (see figure 91). Persuader—Big mallet (see figure 91). See definition of beetle mallet. Putty—A soft, easily worked paste, traditionally made from whiting and linseed oil, that hardens over time and is used mostly for sealing windowpanes within their frames. Rafter—Roof support member running from the peak to the Pier—A pillar support for a structure, usually constructed of eave of the roof, supported by the outside walls of the cabin masonry (see figures 81 and 82). Piling—Heavy beam or post driven vertically into the ground or sometimes set vertically into an excavated hole in the ground to support a structure. Plank and batten door (also known as ledge and brace)—Several vertical boards tied together at the top and bottom by horizontal boards (called ledges or battens) to and either braced against a rafter on the opposite side of the roof at the peak or supported by a ridge beam at the peak. Can be made of logs, timbers, or lumber (see figure 206). Rafter tail—The portion of a rafter extending beyond the outside wall of a building (see figures 186 through 191). 255 00 Rail and stile door—(also known as frame and panel) A Sawbuck—A device for holding rough or round wood so frame of vertical stiles and horizontal rails holding raised or that it may be worked without rolling over or shifting. It con - flat panels in place to form a door (see figures 303 and 305). sists of two vertical "X" forms stabilized by a connecting Raking out—Removing mortar to a depth of about 3/a inch from the face of brick or other masonry (see figures 242 and 243). horizontal piece. The timber or log is placed in the upward facing "Vs" at the top of the "Xs", similar to the top rail of the sawbuck fence in figure E7. Screw jack—A lifting jack consisting of a threaded rod that Raker shingles or shakes—Shingles or shakes laid along can be cranked up and down inside a threaded support, with the gable end or along an intersecting wall of a roof, perpen- a plate on the top end of the threaded rod to bear the load. dicular to normal shingle or shake orientation, to raise the Sometimes called a house jack if it's an appropriate size (see edge of the finished roof enough to guide water back over the figure 60). main part of the roof (see figure 239). Reciprocating saw—A power saw with a narrow blade that cuts with a back -and -forth motion (see figure 101). Roof jacks—(also known as toe board holders or slide guards) Metal plank holders that are nailed to the roof through angled slots. Used to support planks that provide a horizontal surface for the roofers' feet (see figure 201). Rough sawn lumber—Lumber with a rough surface that wasn't planed after it was sawn. Such lumber has slightly larger actual dimensions than planed lumber with the same nominal dimensions. Sash—The frame holding the glass in a window (see figure 297). Sash cord—In single -hung or double -hung windows, a small rope that runs over a pulley wheel inside the window casing near the top of the window and connects each side of the window sash to a sash weight (see figure 297). Sash weight—A counterweight used in single -hung or double -hung windows to make it easier to raise or lower a window sash, and to hold a window sash in place when it is raised or lowered (see figure 297). 256 Scribe—A pointed instrument used to make guide marks on a surface. When used in construction, normally refers to a compass scribe which has two arms that can lock at a fixed distance apart and be used to transfer a shape from one sur- face to another (see figure 105). Significant—When used in or as a shortened version of the phrase "historically significant," it means the building or site is important to the history, architecture, archaeology, engi- neering, or culture of a community, State, or country because of its association with important events, activities, or people; its distinctive physical characteristics; or its potential to yield important information. Sill—A strong, horizontal structural member at the base of a structure, door, or window. Sill log—The bottommost log (usually two per structure, on opposite sides) that supports the rest of a log building (see figures 4 and 151). Single -hung window—Two-section window, typically taller than wide, one-half of which opens vertically (window on the right in figure 47). Single -strength glass—Sheet glass that is about 1/16 inch Standard dimension lumber—Lumber sawn to match thick, as opposed to double -strength glass, which is about 1/8 standard lumber dimensions listed in the U.S. Department inch thick. of Commerce American Softwood Lumber Standard (ALS). Sometimes called "dimensioned" lumber. Sistering—Reinforcing a framing member by attaching it to another piece of lumber, usually of the same dimension, that Stem wall—A vertical foundation wall, usually constructed is laid parallel and adjacent to the existing framing member. of concrete or masonry, extending from the footing upwards Sleeper—Wood member resting on a surface or structural support, used to level or raise and support another part of a structure, such as a floor. Log sleepers sometimes were laid to support the perimeter walls and floor framing or slab, and to retain soils outside the crawl space or basement (see figure 5 and figures 83 through 86). directly on soil to support log cabin sill logs and floor joists Sticker—Dry, unwarped wood, usually of small dimension, (see figure E9). Slick—A large chisel driven by manual pressure, never struck (see figure 99). Spandrel log—The second log from the bottom (usually two per structure, on opposite sides) that rests at its ends on the sill logs and supports the rest of a log building (see fig- ures 4 and 151). used to separate individual pieces of lumber to allow air to circulate and prevent the lumber from warping in storage. Structural engineer—An engineer who is responsible for analyzing and designing the physical components that sup- port a structure and withstand the forces exerted upon it by wind, earthquakes, snow, and so on. Stub wall—A horizontal, short wall that "stubs" out from (and usually is perpendicular to) a full wall. Spud bar—A long, straight metal bar generally used lengthwise as a handtool to jab an object, causing the object Tempered glass—A type of safety glass that is made by to move, break up, or deform. Some spud bars have a wood heating glass to about 1,200 °F and then blowing air on both or fiberglass bar and wider steel chisel end for specific jobs, such as roofing tear -offs (shingle spud) or removing bark from logs (bark spud) (see figure 59). Square—Enough roof material to cover about 100 square feet of roof. sides to cool it quickly to about 500 °F, making it much stronger than standard glass and causing it to crumble into many small pieces when broken rather than shattering into shards. Timber tongs—A pincer -like, hinged device with pointed grabbing ends, used to partially surround and hold logs or Square—A flat L (framing square)- or triangular (speed large timbers as they are lifted by a chain or bar attached at square) -shaped tool, usually made of metal, commonly the hinge end (see figures 51 and 91). marked on the edges at measured intervals and inscribed with framing tables, used for marking right (90 -degree) angles and Whalers—Paired timbers on either side of a wall that are sometimes other angles, spacing for wall studs, rafter angles, through -bolted or nailed to the wall, creating a "sandwich" to and so on (see figure 104). stabilize the wall (see figures 65 and 68). 257 00 M M 0 0 X m a a Q Wood grain Refers to the orientation of wood cell fibers, which are visible in patterns of alternating darker and lighter wood. Worm drive saw—A term typically used when referring to circular saws with a worm (screw form) shaft and wheel gear drive motors, which are heavier, more expensive, and more powerful than direct drive or sidewinder circular saws. Worm drive circular saws can be identified by the position of the motor parallel to the blade and the main handle behind the blade (see figure 101). 258 Conservation Plan 28 Burgetz Avenue, City of Kitchener Appendix H Structural Condition Report, Tacoma Engineers (2018) (next page) July, 2078 MHBC1 707 TAC(,,,,MA STRUCTURAL REPORT ENGINEERS Demolition of Additions Date: February 27, 2018 No. of Pages: 5 + Encl. Project: 28 Burgetz Avenue, Kitchener, ON Project No.: TE-31486-18 Address: 28 Burgetz Avenue, Kitchener, ON Permit No.: N/A Client: MB Future Homes Dist.: Mush Prebeza MB Future Homes c/o vhicks(a mhbcplan.com Vanessa Hicks MHBC vhicks(i�mhbcplan.com Dan Currie MHBC dcurrie(i�mhbcplan.com Background Tacoma Engineers has been retained by MB Future Homes to provide structural engineering comment for the proposed redevelopment located at 28 Burgetz Avenue, Kitchener, ON. The following letter does not constitute a demolition permit report, as outlined in the Ontario Building Code, Division C, Cl. 1.3.1.1 or Ontario Regulation 260.08. However, a Demolition Permit / Plan Report can be provided upon request. Tacoma Engineers has been asked to provide comment on the feasibility in removing the building additions surrounding the original two storey log home located at the above address. The dwelling in question can be split into five areas, listed from the west to the east of the property (assuming Burgetz Ave runs west to east, and the home faces south). The west portion is a modern sunroom addition, which has been demolished. The next portion is the original two storey log home. The third portion is an early 20th Century kitchen addition. The fourth portion is a former out building that has been converted to a residence. The firth portion is a garage that has since been demolished. In order to facilitate redevelopment of the property, the modern building additions are proposed to be demolished, leaving only the early 1800s log home remaining. Likely, a modern rear addition will be added to the log home to allow for modern amenities within the redeveloped property. It is understood that several modern residential buildings will be constructed on the east portion of the property. Comments Observations within the home have indicated that the separate portions of the home have been constructed as three separate district structures, and do not rely on each other for structural integrity. As such, it is possible that the two modern additions can be demolished without compromising the structural integrity of the original log house. Basement / Foundations The log house sits on rubble stone foundation walls, of 24" to 30" thickness. The extent of these foundations is indicated on the plans found in the Heritage Impact Assessment prepared by MHBC. The modern additions include no basements, and likely contain crawl spaces, or slab on grade foundations. The basement contains a walkout stair to the rear of the property. Given the material construction, it is likely that the walkout is not original to the log home, however is older than 80 years. 176 Speedvale Ave. West T: 519-763-2000 x264 Guelph, Ontario Professional Engineers F: 519-824-2000 Canada NIH 1C3 Onmrio n.lawler(i�tacomaengineers.com Tacoma Engineers Page 2 of 5 28 Burgetz Avenue, Kitchener, ON Structural Report February 27, 2018 Demolition of Additions Perimeter Walls — expected to hg ouse portion Destructive testing of the interior finishes found that as expected, the two-storey portion of the building is a log home. The logs were found to be hand hewn and laid horizontally. The joinery style at the corner could not be confirmed without further demolition of the finishes. However, it was noted that the corners appear to be notched in some manner, as opposed to a "butt and pass" method. Wall finishes were found to be lime plaster reinforced with horse hair, on split - accordion lathe. This wall construction dates the log portion of the home to be very old, certainly in the early 1800s. [A Figure 1 - Log Structure at Perimeter Walls Figure 2 - Split -Accordion Lathe and Plaster Finishes Tacoma Engineers Page 3 of 5 28 Burgetz Avenue, Kitchener, ON Structural Report February 27, 2018 Demolition of Additions Floor Framing — Lou Home The log home floor was mostly covered with finishes, however the basement allowed observation of the floor structure of the main level. It was found that the floor framing consisted of hand hewn logs, supported by a central bearing line. The bearing line was also a hand-hewn timber beam, on timber posts. Of note, the joists were found to be continuous over the central support, with a bottom notch allowing the joists to bear on the central beam. This is a rare form of construction, as it requires very large straight tress. This indicates that the home was constructed at a very early stage in the settlement of this area by European settlers when the forest was still very dense and old growth. Roof Framing — Log Home The log house roof is constructed with round cedar logs, typical at the suspected time of construction of the home. There are no collar ties, as the roof system relies on the attic floor to resist outward thrust of the sloping rafters. Gabel ends of the home are framed with vertical studs, clad with horizonal board siding. Figure 3 - Roof Framing Roof Framing — Adjacent Addition The eastern addition roof appears to be constructed with conventional rafters and collar ties. The ridge of the roof is lower than the two-storey log home eave, and as such it is unlikely that the addition roof provides any structural support to the log home roof structure. The east addition, including its roof structure may be removed without any impact on the long term structural stability of the 1800s log home. Tacoma Engineers Page 4 of 5 28 Burgetz Avenue, Kitchener, ON Structural Report February 27, 2018 Demolition of Additions Figure 4 - Roof at Addition Recommendations The building additions may be successfully demolished while keeping the original log house in tact, without compromising the structural integrity of the original building. Our recommendations follow: • Roof framing should be removed by hand where it interacts with the log wall framing of the house. This will ensure that the log house framing will not be compromised during the demolition of the addition roof framing. • Due to the steep grade change to the west of the log home, consideration should be made to grading and appropriate retaining walls be put in place if required, to ensure the stability of the log home and its foundations. • The rear basement walkout may be demolished, provided it is done with care in a manner as not to damage the original stone foundation walls. • If the proposed rear addition is to contain a basement, care should be made while excavating as not to damage the rubble stone foundation walls of the log home. Similar, underpinning and necessary foundation stabilization may be required during construction of the addition, which should be done under the supervision of a structural engineering experienced with heritage structures. • Demolition should be carried out by a licensed demolition contractor, with experience in the demolition of heritage properties. Tacoma Engineers Page 5 of 5 28 Burgetz Avenue, Kitchener, ON Structural Report February 27, 2018 Demolition of Additions Should you have any comments on the above report, or require general review during the demolition process, please do not hesitate to contact the undersigned. Per Nick Lawler, M.A. Sc., CARP, PE, P.Eng Structural Engineer, Senior Associate Tacoma Engineers Inc. Encl. Nil. TE -31486-18 EB -27- ��® ®`7NCE OF 00411 200-540 BINGEMANS CENTRE DRIVE KITCHENER / ONTARIO /N2B3X9 / T:519.576.3650 / F:519-576-0121 / WWW.MHBCPLAN.COM MHBC PLANNING URBAN DESIGN & LANDSCAPE ARCHITECTURE