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Home My WebLink AboutDSD-2022-167 - Heritage Permit Application HPA-2022-IV-006 - 35 Gordon AvenueStaff Report Development Services Department www.kitchener.ca REPORT TO: Heritage Kitchener DATE OF MEETING: May 3, 2022 SUBMITTED BY: Rosa Bustamante, Director of Planning, 519-741-2200 ext. 7319 PREPARED BY: Deeksha Choudhry, Heritage Planner, 519-741-2200 ext. 7291 WARD(S) INVOLVED: Ward 10 DATE OF REPORT: April 4, 2022 REPORT NO.: DSD -2022-167 SUBJECT: H PA -2022 -IV -006 35 Gordon Avenue Repairing sections of the exterior foundation wall and segmental brick arch above the second -storey window on the rear (west) elevation RECOMMENDATION: That pursuant to Section 33 of the Ontario Heritage Act, Heritage Permit Application HPA-2022-IV-006 be approved to permit repairs of the exterior foundation wall and of the segmental brick arch above the second -storey window on the rear (west) elevation on the property municipally addressed as 35 Gordon Avenue, in accordance with the supporting information submitted with this application. REPORT HIGHLIGHTS: • The purpose of this report is to present the proposed repairs of the exterior foundation wall and the segmental brick arch above the second -storey window on the rear (west) elevation. • The key finding of this report is that the proposed repairs will not negatively impact the cultural heritage value or interest of the property. • There are no financial implications associated with this report. • Community engagement included consultation with the Heritage Kitchener Committee. • This report supports the delivery of core services. BACKGROUND: The Development Services Department is in receipt of a complete Heritage Permit Application HPA-2022-IV-006, which is seeking permission to repair sections of the exterior foundation wall and the segmental brick arch above the second -storey window on the rear (west) elevation on the subject property municipally addressed as 35 Gordon Avenue (Fig. 1). *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. Page 3 of 524 crion .,rzan 17 ' > l �G T 32 37 64 21 i \ J \ 43 75 ii 99 36 r`\ 70 r47 42 79 ;.: 74 .. d��` � 31 44 51 W -�•• CE NTRAL F REDE RICK' 78 48 CIVIC CENTRE 260 97 0 92 \�1 J,y Acadian Apartments '12 GHQ 25 8ti �E].Fi� 111 2511 py 2 ,1 17, Figure 1: Location Map of 35 Gordon Avenue REPORT: The subject property is located on the north side of Gordon Avenue at the corner of Gordon Avenue and Clarence Place in the Central Frederick Neighborhood. It contains a two-storey residential dwelling, constructed c.1888 in the Italianate style (Fig. 2 &3). The Italianate residence was constructed by Peter Itter, a local development and builder who was also the Warden of the Berlin House of Refuge from 1881 to 1892. The existing dwelling at 35 Gordon Avenue is the first house to be constructed by Mr. Itter after he developed the plan of subdivision for the Central Frederick neighborhood. The intersecting streets of Gordon Avenue and Clarence Place, where the house is situated, are named after his eldest son, Gordon Clarence Itter. The property was designated under Part IV of the Ontario Heritage Act by way of designating by-law 91-326 for its historic and architectural/design values (Attachment A). Additionally, the subject property is located within the Central Frederick Neighborhood Cultural Heritage Landscape. The exterior character -defining elements of the dwelling include: • Bracketed cornice (scrolled bracket with star motif); • Inverted picket frieze; • Tongue and Groove soffit; • 1/1 double hung windows with segmental arches; • Wooden sash and sills; • The porch, which was constructed c.1920 with elephantine porch posts; • Natural tongue and groove ceilings and cedar shingle siding; • Second -storey Italianate door with round headed window and; • Detached c.1920 garage of plaster construction; Page 4 of 524 As such, all elevations and the rooflines of the house, and the c. 1920 garage are included within the designating by-law. Figure 2: Front Elevation of 35 Gordon Avenue Figure 3: South and west (rear) elevation of 35 Gordon Avenue Segmental Arch Repair above second -storey Window on the rear elevation The main portion of the existing dwelling is clad in yellow/orange-hues bricks. Some of the bricks that form the segmental arch above the second -storey window on the rear elevation of the subject property are loose and deteriorating (Fig. 4 & 5). The proposed repairs will ensure that the segmental arch is restored back to its original state and appearance as closely as possible (Attachment B). Page 5 of 524 Figure 4: Location of the window and Figure 5: Deteriorating segmental arch above the segmental arch on the rear elevation window The proposed repair of the segmental arch involves temporarily removing the loose brickwork above the window and rebuilding the segmental arch with the existing bricks while performing any repairs as required. A lime -based type — O mortar will be used for the repair work. If any bricks require replacement, then yellow reclaimed brick will be used, which will match the existing brick. Repairs to the Exterior Foundation Wall There are some parts of the exterior foundation wall where exposed mortar and crumbling cement can be seen (Fig. 6-9). There has been some repair work that has been done to the foundation in the past, however, that has not stopped parts of the exterior foundation wall from further deterioration. The most notable damage on the exterior foundation wall can be seen on the south and west (rear) elevation of the house. Page 6 of 524 V_ Figure 6: Foundation damage by the basement windows Figure 8: Foundation damage by the rear entrance — west elevation Figure 7: Foundation Damage on the south elevation m Figure 9: Foundation damage on the corner of the west and south elevation Repairs to the foundation will include removing the parging and the mortar from joints of the affected sections of the foundation wall and repointing the exterior foundation wall with lime based type -0 mortar. The repair work will ensure that the foundation is repaired efficiently and restored back to its original state as closely as possible (Attachment B). The proposed repairs meet the "Eight Guiding Principles in the Conservation of Built Heritage Properties", especially: • Respect for original fabric — repair with like materials — return the resource to its prior condition, without altering its integrity-, and • Maintenance — with continuous care, future restoration will not be necessary — with regular upkeep, major conservation projects and their high costs can be avoided. Page 7 of 524 The proposed alteration meets Parks Canada's The Standards and Guidelines for the Conservation of Historical Places in Canada, especially: • Evaluate the existing condition of character -defining elements to determine the appropriate intervention needed — use the gentlest means possible for any intervention, respect heritage value when undertaking an intervention; • Maintain character -defining elements on an ongoing basis; and • 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. Heritage Planninq Comments In reviewing the merits of the application, Heritage Planning staff note the following: • The subject property municipally addressed as 35 Gordon Avenue is designated under Part IV of the Ontario Heritage Act by way of designating by-law 91-326; • All elevations and the segmental arches above the 1/1 double hung windows have been identified as a heritage attribute contributing to the cultural heritage value or interest of the property; • Some of the bricks of the segmental arch above the second -storey window on the rear (west) elevation of the property have become loose and are deteriorating; • There has also been notable deterioration of the exterior foundation wall on the south and west elevations of the house; • The segmental arch and the affected sections of the exterior foundation wall are proposed to be repaired and restored to their original state and appearance as closely as possible; • The proposed repairs are consistent with Parks Canada's The Standards and Guidelines for Historical Places in Canada, • Original architectural features will remain; and • The proposed repairs will not adversely impact the reasons of designation of the property nor the Gordon Avenue streetscape. In accordance with the Heritage Permit Application form, the approval of an application under the Ontario Heritage Act shall not be a waiver of any provisions of any by-law of the City of Kitchener or legislation, including but not limited to, the requirements of the Ontario Building Code and Zoning By-law. In this regard, staff confirm that a Building Permit is not required to undertake the proposed repairs. STRATEGIC PLAN ALIGNMENT: This report supports the delivery of core services. FINANCIAL IMPLICATIONS: Capital Budget — The recommendation has no impact on the Capital Budget. Operating Budget — The recommendation has no impact on the Operating Budget. Page 8 of 524 COMMUNITY ENGAGEMENT: INFORM — This report has been posted to the City's website with the agenda in advance of the Heritage Kitchener committee meeting. CONSULT —Heritage Kitchener will be consulted regarding the subject Heritage Permit application. PREVIOUS REPORTS/AUTHORITIES: • Ontario Heritage Act REVIEWD BY: Garett Stevenson, Manager of Development Review APPROVED BY: Justin Readman, General Manager, Development Review ATTACHMENTS: Attachment A — Designating By-law 91-326 for 35 Gordon Avenue Attachment B — Heritage Permit Application HPA-2022-IV-006 Page 9 of 524 66L/t, Hoobjsns ply wR.4oS ss = Rq'ale I loA 6uw pajedaid.... ....... oi s � s.o(iyos uogeiod,m —OIAI, lelol m O D Lf)b 9ZN OTaP4uO 'aauagO4Tx gaaa�S }[otaapaa3 ZZ LC STTT XOg 'O'd oTauquO 'aauagogT m z { aogTOTTOS AgTO `aovq ivm SHKVc :fq pamdOM luawnaod (Sl) anueAV uOpaoO SER IllJadoJd ;o ssaippb' ledllajunW (b4) aad uolleJlsl6aa xsl pus saaj aolnJag Jo; sseippy (SO ....._.. i.. ... 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TO tu.zauab buznEq xadudsMau aures agg ut pausztgnd aq og MuZ-Ag sig} go buzssud agq go aOzgou asnao - Z - v66 t Anr v N LDO co r N O) m n '00IJ94PM JO A4TTedTOTUUW TEUOzbag '.zauagogtx 3o AgTD agq IIT SZt UPTd '9nU9AV UOPaOD 3O gS9M • Aan.zng s , aa44= .zagad JO g xooTg uz g qoq „v„ Rrinaaxos fisc L INnr J/. a3w� Joao iw 2022 KiTMFNER HERITAGE PERMIT APPLICATION & SUBMISSION REQUIREMENTS Planning Division — 200 King Street West, 6"' Floor P.O. Box 1118, Kitchener ON N2G 4G7 519-741-2426; planning@kitchener.ca STAFF USE ONLY Date Received: Accepted By: Application Number: HPA-2021- PART B: HERITAGE PERMIT APPLICATION FORM 1. NATURE OF APPLICATION Page 7 of 10 E b 4 12 Exterior ❑ Interior ❑ Signage ❑ Demolition ❑ New Construction ❑ Alteration ❑ Relocation 2. SUBJECT PROPERTY Municipal AddressMordon Ave. Kitchener, ON N2H1N7 Legal Description (if Building/Structure Type: Residential ❑ Commercial ❑ Industrial ❑ Institutional Heritage Designation: Cd Part IV (Individual) ❑ Part V (Heritage Conservation District) Is the property subject to a Heritage Easement or Agreement? ❑ Yes ® No 3. PROPERTY OWNER Name: Dana Alexander -Tran and Thompson Tran Addres _ _ City/Province/Postal Code: Kitchener, Ontario,N2H 1 N7 Phone: Emai 4. AGENT (if applicable) Name: Company: Address: City/Province/Postal Code: Phone: Email: A city for • W Page 15 of 524 Working together 9 Growing thoughtfully • Building community 2022 Pag, 5. WRITTEN DESCRIPTION , Provide a written description of theproject °including any conservation methods Proposed_ Provide such de, as materials to be used, measurements, ;paint colours, decorative details, whether an original building fabs is to be .removed or replaced, etc. Use additional pages as required_ Please refer to the City of Kitchenei Heritage Perm [I Appiication Submission Guidelines for further direction. See attached document and details as outlined from Mike Kirnbauer 6. REVIEW OF CITY OF KITCHENER HERITAGE PERMIT APPLICATION SUBMISSION GUIDELINES Describe why it is necessary to undertake the proposed work: See attached document Describe how the proposal is consistent with the Part IV individual designating by-law or the Part V Heritage Conservation District Plan: See attached document Describe how the proposal is consistent with Parks Canada's Standards and Guidelines for the C('rtserv0l'On of "Istorrc Places in Canada ww .histone laees.calenf a es/standards-normes.as x): See attached document 7. PROPOSED WORKS a) Expected start date:,SPrifig/Summer 2022 Expected completion date: Spring/Summer 2022 hi Have you discussed this work with Heritage Planning Staff? - If yes, who did you speak to? Deeksha Choudhry c) Have you discussed this work with Building Division Staff? - If yes, who did you speak to?_ 13 Yes ❑ No ❑ Yes ❑ No d) Have you applied for a Building Permit for this work? ❑ Yes e) Other related Building or Planning applications: Application number ❑ No Tor everyone4 Working together + Growing th"ghtfully * Building community Page 9 of 10 ANOWLEDGEMENT ,he undersigned acknowledges that all of the statements Qontatned in documents filed in support of this application shall be deemed part of this application. The undersigned acknowledges that receipt of this application by the {City of Kitchener - Planning Division does not guarantee it to be a'complete' application. The undersigned acknowledges that the Council of the City of Kitchener shall determine whether the information submitted forms a complete application_ Further review of the application will be undertaken and the owner or agent may be contacted to provide additional information and/or resolve any discrepancies or issues with the application as submitted. Once the application is deemed to be fully complete, the application will be processed and, if necessary, scheduled for the next available Heritage Kitchener committee and Council meeting. Submission of this application constitutes consent for authorized municipal staff to enter upon the subject property for the purpose of conducting site visits, including taking photographs. which are necessary for the evaluation of this application, The undersigned acknowledges that where an agent has been identified, the municipality is authorized but not required tc contact this person in lieu of the owner and this person is authorized to act on behalf of the owner for all matters respecting the application. The undersigned agrees that the proposed work shall be done in accordance with this application and understands that the approval of this appli tion under the Ontario Heritage Act shall not be a waiver of any of the provisions of any by-law of the City of Kitchener or legislation including but not limited to the requirements of the Building Code and the Zoning By-law. The undersigned acknowledges that in the event this application is approved, any departure from the conditions imposed by the Council of the City of Kitchener or from the plans or specifications approved by the Council of the City of Vitchener is prohibited and could result in a fine being imposed or imprisonment as provided for under the Ontario Heritage Act. Signature of Owner/Agent:�a'X"�'A Date: Feb 23, 2022 Signature of Owner/Agent:, ' Date: Feb 23, 2072 9. AUTHORIZATION If this application is being made by an agent on behalf of the property owner, the following authorization must be completed: I /We, hereby authorize Signature of Owner/Agent:_ Signature of Owner/Agent: owner of the land that is subject of this application, Date: Efate: to act on my / our behalf in this regard. The personal information on this form is collected under the legal authority of Section 33(2), Section 42(2), and Section 42(2.2) of the Ontario Heritage Act. The information will be used for the purposes of administering the Heritage Permit Application and ensuring appropriate service of notice of receipt under Section 33(3) and Section 42(3) of the Ontario Heritage Act. If you have any questions about this collection of personal information, please contact the Manager of Corporate Records, Legislated Services Division, City of Kitchener (519-749-2769). Page 17 of 524 Working together • Growing thoughtfully 0 Building community Permit Application for Masonry Repairs 35 Gordon Ave. Kitchener ON N2H 1 N7. Section 5 Written Qescription- This project would include a repair of a section of brick above the south facing second storey bathroom window, that is noticeably in disrepair in the arch section above the window, as seen in the Pictures attached. It likely had some patch work completed a number of years ago, but it is showing its age and could use some repair to ensure no moisture is getting inside where the mortar is corning apart. V"ki'e are planning to havre Mike i irnbauer, a local Stonemason)Joumeyrnan bricklayer complele this work. As per Mike's bio, he has "sound kraovWedcge ofhistorrcal lime r ollars, irerftacge stone Masonry, principles and techniques, and principles and guidelines for the presetvatforvrestoratron of heritage designated rnasc cry structures." The plan for this project would be to restore the arch to as close to its original structure as possible, materials used would be lime based type O mortar and reclaimed yellow brick to be used for replacement if needed. (We also have a seJection of yellow brick - original to the house that was left in our garage when we purchased the home in 2417. We could ibkety use these as a replacement if necessary, The other piece of restoration Mike would complete for us. would be some repairs on a section of our foundation (southeast side of the house that faces Clarence Place, This part of the house is shown in the attached photo, and photos included are from that section of the house to show the current state of the foundation). This work would involve removing the section of thinly coated cement that is currently coming off many sections of the foundation, rhip out the old mortar and repaint the exterior foundation wall above grade from the back steps to the front porch. See attached quote and description from Mike Kimbauer Masonry for further information and details to support the above description. Section 5. Review of City of Kitchener Heritage Permit Application Submission uid'_el�y Why it is necessary to undertake this work?: 1. Foundation Repair 2. Arch repair above bathroom window, second storey 5 years ago we purchased our heritage designated home and are now ready to start undertaking some of the repairs and restoration that are necessary to fix some of the exterior parts of the home that are deterioating. The foundation has had some work done over the years to patch it up (prior to our ownership), which can be seen from the pictures included in the Permit application. We can see parts of the foundation are exposing red mortar and crumbing cement. In some areas the deterioration and exposure of the underlying foundation is very notable. We want to undertake this repair as soon as possible before it deteriorates further. There has bean a notable decline since we have owned the home. Our goal for this project is to restore the foundation back to its original state as much as possible with the hope of exposing the natural stone of the foundation, if possbile. Page 18 of 524 In regards to the arch repair above the second storey bathroom window on the south facing side of the house, the brickwork is unsightly, loose and deterioating above the window due to a past patch up job of the brick and mortar. Since we are undertaking the window restoration we feel it would be appropriate to complete this work as well as it is so closely related. This will ensure no moisture is getting in through areas that are deteriorating. As per our assessment with Mike Kimbauer Masonry, a local Stonemason/Joumeyman bricklayer. Mike feels he can complete the masonry repairs for both the foundation and arch. We have included the two projects under one umbrella as they are both masonry related and will be completed by the same individual. For further details on Mike, please refer to. (https://www.kirnbauermasonry.com/about) Mike was also listed on the directory for businesses that are experienced in heritage restoration and has experience working on homes in the area that have heritage recognition. (https://www.aconwr.ca/listina.php?cal id=14). See attached bio for further information about Mike Kimbauer. Describe how the proposal is -consistent with the Part IV individual designating by4aw_or the Part V Heritage Conservation District Plan. We would be repairing/restoring the foundation and arch back to their original state. As per p.13 Part IV Heritage properties in a HCD. We are currently trying to identify areas of our home that need repairs and will continue to do these projects 1 or 2 at a time over the coming 5 yrs. We value heritage conservation and will work towards restoring the areas that need to be addressed in order to maintain the home's heritage value. "Conserving built heritage resources and cultural heritage landscapes means identifying, protecting, using and managing them in such a way that their heritage values and attributes are retained." Part V • "Conserve and restore original appearance" - this is what we would be doing. Materials would be lime based type O mortar and yellow reclaimed brick (we do have some brick that is original to the house that could be used if deemed appropriate). We will source out experienced people to assist in completion of this work. How the proposal is consistent with Parks Canada's Standards and Guidelines for the Conservation of Historic Places in Canada https://www.historicplaces.ca/en/pages/standards-normes.asl)x We are following the guidelines for repairing, restoring and preserving under general standards. "7. Evaluate the existing condition of character -defining elements to determine the appropriate intervention needed. Use the gentlest means possible for any intervention. Respect heritage value when undertaking an intervention." Page 19 of 524 Here we have had a stonemason evaluate the foundation and arch and provide ways to restore it in order to keep the original material intact while using appropriate materials to complete the work. "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." The goal of this project is to repair and restore the foundation/arch back to their original state as much as possible with appropriate materials. See quote with further details • 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 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 historic place." The goal of this project is to repair and restore the foundation/arch back to their original state as much as possible with appropriate materials. See quote with further details Page 20 of 524 BIO 1 kimbauermasonry 19 t 1'f, F KIRNBAUERMASONRY CHARACTER DEFINING ELEMENTS Mike KIRNBAUER Stonemason / Journeyman Bricklayer 910 CONTACT GALLERY Mike Kimbauer began his masonry career, after completing the Heritage and Traditional Masonry program at Algonquin College in Perth,ON.(2003) This education has provided Mike with a sound knowledge of historical lime mortars, heritage stone masonry principles and techniques, and principles and guidlines for the preservation/restoration of heritage designated masonry structures. Mike furthered his education by completing his Red Seal Certification for Brick and Stone Mason in 2010. Mike compliments this strong educational background with over 10 years practical experience working in a variety of sectors within the masonry trade. He has been fortunate to have had the opportunity to work in the custom residential, heritage restoration and commercial sectors. This experience has exposed Mike to a wide variety of materials and building techniques. It is because of this combination of strong educational background and practical experience, that Kimbauer Masonry has the ability to perform heritage work in a tasteful and sympathetic manner. Kimbauer Masonry is a specialized masonry firm based in Kitchener, ON that is committed to preserving and enhancing the architectural character of our local communities. Kimbauer Masonry offers services in heritage restoration as well as new custom brick and stonework. Page 21 of 524 httpsJ/www.kimbauermasonrycom/about KIRNBAUERMASONRY 17 Lydia St. Kitchener, ON N21-1 1V2 226-988-1785 m ikekirnbauer(cD-q mail. com www.kirnbauermasonry.com Customer: • Proposal DATE February 22, 2022 PROJECT Arch Repair Foundation Repair Quotation valid until.- March 24, 2022 Prepared by: Mike Kirnbauer Comments or special instructions: Lime based Type -O mortar to be used for all repair work. Yellow recliamed brick to be used for replacement bricks if required. Description AMOUNT Remove parging, chip out mortar from joints and repoint exterior foundation wall (above grade) from back step to front porch (Clarence Place side). Remove and rebuild arch and loose brickwork above second floor bathroom window on rear elevation. Materials and Labour I 3,950.00 SUB TOTAL $ 3,950.00 HST $ 513.50 TOTAL $ 4,463.50 If you have any questions concerning this quotation, contact Mike Kirnbauer, 226-988-1785, or at, mikekirnbauer@gmail.com THANK YOU FOR YOUR BUSINESSI 5,000,000 Liability Insurance WSIB Firm Number 768214CW Page 22 of 524 V. AtiM IMG-32E6..IPG bv r I 1 if 777 It Ll Page 23 of 524 hil":lidrlva-€g"le-o wTWdriveJmyArNe Page 24 of 524 Page 25 of 524 f Page 26 of 524 Page 27 of 524 Page 28 of 524