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Home My WebLink AboutDSD-2022-168 - Heritage Permit Application HPA-2022-IV-007 - 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 1, 2022 REPORT NO.: DSD -2022-168 SUBJECT: H PA -2022 -IV -007 35 Gordon Avenue Second -storey rear window repair and installation of a new storm window RECOMMENDATION: That pursuant to Section 33 of the Ontario Heritage Act, Heritage Permit Application HPA-2022-IV-007 requesting permission to repair the second -storey rear (west) window and the installation of a storm window be approved subject to the following condition: 1. That a sample storm window be produced for review to heritage planning staff for related heritage clearance prior to proceeding with the installation of the new storm window. REPORT HIGHLIGHTS: • The purpose of this report is to present the proposed repairs for the second -storey rear window and the installation of a new storm window. • The key finding of this report is that the proposed works and the installation of the new storm window will not negatively impact the cultural heritage value or interest of the property. • There are no financial implications associated with the 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-007, which is seeking permission to repair a second -storey rear window and install a new storm window 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 29 of 524 a 28 33 v -z \ { 17 ✓ q 32 37 6A - 21 r l� l ✓ ,, 9G 36 - f dS t{' *' , To r qT 42 44 LLI CENTRAL F RETE RICK r S ` 46 LLI a 50 \i 266, L7 az ZVi 16 t_ \' RjAcad�sn Aparhmrnts.'-": 12 25 250 .= z h� Figure 1: Location Map of 35 Gordon Avenue Fir .• � '" 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. The subject property 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; Page 30 of 524 • Detached c.1920 garage of plaster construction; 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 Proposed Second -Storey Rear Window Repair The second -storey rear window is an original 1/1 double hung window with an old aluminum storm window (Fig. 4). �A! • 'r Figure 4: Location of Window to be repaired Page 31 of 524 The window currently cannot be opened and is not functioning efficiently. The paint is chipping off both the interior and exterior sills. Furthermore, there were some previous interior renovations that were carried out by the previous owner, and during those renovations a portion of the interior window sill was removed (Fig. 5-8). Figure 7: Interior view of the window Figure 6: Interior view of the window Figure 8: Detailed view of the interior damage to the window Page 32 of 524 The proposed repairs to the window include restoration of the window to its original state as well as the installation of a new storm window (Attachment B). The applicant has hired a heritage conservation firm to undertake the proposed work. The proposed window repair will take place in the firm's repair shop. The window will be taken out and safely transported to the repair shop. The exterior woodwork on the window sash will be repaired and re -finished as needed, while conserving the original materials as much as possible. The dutchman repair technique (introducing small pieces of compatible new wood where existing wood has significantly deteriorated or is damaged) will only be used if necessary. All dutchman repairs will be done using old -reclaimed wood of the same species, which match the grain pattern of the existing wood as closely as possible. The existing original glass will be preserved and if it breaks, it will be replaced in kind. Once the repair work is completed, the window will be re -installed and top coated with paint to match the existing colour. The interior sill of the window will also be restored with the same old reclaimed wood being used for the window repairs. Installation of a New Storm Window A new storm window that matches the construction period of the house will be constructed. It will be made of tight grain wood and will match the existing storm window opening. The window will contain either charcoal or black metal screening, and the wood will be painted to match the existing colour of the window. 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. 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; and • 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. • Make any intervention needed to preserve character -defining elements physically and visually compatible with the historic place and identifiable on close inspection. 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, 1/1 double hung windows with segmental arches, and wooden sash and sills have been identified as a heritage attribute contributing to the cultural heritage value or interest of the property; Page 33 of 524 • The second -storey window on the west (rear) elevation currently does not open, and needs to be repaired in order to function efficiently; • The existing window is proposed to be repaired and restored back to its original state as closely as possible, and a new storm window is also being installed; • The interior sill of the window will also be repaired, and exterior sill will not be affected; • The proposed repairs are consistent with Parks Canada's The Standards and Guidelines for the Conservation of Historic Places in Canada; 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 Bylaw. 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. 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 — If applicable. COLLABORATE — Heritage Kitchener will be consulted regarding the subject Heritage Permit Application. PREVIOUS REPORTS/AUTHORITIES: • Ontario Heritage Act 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-007 Page 34 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 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 00 co N O) (6 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„ H'Inaaxos fisc L INnr J/. a3w� Joao iw v N LDO co N O) m n 2022 KfT(:u ♦NER Page 7 of 10 HERITAGE PERMIT APPLICATION & SUBMISSION REQUIREMENTS Planning Division — 200 King Street West, 61 Floor P.O. Box 1118, Kitchener ON N2G 4G7 519-741-2426; plannina(a)-kitchener.ca STAFF USE ONLY Date Received: Accepted By: Application Number. HPA-2021- PART B: HERITAGE PERMIT APPLICATION FORM 1. NATURE OF APPLICATION Exterior ❑ Interior ❑ Signage ❑ Demolition ❑ New Construction ❑ Alteration ❑ Relocation 2. SUBJECT PROPERTY Municipal Address: 35 Gordon Ave. Kitchener, ON N211 N7 Legal Description (if know): Building/Structure Type: 12 Residential ❑ Commercial ❑ Industrial ❑ Institutional Heritage Designation: 13 Part IV (individual) ❑ Part V (Heritage Conservation District) Is the property subject to a Heritage Easement or Agreement? ❑ Yes 1Z No 3. PROPERTY OWNER Name: Dana Alexander -Tran and Thompson Tran Address: MW City/Province/Postal Code: Kitchener, Ontario,N2H 1 N7 Phone: Email: 4. AGENT (if applicable) Name: Company: Address: City/Province/Postal Code: Phone: Email: _ Page 40 of 524 Working together • GrGwing thoughtfully ■ Building community 21322 5. WRITTEN DESCRIPTION Page . Provide a written description of the project including any conservation methods proposed. Provide such detail as materials to be used, measurements, paint colours, decorative details, whether any original building fabric is to be removed or replaced, etc. Use additional pages as required. Please refer to the City of Kitchener Heritage Permit Application Submission Guidelines for further direction. See attached document 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 Conservation of Historic Places in Canada (www historicplaces ca/en/pages/standards-normes.aspx): See attached document 7. PROPOSED WORKS a) Expected start date: June2022Expected completion date: End of July 2022 b) Have you discussed this work with Heritage Planning Staff? E Yes ❑ No - If yes, who did you speak to? j_ ye 5 0-0 c) Have you discussed this work with Building Division Staff? ❑ Yes 12 No - If yes, who did you speak to? d) Have you applied for a Building Permit for this work? ❑ Yes No e) Other related Building or Planning applications: Application number Working together • Growing thoughtfully 0 Building community rage Page 9 of 10 ACKNOWLEDGEMENT The undersigned acknowledges that all of the statements contained in documents filed in support of this application shall be deemed part of this application. The undersigned acknowledges that receipt of this application by the City of Kitchener - Planning Division does 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 to 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 application under the Ontario Heritage Act shall not be a waiver of any of the provisions of any by-law of the City of Kitchener or legislation including but not limited to the requirements of the Building Code and 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 Kitchener is prohibited and could result in a fine being imposed or imprisonment as provided for under the Ontario Heritage Act. Signature of Owner/Agent:Pa.,#t� . ^4 Date: Feb 23, 2022 Signature of Owner/Agent: qa' 4a� Date: Feb 23, 2022 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, , owner of the land that is subject of this application, hereby authorize,_ _ Signature of Owner/Agent:_ Date: Signature of Owner/, Date: 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 (519-741-2769). Working together • Growing thoughtfully • Building community Page 42 of 524 February 16, 2022 For: 35 Gordon Ave. Kitchener Furlan Conservation 905 383 3704 WINDOW CONSERVATION PROPOSAL We are a local heritage conservation firm that provides full heritage conservation services throughout the country. We have undertaken projects at several national historic sites in Canada and the United States. We operate in 3 historic storefronts on Barton street. The conservation plan that is proposed will be guided by sound conservation principles as set forth in The Venice Charter International Charter for the Conservation and Restoration of Monuments and Sites (1964), as well as the Standards and Guidelines for the Conservation of Historic Places in Canada (Standards and Guidelines) and The Ontario Heritage Tool Kit. These guidelines offer consistency when planning for, intervening on, and using historic places and has been adopted by several federal, provincial, territorial, and municipal authorities, as the benchmark for assessing proposed conservation interventions. The intent of this conservation plan will be a minimal intervention approach. Sensitivity to the reversibility of interventions needed during the conservation process will be considered. Windows are one of the most conspicuous features of any building. In addition to their function, the windows provide light, views and fresh air. Each window is a complex assembly whose function and operation must be considered as part of its conservation. The Standards and Guidelines recommend that heritage windows be repaired, stabilized and maintained. Although the historic windows appear to be original to the building, they are in various states of disrepair. A survey and condition assessment is needed to identify specific issues of each window and frame. Most of the windows appear to be double hung sash with various glazing configurations and sizes. Good conservation practice suggests a mock-up of 2 windows be completed before going forward with a full window conservation plan. This will allow for a good assessment of the value of the windows as a finished product and any adjustments be made as necessary. furianconservation@gmaii.com Furlanconservation.com Page 43 of 524 February 16, 2022 Furlan Conservation 905 383 3704 The following gives an idea of the historic window system conservation process and pricing. 1 over 1 window system. All work to be completed in situ on site or in my shop in Hamilton where window sashes and other materials will be transported. - Remove sash, stops and parting strips. Secure sash and transport to my shop in Hamilton for conservation. - Carefully remove existing glazing with wet steam method to avoid any disturbance of toxic substances which may exist. Carefully preserve any existing original glass. Clean the glass and reuse where necessary. Treat rebates and re -glaze using linseed oil putty system. Replace any broken glass in kind. Up to 7 sq feet of clear glass. - To strip existing finishes, repair and re -finish the existing exterior woodwork on the sash conserving as much original material as possible, using dutchman repairs, approved consolidants and epoxy fillers only where necessary. All Dutchman repairs will be of old reclaimed first growth wood of the same species, attempting to match grain pattern of existing wood. Provide new parting strips as necessary. - Disassemble to tighten joints as necessary. Repair sash as necessary. Replicate with traditional joinery any missing parts. - Use and apply appropriate size cotton sash cord for counter weighting the sash window. - Thermal upgrade all perimeter cracks with combination of sprung bronze and v strip weatherstripping. - Clean any existing hardware and reinstall. Ensure all hardware operates as designed. All woodwork will be top coated with 3 coats of paint of client's choice. - Reinstall sash on site. - assume 2 visits to this site, once for removal and installation of weatherstripping and sash cord and once more to instal finished product. Construct Period Storm Window. Construct period storm window. Use straight and tight grain wood. I will select the wood at sawmill. Knots no lager than a dime. 11/8" thick. To match existing opening. Joinery for storm window use through tenon, pegged and wedged. All moulding to be neatly coped. furlanconservation@gmail.com Furlanconservation.com Page 44 of 524 February 16, 2022 SCREEN Timeline Furlan Conservation 905 383 3704 Example 1: storm window 75" x 34.25" 17.84 sq ft x $45.00 = $802.80 + $400 =$1202.80 Base $220 + $28.00 per sq ft. Example 1: Screen 75' x 34.25" 17.84 sq ft x $28.00 = $499.52 + $220 = $719.52 For brass screening add $6.50 per sq ft Summer/fall 2022 - 8 -week duration +HST furianconservation@gmail.com Furlanconservation.com Page 45 of 524 February 16, 2022 Furlan Conservation 905 383 3704 2 mm float glass. Use linseed oil putty. Match sight line of horizontal divided bar to primary sash meeting rail. 3 coats client's choice of exterior grade finish. Delivery and hardware extra. SCREENS Full screen with charcoal or black metal screening. 11/8" thick. Moulding to be neatly coped, bridle joint. Match sight line of meeting rail on primary sash. Painted. Pricing — — – Historic Window Conservation �• Conservation of double hung window system. Materials. ( sash cord, wood, epoxy, paint, bronze, sundries) Base $900 + $102.50 per square foot. Example 1: window 75" x 34.25" 17.84 sq ft x $112.50 = $1973.25 + $900 =$2873.25 Additional comments Not included: Covering of opening while windows conservation Process is undertaken. Use existing storm window system as protection or build new period storm first. Existing hardware will be assessed and restored where possible. New hardware to replace broken or missing components (cost + 25%). Assume appropriate weights for counterbalanre exist inside winnow box. Any weights necessary at $3,75 per pound - First 7 sq ft of clear glass included in price. Additional glass at $12.00 per sq ft. Architecturai paint analysis- $240 per sample (]-page report on each sample micro phatography in cross section with each finish layer identified with Munsell colour code included) Additional premium for multi paned sash. PERIOD STORM WINDOW Base $400 + $45.Q0 per sq ft furlanconservation@email com Furlanconservation.com Page 46 of 524 Section 6 Review of City of Kitchener Heritage Permit Application Submission Guidelines. Permit Application for Upstairs Bathroom Window repair and restoration. y 1.# is-necessaw tQ undertake this work? - The second storey bathroom window, currently is unable to be opened (old aluminum storm with screen is not functioning well). The window is extremely drafty in the winter time and needs weather stripping to be reinforced. Paint is crumbling and cracking off both on the interior sill and exterior. A previous owner renovated the bathroom (likey in the 60's) and when installing the bathroom vanity, cut away a portion of the inside window sill. We would also like to restore this part of the window back to its original state. We would like to have the window restored to its original look including the storm window component and have it functional as it currently is not. We value heritage conservation and have worked hard to seek out the expertise of Walter Fudan at Furlan Conservation in Hamilton. He is willing to assist us with this project, is highly trained in heritage conservation and comes highly recommended. Please see attached document outlining Walter's recommendations for this project. Describe how the proposal is consistent with the Part IV individual designatinct by-law_or the Part V Heritage Conservation District Plan. We would be repairing the original wood window (keep the old wood, which is meant to be repaired and lasts much longer than any wood replacement of today would) and not replacing it with material such as vinyl, which would. only have a 20-40 year life span. As per p.13 Part IV Heritage properties in a HCD. "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. How the proposal is consistent with Parks Canada's Standards and Guidelines for the ConservationConservat[on of Historic Places in Canada https,/iwwwv..historicplaces ca/en/pages/standards-nQrEles aspx 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." Here we have a conservation specialist evaluate the window and provide ways to restore it in order to keep the original material intact and refurbished. It will be refurbished according to the guidelines and standards. See Furlan Conservation Proposal Page 47 of 524 "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 window back to their original state as much as possible with appropriate materials. See Furlan Conservation Proposal • 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 fomes, 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." Here we plan to repair the existing window, and restore the old storm back to its original form by accessing the expertise of a professional heritage conservationist.See Fudan Conservation Proposal Page 48 of 524 Page 49 of 524 Page 50 of 524 kw,9i0i,ft Page 51 of 524 W nXF r'r'$/(!d4'otinlaui rzr.t Page 52 of 524