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HomeMy WebLinkAboutDSD-2023-134 - Heritage Permit Application HPA-2023-V-002 - 17 Ahrens St WStaff Report Development Services Department www.kitchener.ca REPORT TO: Heritage Kitchener DATE OF MEETING: April 4, 2023 SUBMITTED BY: Garett Stevenson, Interim Planning Director, 519-741-2200 ext. 7070 PREPARED BY: Jessica Vieira, Heritage Planner, 519-741-2200 ext. 7041 WARD(S) INVOLVED: Ward 10 DATE OF REPORT: March 14, 2023 REPORT NO.: DSD -2023-134 SUBJECT: Heritage Permit Application HPA-2023-V-002 17 Ahrens Street West Demolition and Reconstruction of Porch, Replacement of Front Door and Two Windows RECOMMENDATION: That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA-2023-V-002 to permit the demolition and reconstruction of the front porch as well as the replacement of the front door and two main -floor front windows for the property municipally addressed as 17 Ahrens Street West, BE APPROVED in accordance with the supplementary information submitted with the application and subject to the following conditions: 1. That a material sample board be submitted to Heritage Planning staff for review prior to the issuance of a building permit; and 2. That final building permit drawings be reviewed, and heritage clearance provided by Heritage Planning staff prior to the issuance of a building permit. REPORT HIGHLIGHTS: The purpose of this report is to present a proposal for the demolition and reconstruction of the front porch as well as the replacement of the front door and two main -floor front windows for the property municipally addressed as 17 Ahrens Street West, as detailed in Heritage Permit Application HPA-2023-V-002 and in Attachment A. • The key finding of this report is that the proposed work will not negatively impact the cultural heritage value or interest of the property or the surrounding area, as it is in keeping with the architectural style and character of the subject property and complies with the policies and guidelines of the Civic Centre Neighbourhood Heritage Conservation District Plan as well as other heritage best practices. • There are no financial implications associated with this report. *** 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 122 • Community engagement included posting this report and associated agenda in advance of the meeting and consultation with the Heritage Kitchener Committee. EXECUTIVE SUMMARY: Heritage Permit Application HPA-2023-V-002 is for the property municipally addressed as 17 Ahrens Street West, designated under Part V of the Ontario Heritage Act and located in the Civic Centre Neighbourhood Heritage Conservation District. It proposes the demolition and reconstruction of an existing front porch that is deteriorated beyond repair. The new porch will be constructed using both wood and Azek while maintaining the existing size and appearance. In addition, the application is proposing the replacement of the existing front door and two main -floor windows as they are also in disrepair and no longer seal properly. In reviewing the merits of this application, Heritage Planning Staff note that the proposed work meets the policies and guidelines of the Civic Centre Neighbourhood Heritage Conservation District Plan, maintain the overall appearance of the original elements while improving the efficiency and functionality of the home, and is not anticipated to adversely impact the heritage attributes or character of the subject property or surrounding area. BACKGROUND: The Development Services Department is in receipt of Heritage Permit Application HPA- 2023-V-002, which seeks permission to demolish and reconstruct the front porch as well as replace the front door and two main -floor front windows at the property municipally addressed as 17 Ahrens Street, located within the Civic Centre Neighbourhood Heritage Conservation District. ace- / Queen Margaret .PlaceAparm,ents 30 Figure 1: Location Map of Subject Property Zc.= 4�yR K.P-L Central Library 85 M Page 4 of 122 REPORT: The subject property is located on the south side of Ahrens Street West, between Queen Street to the east and Young Street to the west. It is designated under Part V of the Ontario Heritage Act and is within the Civic Centre Neighbourhood Heritage Conservation District (CCNHCD). The subject property is classified as being District Significance C within the CCNHCD Plan. Group C buildings are not fine or very fine examples of defined architectural styles but do have attributes that contribute value to the heritage environment of the district. The building at 17 Ahrens Street West is 2 and a half storeys in height and was constructed c. 1895 in the Berlin Vernacular architectural style, which is a form of Queen Anne style homes unique to the Kitchener area. Notable features of the home include its front dormer window and the raised porch which spans the front width of the home and consists of decorative railings and posts. Most of the original windows on the home have been replaced with vinyl, though the window openings have retained their original size. The storm door and front door appear to be original. ;" Figure 2: View of Subject Property from the Streetline Page 5 of 122 Proposed Work Demolition of Existing Front Porch The existing front porch is in poor condition and no longer structurally stable, with noticeable deterioration and sagging in the posts, railings, steps, and wood decking (Figures 3-5). The contractors for the proposed work have assessed its existing condition and determined that the porch is not salvageable. The entirety of the front porch including the roof and floor structure is to be removed and disposed of. Some components such are the support posts, sunrise details, and handrail system, will be saved for the purpose of replication and then disposed of once these elements have been milled to match the original. The demolition policies of the CCNHCD Plan mostly references the demolition of entire structures, though it does make note that the demolition or replacement of heritage attributes or distinctive architectural features is not encouraged. Where demolition is proposed, supporting documentation demonstrating appropriate reasoning is required. This has been provided in the application package and attached to this report as Appendix A. FT I + ,M f �., • ' 1 `1511" 1 " � Figures 3-5: Deterioration of Existing Porch Reconstruction of Front Porch The CCNHCD Plan contains policy direction which pertains to alterations to homes, and specifically work done to porches and verandahs. The CCNHCD Plan recognizes porches as being significant features to the appearance of the heritage district that possess both functional and decorative value. Page 6 of 122 The footprint of the new porch is proposed to match the existing. It will also be of a matching size and scale, with only minor modifications to the height of the support posts and railing system to comply with the height requirements of the Ontario Building Code. Structural elements including the decking and the stairs are to be comprised of Azek PVC porch boards. This is a composite material which retaisn the appearance and texture of wood but is more durable and requires less upkeep than wood (Figure 6 and 7). The floor boards would measure 3 1/8" in width and are to be a slate grey colour. Figure 6-7: Recent Project Completed by Contractor Using the Same Azek Material The distinctive elements of the porch, including the decorative railing, posts, and sunrise detailing, is to be replicated using wood. The roof of the porch will also use wood with asphalt shingles that match the existing. Overall, the appearance of the porch will be maintained (Figure 8 and 9). Figures 8-9: Elevation Drawings of the Proposed Work Page 7 of 122 Window and Door Replacement Though the storm door and front door have been repaired multiple times, they have now deteriorated beyond repair. The storm door is cracked, and the interior front door no longer fits its frame. The windows to either side of the door also do not seal properly and are not energy efficient. Figure 10: The existing storm door and front door The new door is to be made from insulated steel and will mimic the appearance of the existing storm door, including panel layout and glass mullions. A similar project was undertaken at 22 Ahrens Street West through Heritage Permit Application HPA-2017-V-036 which was approved in December of 2017 (Figure 11). The proposed windows are to be vinyl, which is the same material used in the other windows of the house and which would establish consistency throughout the building. The new windows are to be of the same size, colour, style, and proportions of the existing windows to ensure continuity and compatibility with the existing character of the house and neighbourhood. Further, the existing wood sills and interior casings are to remain. While staff typically discourage the use of vinyl windows as being an inappropriate material for the character of the area, since the other windows of the home have already been replaced with this material there is little benefit in exploring other options for the two remaining windows. Figure 11: New Door Installed at 22 Ahrens Street West Page 8 of 122 Heritage Planning Comments In reviewing the merits of the application, heritage planning staff note the following: • The proposed demolition and reconstruction of the front porch is necessary due to the deterioration and instability of the existing porch. • The subject property is classified as District Significance C, meaning it is not a fine or very fine example of a distinctive architectural style but does have attributes which contribute to the continuity and character of the streetscape and area. • While staff typically discourage the use of vinyl windows as being an inappropriate material for the character of the area, since the other windows of the home have already been replaced with this material there is little benefit in exploring other options for the two remaining windows. • There is precedence for the proposal, as similar projects using the same materials have been approved and undertaken within the CCNHCD, specifically at 22 Ahrens Street through Heritage Permit Application HPA-2017-V-036, approved by the Heritage Kitchener Committee in December 2017. • The proposed work is in compliance with the following CCNHCD Plan policies and guidelines: o When replacement of features (e.g. doors, windows, trim) is unavoidable, the replacement components should be of the same general style, size, proportions, and material whenever possible. ■ The new porch, door, and window are the same style, size, and proportion of the existing elements. The original appearance of the home will be maintained. o Incorporate similar building forms, materials, scale and design elements in the alteration that exist on the original building. ■ The porch will retain its original appearance, as the new construction maintains the original size and scale in addition to reinstating replications of distinctive elements including the posts, railing system, and sunrise details. o For decorative elements such as gingerbread fretwork and other trim, wood is still the best choice to recreate the original appearance but using improved technology such as waterproof glues and biscuit joiners and liquid preservatives and best quality paints to protect the finished product. ■ The decorative elements of the porch will be wood. The roof of the porch will also be comprised of wood and asphalt shingles to match the existing shingles on the dwelling. The structural elements such as the decking and steps are to be comprised of Azek, which is a composite material that has the appearance of wood but has greater resistance to heat and moisture damage. Page 9 of 122 • The proposed work is not anticipated to negatively impact the integrity and heritage character of the property, the Ahrens Street West streetscape, or the Civic Centre Neighbourhood Heritage Conservation District. 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 Council / Committee meeting. CONSULT — The Heritage Kitchener Committee will be consulted regarding the subject Heritage Permit Application. PREVIOUS REPORTS/AUTHORITIES: • Ontario Heritage Act • Civic Centre Neighbourhood Heritage Conservation Plan APPROVED BY: Justin Readman, General Manager, Development Services Department ATTACHMENTS: Attachment A — Heritage Permit Application HPA-2023-V-002 and supporting documents Page 10 of 122 2023 HERITAGE PERMIT APPLICATION & SUBMISSION REQUIREMENTS �—� Planning Division — 200 King Street West, 6t" Floor .L P.O. Box 1118, Kitchener ON N2G 4G7 MNER 519-741-2426; planning@kitchener.ca STAFF USE ONLY Page 7 of 10 Date Received: Accepted By: Application Number: H PA - PART B: HERITAGE PERMIT APPLICATION FORM 1. NATURE OF APPLICATION 9 Exterior E9 Demolition ❑ Interior ❑ New Construction 2. SUBJECT PROPERTY Municipal Address: 17 Ahrens St W., Kitchener, Ontario Legal Description (if know): ❑ Signage ❑ Alteration ❑ Relocation Building/Structure Type: 13 Residential ❑ Commercial ❑ Industrial ❑ Institutional Heritage Designation: ❑ Part IV (Individual) 13 Part V (Heritage Conservation District) Is the property subject to a Heritage Easement or Agreement? ❑ Yes ❑ No 3. PROPERTY OWNER Name: Adam Joncas and Catherine Kovacich Address: City/Province/Postal Code: Kitchener, Ontario, N21-14136 Phone: Email: 4. AGENT (if applicable) Name: Company: Address: City/Province/Postal Code: Phone: Email: Working together • Growing thoughtfully • Building community rage 2023 Page 8 of 10 5. WRITTEN DESCRIPTION Provide a written description of the project including any conservation methods proposed. Provide such detail as materials to be used, measurements, paint colours, decorative details, whether any original building fabric is to be removed or replaced, etc. Use additional pages as required. Please refer to the City of Kitchener Heritage Permit Application Submission Guidelines for further direction. See attached 6. REVIEW OF CITY OF KITCHENER HERITAGE PERMIT APPLICATION SUBMISSION GUIDELINES Describe why it is necessary to undertake the proposed work: See attached Describe how the proposal is consistent with the Part IV individual designating by-law or the Part V Heritage Conservation District Plan: See attached 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 7. PROPOSED WORKS a) Expected start date: June, 2023 Expected completion date: July, 2023 b) Have you discussed this work with Heritage Planning Staff? - If yes, who did you speak to? Jessica Vieira c) Have you discussed this work with Building Division Staff? - If yes, who did you speak to? d) Have you applied for a Building Permit for this work? e) Other related Building or Planning applications: 13 Yes ❑ No ❑ Yes 12 No ❑ Yes 12 No Application number, Working together • Growing thoughtfully • Building community rage 2023 8. ACKNOWLEDGEMENT Page 9 of 10 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: Adam Joncas Date: February 23, 2023 Signature of Owner/Agent: Catherine Kovacich Date: February 23, 2023 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/Agent: 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 rage 2023 Application Number: Application Received: Application Complete: Notice of Receipt: Notice of Decision: 90 -Day Expiry Date: PROCESS: ❑ Heritage Planning Staff: ❑ Heritage Kitchener: ❑ Council: Page 10 of 10 STAFF USE ONLY Working together • Growing thoughtfully • Building community rage Front Porch Description 17 Ahrens St W is a simple, largely plain, White -Painted house, listed as a "C" in the Civic Heritage Conservation District. One of the wonderful features is a front porch that spans the width of the house. Over time the wood porch has been repaired and repainted many times. For example, the rotten bottom of the porch posts have been cut out and patched with new wood 10+ years ago. Unfortunately, time and mother nature have taken its toll on the porch and it is now beyond repair. Front Porch Current State Wood decking has rotted through Bottom of the posts are rotting and resting on the rotting deck Railings have rotted and are falling apart Steps have rotted and are no longer safe Wood throughout the porch is rotting Animals have made a home between the ceiling and the roof of the porch Front Porch Proposal We are proposing to remove the existing rotting porch and rebuild it using a similar design. The footprint of the front porch will remain the same. We are planning on reproducing the unique features of the porch (e.g. sunrise features in the front and sides, design of the railings and posts). We will be using wood throughout the porch except for the decking, stairs and skirting where we plan on using Azek. This material has the same look as wood but will last much longer with minimal upkeep and will not require annual painting. Front Door and Window Replacement While performing the work for the front porch we also plan on replacing the front door and two windows on each side of the door. The current front door is wood with a wood storm door on the outside that is painted black. The windows are both wood but the frames have been painted black. Front Door and Window Current State The storm door and front door have been adjusted and repaired over time. The storm door is cracked and falling apart. The interior wood door does not fit the frame very well and is not energy efficient. The large window to the left of the door is single pane and not properly sealed as frost forms on the inside of the window in the winter. The smaller window on the right side of the door has a storm window sealed in front of the original window. Front Door and Window Proposal Replace the existing door with a painted steel insulated door. The look will be similar to our neighbors across the street. The panel design will be similar to the interior doors. The windows will be replaced with modern, energy efficient material and there should not be any noticeable difference from the street view. Page 15 of 122 Page 16 of 122 N 4W. - Page 17 of 122 T 1 I Page 18 of 122 �00 Page 19 of 122 Page 20 of 122 1 ' 1 W ; 4 .%I pg Page 21 of 122 W. 01 - VA Page 22 of 122 Mil' Page 24 of 122 --rSEW7 v `7,77- Page 25 of 122 DUANE ERB YOU DREAM • WE BUILD CONTRACT PROPOSAL TO: Catherine Kovacich 17 Ahrens Street West Kitchener, ON N2H 4136 3 Colby Court, Unit #2 Waterloo, ON N2V 1Y9 P 519.884.0340 www.duaneerb.com Page Ilof1 October 20, 2021 Our firm price to complete Porch Renovations as per attached specifications and drawings. (Including HST of $11,934.39) $103,737.39 Due to the volatility of the material supply chain presently, contract will be reviewed approx 30 days before start date. Quote will be revised at that time based on the current material costs and trade costs. Payments to be made as follows: Terms: Deposit of $10,000.00 upon signing this contract Prepare Contractors Breakdown of Contract Monthly Progress draws invoiced by the 7th of the following month based on work completed. Any changes on the work and the price to be changed for the same shall be made in writing. This proposal is made on the basis of current material and labour cost. A delay in acceptance of more than 30 days will required a review of the proposal and re -dating before the agreement becomes binding. Respectfully Submitted. 44�,�- StevE0Adams Duane Erb Construction Inc. ACCEPTANCE You are hereby authorized to finish all materials and labour to complete the work mentioned in the above proposal, for which the undersigned agrees to pay the amount mentioned in said proposal, and according to the terms thereof. DATE: SIGNATURE: Page 26 of 122 Catherine Kovacich Front Porch Specifications Paye Ilof2 Washroom facilities and access to potable water as required by the Occupational Health And Safety Act is by the owner. If portable toilet is required, it will be billed out at $192,00 per month. 1. Drawings and Permit including Heritage Permit is by owner. 2. Demolition Note: Brick foundation walls to remain as is - Remove porch including roof and floor structure, same as new - Dispose of all demolition 3. Allowance of $2,000.00 to make good brick foundations 4. Install Landscaping Cloth and 2" of 3/ stone. 5. All landscaping and landscaping repairs are by the owner 6. Framing - Micro Pro Sienna Framing for floor - 2" x 8" joist @ 16" o.c. clw standard blocking - 2 ply 2" x 10" beam 6" x 6" Accoya posts, turned 2" x 6" rafters including ceiling joist PT framing including 2" x 12" stair stringers 2" x 4" PT skirt framing clw rodent screen 7. Roofing - 30 yr Builtmore Asphalt shingles to front porch clw flashings as required 8. Electrical - Remove existing light fixture - Add 3 LED pot lights, tie into existing light 9. Decking - Azek Harvestone Collection (Slate Gray) 3 118" T&G porch floor clw Azek decking and stair treads - Vycor deck protector - PVC on rim joist covers and skirting including stair stringers and risers 10. Posts - Accoya Sunrise detail in front and side gables clw 2'/z" pine crown mold - Accoya 12" wide pilasters, design as per drawing, turned to match existing - Accoya 14" high pediment with sunrise detail, turned to match existing Page 27 of 122 Catherine Koaacich Front Porch Specifications 11. Railing P a g e j 2of 2 - Accoya 4'/2" x 3" shaped top rail to match existing - Accoya 4'/" x 3 1/" shaped bottom rail to match existing - Accoya 2 "/2" x 2'/" horizontal pickets to match existing railing c/w 1" arch board between spindles - Accoya 2'/2" x 2 %" spindles as per drawing 12. Aluminum - Aluminum fascia and trough - Clear T&G V match pine ceiling including soffits - Cap beams with Accoya 1" x 8" between posts under beam with 1" molding at bottom edge including 2 1/2" pine crown mold and 1 1/2" pine molding at bottom of beam 13. Paining - Prime Accoya on 6 sides before installation - Paint two coats finish on Accoya posts, beams, pilasters, pediments and railing - Paint two coats finish PVC skirting and rim board stringers and risers with AquaSurTech paint - Paint two coats finish pine ceiling including soffits and sunrise gables Page 28 of 122 N N 4- 0 EXISTING DWELLING 0') N � N 2 1 COVERED PORCH a v M ``' o 1 A2.1 AHRENS STREET WEST SITE PLAN INFORMATION BASED ON SURVEY INFORMATION PROVIDED FROM THE CLIENT. PROPERTY LINE LOCATIONS HAVE NOT BEEN VERIFIED BY LEGAL SURVEY, AND NO WARRANTY IS PROVIDED. Site 1150 D D El 2 3D View All work shall conform to the Ontario Building Code 2012, local bylaws and regulations for the geographical location of the project. Any discrepencies between the drawings and site conditions shall brought to the attention of the designer prior to start of the work. Any discrepencies between architectural, mechanical, structural, etc. drawings shall be brought to the attention of the designer. Th use of these plans shall be restricted to the original project site for which they were created, and publication thereof is expressly limited to such use. Reuse, reproduction or publication by any method, in whole or in part, is prohibited. This drawing is classified as part of an unpublished collection of visual. It is an exclusive work of original authorship. None of the pictorial graphic or technic charts or drawings depicted on this sheet may be reproduced by any method, includung tracing or photocopying, stored in a retrieval system, or transmitted in any form or by means electronic, mechanical or otherwise, nor may they be used or re -used for any purpose without the express prior written permission of the author. Title and ownership remains with the author without prejudice. Visual contact with these plans shall constitute prima facie evidence of the acceptance of these restrictions. ALL RIGHTS RESERVED. Copyright ©2015 MW Drafting and Design. 17 Ahrens St W, Kitchener SITE &RENDERING MAI/ FRONT PORCH Project number 21027 Date 07/12/2021 A1.0 DRAFTING & DESIGN INC Drawn by TT Checked by JM Scald oe : 150 oe PORCH ROOF OUTLINE ABOVE 1 9'-5" 1 8'-2" 1 9'-5" 1 27' - 0" Deck Plan 3/16" = 1'-0" N N 4- 0 O ('7 0 :R BOARD SECURED STRUCTURE w/ 1/2"0 SOLTS @24" O.C. 5 3/4" x 5 3/4" POST, TYP. All work shall conform to the Ontario Building Code 2012, local bylaws and regulations for the geographical location of the project. Any discrepencies between the drawings and site conditions shall brought to the attention of the designer prior to start of the work. Any discrepencies between architectural, mechanical, structural, etc. drawings shall be brought to the attention of the designer. TI - use of these plans shall be restricted to the original project site for which they were created, and publication thereof is expressly limited to such use. Reuse, reproduction or publication by any method, in whole or in part, is prohibited. This drawing is classified as part of an unpublished collection of visual. It is an exclusive work of original authorship. None of the pictorial graphic or techni charts or drawings depicted on this sheet may be reproduced by any method, includung tracing or photocopying, stored in a retrieval system, or transmitted in any form or by means electronic, mechanical or otherwise, nor may they be used or re -used for any purpose without the express prior written permission of the author. Title and ownership remains with the author without prejudice Visual contact with these plans shall constitute prima facie evidence of the acceptance of these restrictions. ALL RIGHTS RESERVED. Copyright @2015 MW Drafting and Design. AIA DRAFTING & DESIGN I 17 Ahrens St W, Kitchener FRONT PORCH DECK PLAN Project number 21027 Date 07/12/2021 A1.1 Drawn by TT Checked by JM Scale 3/16" = 1'-0' o_ 00 co v N N 0 N N Foundation/Framing Plan 3/16" = 1'-0" N N 4- 0 ('7 0 5 3/4" x 5 3/4" POST, TYP. EX. BRICK FOUNDATION DECK OUTLINE ABOVE All work shall conform to the Ontario Building Code 2012, local bylaws and regulations for the geographical location of the project. Any discrepencies between the drawings and site conditions shall brought to the attention of the designer prior to start of the work. Any discrepencies between architectural, mechanical, structural, etc. drawings shall be brought to the attention of the designer. TI - use of these plans shall be restricted to the original project site for which they were created, and publication thereof is expressly limited to such use. Reuse, reproduction or publication by any method, in whole or in part, is prohibited. This drawing is classified as part of an unpublished collection of visual. It is an exclusive work of original authorship. None of the pictorial graphic or techni charts or drawings depicted on this sheet may be reproduced by any method, includung tracing or photocopying, stored in a retrieval system, or transmitted in any form or by means electronic, mechanical or otherwise, nor may they be used or re -used for any purpose without the express prior written permission of the author. Title and ownership remains with the author without prejudice Visual contact with these plans shall constitute prima facie evidence of the acceptance of these restrictions. ALL RIGHTS RESERVED. Copyright ©2015 MW Drafting and Design. AIJ DRAFTING & DESIGN IN( 17 Ahrens St W, Kitchener FRONT PORCH STRUCTURAL PLAN Project number 21027 Date 07/12/2021 A1.2 Drawn by TT Checked by JM Scale 3/16" = 1'-0' De ;al 00 co N N 0 N N I— EX. HOUSE 2x PT LEDGER BOARD SECURED TO HOUSE STRUCTURE w/ 1/2"0 ANCHOR BOLTS @24" O.C. El 2x6 PT WOOD 2x6 PT WOOD 2x6 PT WOOD u� JOISTS @16" O.C. JOISTS @16" O.C. JOISTS @16" O.C. _ c/w MID SPAN c/w MID SPAN c/w MID SPAN BLOCKING BLOCKING BLOCKING DJ 8'-9" 8'-81/2" T-11" 3 �2" 27'- 0" 7 Foundation/Framing Plan 3/16" = 1'-0" N N 4- 0 ('7 0 5 3/4" x 5 3/4" POST, TYP. EX. BRICK FOUNDATION DECK OUTLINE ABOVE All work shall conform to the Ontario Building Code 2012, local bylaws and regulations for the geographical location of the project. Any discrepencies between the drawings and site conditions shall brought to the attention of the designer prior to start of the work. Any discrepencies between architectural, mechanical, structural, etc. drawings shall be brought to the attention of the designer. TI - use of these plans shall be restricted to the original project site for which they were created, and publication thereof is expressly limited to such use. Reuse, reproduction or publication by any method, in whole or in part, is prohibited. This drawing is classified as part of an unpublished collection of visual. It is an exclusive work of original authorship. None of the pictorial graphic or techni charts or drawings depicted on this sheet may be reproduced by any method, includung tracing or photocopying, stored in a retrieval system, or transmitted in any form or by means electronic, mechanical or otherwise, nor may they be used or re -used for any purpose without the express prior written permission of the author. Title and ownership remains with the author without prejudice Visual contact with these plans shall constitute prima facie evidence of the acceptance of these restrictions. ALL RIGHTS RESERVED. Copyright ©2015 MW Drafting and Design. AIJ DRAFTING & DESIGN IN( 17 Ahrens St W, Kitchener FRONT PORCH STRUCTURAL PLAN Project number 21027 Date 07/12/2021 A1.2 Drawn by TT Checked by JM Scale 3/16" = 1'-0' De ;al 00 co N N 0 N N I— Front 3/16" = 1'-0" APOSITE SKIRTING T/O DECK 0' - 0" GRADE -3-3' OUNDATION WALL N N O N M 0 All work shall conform to the Ontario Building Code 2012, local bylaws and regulations for the geographical location of the project. Any disc repencies between the drawings and site conditions shall brought to the attention of the designer prior to start of the work. Any discrepencies between architectural, mechanical, structural, etc. drawings shall be brought to the attention of the designer. TI - use of these plans shall be restricted to the original project site for which they were created, and publication thereof is expressly limited to such use. Reuse, reproduction or publication by any method, in whole or in part, is prohibited. This drawing is classified as part of an unpublished collection of visual. It is an exclusive work of original authorship. None of the pictorial graphic or techni charts or drawings depicted on this sheet may be reproduced by any method, includung tracing or photocopying, stored in a retrieval system, or transmitted in any form or by means electronic, mechanical or otherwise, nor may they be used or re -used for any purpose without the express prior written permission of the author. Title and ownership remains with the author without prejudice Visual contact with these plans shall constitute prima facie evidence of the acceptance of these restrictions. ALL RIGHTS RESERVED. Copyright ©2015 MW Drafting and Design. AIA DRAFTING & DESIGN I 17 Ahrens St W, Kitchener FRONT PORCH FRONT ELEVATION Project number 21027 Date 07/12/2021 A2.1 Drawn by JM Checked by JM Scale 3/16" = 1'-0' Left 3/16" = 1'-0" T/O DECK 0' - 0" NDATION GRADE -3-3' N N 4- 0 ('7 ('7 0 All work shall conform to the Ontario Building Code 2012, local bylaws and regulations for the geographical location of the project. Any disc repencies between the drawings and site conditions shall brought to the attention of the designer prior to start of the work. Any discrepencies between architectural, mechanical, structural, etc. drawings shall be brought to the attention of the designer. TI - use of these plans shall be restricted to the original project site for which they were created, and publication thereof is expressly limited to such use. Reuse, reproduction or publication by any method, in whole or in part, is prohibited. This drawing is classified as part of an unpublished collection of visual. It is an exclusive work of original authorship. None of the pictorial graphic or techni charts or drawings depicted on this sheet may be reproduced by any method, includung tracing or photocopying, stored in a retrieval system, or transmitted in any form or by means electronic, mechanical or otherwise, nor may they be used or re -used for any purpose without the express prior written permission of the author. Title and ownership remains with the author without prejudice Visual contact with these plans shall constitute prima facie evidence of the acceptance of these restrictions. ALL RIGHTS RESERVED. Copyright ©2015 MW Drafting and Design. AIA DRAFTING & DESIGN I 17 Ahrens St W, Kitchener FRONT PORCH LEFT ELEVATION Project number 21027 Date 07/12/2021 A2.2 Drawn by TT Checked by JM Scale 3/16" = 1'-0' N N 4- 0 C7 N 7/16" PLYWOOD SHEATHING 2x6 RAFTER LEDGER BOARD SECURED TO ASPHALT SHINGLES EXISTING DOUBLE BRICK WALL WITH 3/6" HILTI EPDXY ANCHORS @16"o.c. 2x6 CEDAR FASCIA BOARD 2x4 ON FLAT @24" o.c. PROP BETWEEN LEDGERS 2x6 RAFTERS @16" o.c. 2x6 CEILING JOISTS @16" o.c. 2x6 CEILING JOIST LEDGER ALUM. EAVES. ON 2x6 BOARD SECURED TO EXISTING CEDAR FASCIA BOARD DOUBLE BRICK WALL WITH 3/6" HILTI EPDXY ANCHORS @16"o.c. 2x4 STUD WALL TO SUPPORT CEDAR T&G SOFFIT RAFTERS N /O DECK GRADE -3- 3" SECTION 1/4" = 1'-0" All work shall conform to the Ontario Building Code 2012, local bylaws and regulations for the geographical location of the project. Any discrepencies between the drawings and site conditions shall brought to the attention of the designer prior to start of the work. Any discrepencies between architectural, mechanical, structural, etc. drawings shall be brought to the attention of the designer. Th use of these plans shall be restricted to the original project site for which they were created, and publication thereof is expressly limited to such use. Reuse, reproduction or publication by any method, in whole or in part, is prohibited. This drawing is classified as part of an unpublished collection of visual. It is an exclusive work of original authorship. None of the pictorial graphic or technic charts or drawings depicted on this sheet may be reproduced by any method, includung tracing or photocopying, stored in a retrieval system, or transmitted in any form or by means electronic, mechanical or otherwise, nor may they be used or re -used for any purpose without the express prior written permission of the author. Title and ownership remains with the author without prejudice. Visual contact with these plans shall constitute prima facie evidence of the acceptance of these restrictions. ALL RIGHTS RESERVED. Copyright ©2015 MW Drafting and Design. 17 Ahrens St W, Kitchener SECTION MAI/ FRONT PORCH Project number 21027 Date 07/12/2021 A2.3 DRAFTING & DESIGN INC Drawn by TT Checked by Checkericale 1/4" = 1'-0" o_ rn co v N N O N N 17 Ahrens Street West, Kitchener Front Porch Specifications 1. Removals I1of11 - Remove and dispose of entire front porch including roof and floor structure. Structure is deteriorated beyond repair. - Save components needed for replication such as support posts, sunrise details and handrail system. - Dispose of all demolition 2. Repair existing brick foundations as required to support new floor structure. 3. Install Landscaping Cloth and 2" of % stone underneath new porch and stairs. 4. Framing as per drawing and the O.B.C. - Micro Pro Sienna PT framing for floor structure including 2" x 8" joist @ 16" o.c. c/w standard blocking - 6"x6" Accoya support posts turned to match existing. (Turned portion of post will need to shorten up and move up a bit to accommodate new 36" high railings to meet O.B.C. code) - 3 ply 2"x8" spruce porch beams - 2"x6" spruce rafters including ceiling joist - 2"x4" PT skirt framing @ 16" o.c. c/w rodent screen around porch and stairs - 2"x12" PT stair stringers @ 16" o.c. - All fasteners used with PT to be pre -painted or galvanized 5. Roofing - Biltmore Limited Lifetime Architectural Shingles (six nailed) by CRC to front porch c/w flashings as required. 6. Electrical - Remove existing light fixture - Add 3 LED pot lights, tie into existing light. Color to pot lights TBD biased on ceiling color selected. 7. Decking Gtape joist protector to top of all joists, beams, and stair stringers to protect from rott. Azek (Slate Gray) 3 1/8" T&G PVC porch plank c/w Azek PVC 1" x 5 %2" stair treads. Fastened using stainless steel fasteners. %" thick cellular PVC on rim joists, stair stringer covers, risers, and %" x 3 %2" vertical skirting. Fasten using cortex hidden fastener system. Page 35 of 122 17 Ahrens Street West, Kitchener Front Porch Specifications 120f 11 hftps://www.timbertech.ca/products/decking/porch Azek porch planks are a great alternative to the traditional clear pine porch boards for the following reasons; - Azek PVC porch boards offer the homeowner a one-time installation and a maintenance free product, unlike clear pine porch planks which would need to be painted yearly and replaced again in 10-15 years due to todays poor quality fast growth pine. - Because the Azek PVC has a slight wood grain texture, it creates a much safer non -slip surface area then painted wood. - The Azek PVC porch plank is very similar in size to traditional clear pine material used. - Porch planks could be milled from Accoya. However, cost is similar to the Azek PVC and you still have the slippery porch deck and step issue. PORCH SLATE GRAY Perch Collection Page 36 of 122 17 Ahrens Street West, Kitchener Front Porch Specifications P a g a I3of11 Photo above from a recent project showing Azek slate grey t&g porch plank, Azek 1 "x 5 1/2" decking on stair, PVC risers and skirting, and Accoya railing system that was milled to match this particular project. Page 37 of 122 17 Ahrens Street West, Kitchener Front Porch Specifications P a g a I4of11 Photo above from a recent project showing Azek slate grey t&g porch plank, Azek 1 "x 5 1/2" decking on stair, PVC risers and skirting, and Accoya railing system that was milled to match this particular project. Page 38 of 122 17 Ahrens Street West, Kitchener Front Porch Specifications 150f 11 Photo above from a recent project showing Azek slate grey t&g porch plank, and Accoya railing system that was milled to match this particular project. Page 39 of 122 17 Ahrens Street West, Kitchener Front Porch Specifications 160f 11 8. Support Posts, Newel Posts, Railings - 6"x6" Accoya support posts turned to match existing. (Turned portion of post will need to shorten up and move up a bit to accommodate new 36" high railings to meet O.B.C. code) - 2 new newel posts at base of stairs to match support post turnings. - Accoya 4 %2" x 3" shaped top rail to match existing - Accoya 4 %2" x 3 %2" shaped bottom rail to match existing - Accoya 2 %2" x 2 %2" horizontal pickets to match existing railing c/w 1" arch board between spindles - Accoya 2 %2" x 2 %2" spindles lengthened as per drawing to suite 36" high railing to meet O.B.B - All fasteners to be stainless steel to avoid rust. 9. Beam wraps, porch ceiling, sunrise details, new door surround - Cover sides and bottom of support beams with Accoya c/w moulding at bottom and under soffit to match existing - False beams between posts using 1" x 8" Accoya sides and bottom w/ molding at bottom edge including 2 %2" pine crown mold and 1 %2" pine molding at bottom to match existing. - Accoya Sunrise details in front and side gables to match existing c/w 2 %2" pine crown mold - 3 1/2" Clear T&G V match pine or cedar porch ceiling - Front door surround: Accoya 12" wide pilasters, design as per drawing, turned to match existing. Accoya 14" high pediment with sunrise detail, match existing above door. - All fasteners to be stainless steel to avoid rust. hftps://www.accova.com/why-accova/benefits/ Accoya brings unprecedented reliability for timber; it is checked and trusted not to visibly swell, shrink or distort, with minimal movement. Highly durable, it withstands the test of any climate and is a highly rot resistant wood. And what's more, it stays that way— a 50 year above ground, and 25 year below ground and freshwater warranty are testament to the fact that you can expect to enjoy your Accoya wood for many decades to come. Using cellular PVC for skirting and stair riser and stringer components provides better durability than painted Accoya when touching grade, washing, and abuse from foot traffic. Cellular PVC looks identical to Accoya when painted. Page 40 of 122 17 Ahrens Street West, Kitchener Front Porch Specifications 170f 11 Photo above from a recent project showing an Accoya railing system that was milled to match this particular project, and cellular PVC skirting detail. 10. Aluminum 8" pan vented soffit, fascia, and eavestrough (Gentek Black to match remainder of house) 11. Paining - Prime all new Accoya materials and paint two coats finish white to match existing house color. - Paint all PVC skirting and rim board stringers and risers with AquaSurTech heat reflective paint to match existing house color. - Porch Ceiling: Prime and paint two coats finish, or stain and finish as per client preference. Page 41 of 122 17 Ahrens Street West, Kitchener Front Porch Specifications P a g a I8of11 Photo above shows example of 3 %" stained t&g cedar ceiling. 12. Front door Replacement - Remove worn screen door and damaged/air leaky front door - Install new 2 %2" smooth limestone door sill to replace rotten wood door sill - Install new insulated steel Entryguard door c/w executive style panel style to mimic the look of wood and match the panel layout of the storm door. Glass to have applied mullions. Door painted Gentek Black. - Install black Mirage roll screen to new front door in lieu of storm door. Page 42 of 122 17 Ahrens Street West, Kitchener Front Porch Specifications I9of11 Above photo shows the Existing storm door style to be matched for main door. Page 43 of 122 17 Ahrens Street West, Kitchener Front Porch Specifications Page I10of11 Above photos are from heritage house renovation completed across the street. Photo on the left shows the existing door. Photo on the right shows the new Entry guard insulated steel door with Mirage roll screen applied. 13. Replace two front porch windows. - Remove two windows. Exterior wood sills and Interior casing to remain. - Supply and install two fixed sash Strassburger vinyl windows — direct set c/w built out Accoya brick mould and mouldings to match existing and fit to masonry opening. Wood Windows and Accoya moldings all painted Gentek Black. - Foam air seal around window from exterior. - Caulk exterior of window and mouldings as required. Note: All existing upper windows on face of house are vinyl windows. Page 44 of 122 24 20 17 Ahrens Street West, Kitchener Front Porch Specifications Frame Radius = 26.25 �L 52.0 '+ Photos above show existing fixed windows being replaced. Page I11of11 Page 45 of 122