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DSD-2024-090 - Heritage Permit Application - 300 Schoerg Crescent
Staff Report I K Tc�i irrarR Development Services Department www.kitchener.co REPORT TO: Heritage Kitchener DATE OF MEETING: March 5, 2024 SUBMITTED BY: Garett Stevenson, Director of Development and Housing Approvals, 519-741-2200 ext. 7070 PREPARED BY: Jessica Vieira, Heritage Planner, 519-741-2200 ext. 7291 WARD(S) INVOLVED: Ward 3 DATE OF REPORT: February 12, 2024 REPORT NO.: DSD -2024-090 SUBJECT: Heritage Permit Application HPA-2024-003 300 Joseph Schoerg Crescent Rear Addition RECOMMENDATION: That pursuant to Section 33 of the Ontario Heritage Act, Heritage Permit Application HPA-2024-IV-003 requesting permission for: 1. The demolition of an existing rear deck and concrete slab; and 2. Construction of a new one -storey rear addition and second -storey deck on the property municipally addressed as 300 Joseph Schoerg Crescent, BE APPROVED in accordance with the supplementary information submitted with the application and subject to the following conditions: a) 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 of a rear deck and construction of a rear one -storey addition on the property municipally addressed as 300 Joseph Schoerg Crescent, as detailed in Heritage Permit Application HPA-2024-IV-003 and the documents that form Attachments A -X. The key finding of this report is that the proposal will not negatively impact the cultural heritage value or interest of the property as it maintains the original appearance of the primary dwelling and is in keeping with local and provincial standards and guidelines. There are no financial implications associated with this report. Community engagement included posting this report and associated agenda in advance of the meeting and consultation with the Heritage Kitchener Committee. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. Page 17 of 211 • This report supports the delivery of core services. EXECUTIVE SUMMARY: Heritage Permit Application HPA-2024-IV-003 proposes the demolition of a rear deck and concrete slab and construction of a one -storey rear addition and reconstruction of the rear deck on the property municipally addressed as 300 Joseph Schoerg Crescent. The property is designated under Part IV of the Ontario Heritage Act by way of Designating By-law No. 2003-179. In reviewing the merits of this application, Heritage Planning Staff note that the proposed work meets the standards and guidelines for the conservation of historic places as determined by the province. Further, the proposed work maintains the character and overall appearance of the subject property, as it will have limited visibility from the street, and is not anticipated to adversely impact the heritage attributes identified within the designating by-law. BACKGROUND: The Development Services Department is in receipt of Heritage Permit Application HPA- 2024-IV-003, which seeks permission for the demolition of an existing rear deck and concrete slab to facilitate the construction of a one -storey addition on the property municipally addressed as 300 Joseph Schoerg Crescent, formerly addressed as 437 Pioneer Tower Road. 0 I 7M Im 'W'V�k�:u7a�ar I Me, u'W 44 1¢IrI ' Figure 1: Location Map of Subject Property Page 18 of 211 it,� Ali ......, �.. ,..... a. �... 1¢IrI ' Figure 1: Location Map of Subject Property Page 18 of 211 REPORT: The subject property is located on the south side of Joseph Schoerg Crescent, between the intersections of Joseph Schoerg Place to the west and Langton Drive to the east. At the time of this report, the property contains the following structures: A two-storey farmhouse with a two-storey rear addition that includes a walk -out basement; • A detached driveshed that has been converted into a separate dwelling unit, as approved by Heritage Permit Application HPA-2016-IV-011 submitted in 2016; and • A detached two -car garage, as approved by the previous most -recent Heritage Permit Application HPA-2021-IV-006 submitted in 2021. Figure 2: Front Fagade of Subject Property 300 Joseph Schoerg Crescent is designated under Part IV of the Ontario Heritage Act by way of Designating By-law 2003-179, and is recognized for its design/physical, historical/associative, and contextual values. The property is identified as being part of the earliest inland non-native settlement of what would become Waterloo County. The existing farmhouse and driveshed structure is believed to have been constructed c.1830 by John Betzner, a member of one of Waterloo County's founding families. Architecturally the original farmhouse is a representative and early example of the Mennonite Georgian architectural style. The landscape of the property is of historical significance as well, as it includes views to the Grand River (designated a Canadian Heritage River) and still contains many of the features which originally influenced settlement in the area. Identified attributes of significance on the farmhouse include: Page 19 of 211 • All building elevations; • Fieldstone foundation; • Roof and roofline; • Return eaves; • Window and door openings; and • 6 -pane attic windows in gable ends. Identified attributes of significance on the driveshed include: • All building elevations; • Fieldstone foundation; • Roof and roofline; • Window and door openings; • Door hardware on north and west elevations; and • 6/6 windows. Proposed Work Demolition of Existing Deck and Concrete Slab At present there is an existing rear deck that extends from the ground floor of the farmhouse but, due to the sloped topography of the site, is located above -grade. The deck is comprised of Trex composite decking and has a wood and glass guard rail. A concrete -slab patio space is located beneath this deck. Figure 3: Existing Rear Deck and Patio Page 20 of 211 To facilitate the construction of the proposed one -storey rear addition the existing deck and patio will need to be demolished. A small 4.5-8 ton excavator will be used for the removal of these structures in addition to trenching for the concrete strip footing and foundation. Per the requirements of the Grand River Conservation Authority, silt fencing will be installed to the south of the excavation area to eliminate soil runoff during construction. IN TE. SHORING YSRE(X'D 111 FINE III CDNTIRCTOR. YRD IDE P END. SRCP D'vN G9 FOR NDE RE' EF EXIST EX[ T '.- DOD CLVIWNOR _ SNCw . PIERT RFMIN EXIST SJMED :OWMN � ON7R LT RT 'ERIFY� ER PI C F� i6®–R M7 E9 T T �.. CIIAENT )F BEvffl � T E�..-u.... GUT IND REMO''/E EXIST. E PUT 2, 12 FEW PROTRUDES EXTERIOR NALL PRIOR TO DEMOLITION ITPFCTOR TO vERlw FLooR UORT 3 BEAM BEFRING' COXDITION FOR DESIGN OF SHORING N ODD BE4A j CUT ANDF t401 EXIST 3- X11 FLY B -4P9 —DES E%i RICR EIFLL. PRC IDE OF SEEM ,EIIP SHORING FOR IKK WA EXIST6x5'JJC1DCOLLPVN3 \ EXIST CON. PIERSTOBE TCBEREAMP:EDITYP. VN.01 ` REPnCVED r7 R U. N 0.1 Figure 4: Demolition Plan for Rear Deck and Patio Construction of One -Storey Rear Addition and Deck EDGE ]F SLAB CUT EXIST. BLAB TG EE CUT & REIMO, ED The proposed one -storey rear addition is approximately 7.84 metres (25' 9") in width and 5.9 metres (19' 7") in length, which is approximately 1.2 metres (4 feet) greater than the existing concrete slab patio but otherwise in following with its existing footprint. The windows of the addition are proposed to be Pella wood framed and double hung, closely reflecting the appearance of the existing windows on the original farmhouse though grouped in a different manner that allows the new to be distinguishable from the old. James Hardie Shingles is the material proposed to be used for siding. The windows will be painted the same dark grey -brown colour as the existing windows while the siding will be a lighter neutral earth -tone such as Navajo Beige, Monterey Taupe or Khaki Brown. The roof system is proposed to be formed from waterproofing membrane and pressure -treated wood sleepers but will be otherwise covered by the re-established deck. The deck will be constructed from the same Trex composite decking and wood posts and rails with glass panels, maintaining its original appearance. The existing landscaping around the property is to be maintained, with any damage that occurs to the lawn to be remediated with new topsoil and grass seed after construction has completed. Page 21 of 211 Figure 5: Rendering of Proposed Rear Addition Figure 6: Side Elevations of the Proposed Addition Page 22 of 211 As the property slopes, the proposed rear addition will be located below the ground -floor of the original farmhouse. The topography, in addition to the location of the addition at the rear of the existing home, will mean that it will not be visible from the street (Figures 6-7). Further, as the new addition is proposed to extend from an existing addition, the potential for impacts to the original farmhouse itself it extremely limited. Figure 7: East Side View of Rear of Property from the Sidewalk Figure 8: West Side View of Rear of Property from the Sidewalk Page 23 of 211 The new addition will be visible should one approach the gate that leads from the adjacent City -owned property to the subject property (Figure 8). Currently from this vantage point the Grand River can be viewed through the existing deck; while the addition will block this view the applicant is proposing that the vegetation next to the east side of the gate be trimmed back so that the Grand River is visible from a slightly different angle. It should be noted that, while this view is identified in the Statement of Significance, it is not in itself identified as a heritage attribute within Designing By-law 2003-179. Figure 9: View of Rear of Property from City Land Heritage Planning Comments In reviewing the merits of the application, Heritage Planning Staff note the following: The subject property municipally addressed as 300 Joseph Schoerg Crescent is designated under Part IV of the Ontario Heritage Act by way of Designating By-law 2003-179. The heritage attributes identified by the designating by-law relate primarily to the original farmhouse and the detached drive shed. The view, while identified in the Statement of Significance, is not identified within the heritage attributes list. The proposal is for the demolition of an existing rear deck and patio and construction of a new one -storey rear addition and re-establishment of the deck. Page 24 of 211 • The existing deck and patio are located against the existing rear addition, so there is very limited potential for accidental damage to the fabric of the original farmhouse to occur during their removal. • The proposed rear addition will not be visible from the street due to its location at the rear of the home, the presence of vegetation, and the sloping topography of the land. • The materials proposed to be used are appropriate for and compatible with the heritage character of the subject property; • The proposed work is consistent with the Parks Canada Standards and Guidelines for the Conservation of Historic Places in Canada in relation to additions. o In particular, the following standards are met: ■ 11. Conserve the heritage value and character -defining elements when creating any new additions to an historic place or any related new construction. Make the new work physically and visually compatible with, subordinate to, and distinguishable from the historic place. ■ 12. Create any new additions or related new construction so that the essential form and integrity of an historic place will not be impaired if the new work is removed in the future. o In particular, the following guidelines are met: ■ 4.3.1 (13) Selecting the location for a new addition that ensures that the heritage value of the place is maintained. ■ 4.3.1 (14) Designing a new addition in a manner that draws a clear distinction between what is historic and what is new. ■ 4.3.1 (15) Designing an addition that is compatible in terms of materials and massing with the exterior form of the historic building and its setting. The proposed work is not anticipated to adversely impact the reasons for designation of the subject property, nor adversely impact the Joseph Schoerg Crescent streetscape or adjacent properties. 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. Page 25 of 211 APPROVED BY: Justin Readman, General Manager, Development Services Department ATTACHMENTS: Attachment A — HPA-2024-IV-003 Application Form Attachment B — HPA-2024-IV-003 Architectural Drawings Attachment C — HPA-2024-IV-003 Written Documents Attachment D — Designating By-law Number 2003-179 Page 26 of 211 These documents. are instruments of. service and are the copyright property of Witzel Dyce Engineering Inc. -They may not.be reproduced, altered or reused without the expressed written consent of Witzel Dyce Engineering Inc. 3D ISO - Existing 3D ISO - PROPOSED ADDITION (CEDAR SHAKES) Page 27 of 211 111 50mm x 50mm WOOD POSTS C/W BEVELED CORNERS @ 2.3m O.C. PROPYLENE REINFORCEMENT NETTING ON DOWNSTREAM SIDE OF FILTER FABRIC A. EROSION CONTROL TYPICAL JOINT 55— FACTORY +-- CONNECTED TOP ROPE G*\" 5� GEOTEXTILE FILTER FABRIC OF FLO � ©IR O 0 770 yX NATIVE SOIL NnTF- CONTRACTOR TO MAINTAIN FILTER FABRIC FENCE UNTIL VEGETATION HAS BEEN ESTABLISHED ON ALL EXPOSED SOILS WITHIN CATCHMENT AREA 1 TYPICAL DETAIL NTS A1.0 SEDIMENT CONTROL FENCE O.P.S.D. 219.110 1. ALL SILT FENCING TO BE INSTALLED PRIOR TO COMMENCEMENT OF ANY AREA GRADING, EXCAVATION OR DEMOLITION. 2. EROSION CONTROL FENCE TO BE PLACED AROUND THE BASE OF ALL STOCKPILES. ALL STOCKPILES TO BE KEPT A MINIMUM OF 2.5m FROM ALL PROPERTY LINES. 3. P-250 FILTER FABRIC UNDERLYING CONSTRUCTION VEHICLE ENTRANCE TO CONSIST OF CLEANED OR REPLACED 300mm THICK, 50mmO STONE, STONE TO BE TAKEN UP WHEN ACCUMULATIONS COVER 50% OF TOP OF STONE (SEE DETAIL). 4. EROSION PROTECTION TO BE PROVIDED AROUND ALL STORM AND SANITARY MANHOLES AND/OR CATCHBASINS. 5. ADDITIONAL EROSION CONTROL MEASURES MAY BE REQUIRED AS SITE DEVELOPMENT PROGRESSES. CONTRACTOR TO PROVIDE ALL ADDITIONAL CONTROL STRUCTURES. 6. EROSION CONTROL STRUCTURES TO BE MONITORED REGULARLY BY WITZEL DYCE ENGINEERING AND ANY DAMAGE REPAIRED IMMEDIATELY. SEDIMENTS TO BE REMOVED WHEN ACCUMULATIONS REACH A MAXIMUM OF ONE THIRD (1/3) THE HEIGHT OF THE SILT FENCE. 7. ALL EROSION CONTROL STRUCTURES TO REMAIN IN PLACE UNTIL ALL DISTURBED GROUND SURFACES HAVE BEEN RE -STABILIZED EITHER BY PAVING OR RESTORATION OF VEGETATIVE GROUND COVER. 8. NO ALTERNATIVE METHODS OF EROSION CONTROL PROTECTION SHALL BE PERMITTED UNLESS APPROVED BY WITZEL DYCE ENGINEERING. 9. THE CONTRACTOR IS RESPONSIBLE FOR REMOVING SEDIMENTS FROM THE MUNICIPAL ROADS, SIDEWALKS AND DITCHES AT THE END OF EACH WORK DAY. 10. MUD MATS TO BE PROVIDED AT ALL LOCATIONS WHERE CONSTRUCTION VEHICLES EXIT THE SITE. MUD MATS SHALL BE A MINIMUM OF 6m WIDE, 15.Om LONG (LENGTH MAY VARY DEPENDING ON SITE LAYOUT) AND 0.3m DEEP AND SHALL CONSIST OF 150mmO-200mmO RIP -RAP MATERIAL OR APPROVED EQUIVALENT. CONTRACTOR TO ENSURE ALL VEHICLES LEAVE THE SITE VIA THE MUD MAT AND THAT THAT MAT IS MAINTAINED IN A MANNER TO MAXIMIZE ITS EFFECTIVENESS AT ALL TIMES. 11. WITZEL DYCE ENGINEERING TO MONITOR THE SITE DEVELOPMENT TO ENSURE ALL EROSION CONTROLS ARE INSTALLED AND MAINTAINED TO TOWNSHIP REQUIREMENTS. CONTRACTOR TO COMPLY WITH THE ENGINEER'S INSTRUCTIONS TO INSTALL, MODIFY, OR MAINTAIN EROSION CONTROL WORKS. These documents are instruments of service and are the copyright property of Witzel Dyce Engineering Inc. They may not be reproduced, altered or reused without the expressed written consent of Witzel Dyce Engineering Inc. M `V N S 2 101-0.08.13 RE -ISSUED 1 2023.08.11 ISSUED NO. DATE REVISION WI zelL� Ce _i _� �y tN 7INEE�ING INb. 828 King Street North, Unit 20 Waterloo, Ontario, N2 J 4G8 www.witzeldyce.com D. A. WITZEL 100149864 A �3,2� ON� PROJECT 300 JOSEPH SCHOERG ADDITION 300 JOSEPH SCHOERG CRES. KITCHENER, ON. DRAWING SITE PLAN DESIGNER DAW DRAWN CJF DATE AUGUST 2023 SCALE 1:300 PROJECT NO. 15894-100 DRAWING NO. A1.0 Page 28 of 211 NOTE: SHORING AS REQ'D BY GENERAL CONTRACTOR. PROVIDE P.ENG. SHOP DWGS FOR WIDE REVIEW EXIST. WINDOW TO REMAIN EXIST. BASEMENT 2 EXIST. 6x6 WOOD COLUMNS & EXIST. ASSUMED COLUMN n A2.0 CONC. PIER TO REMAIN CONTRACTOR TO VERIFY/ II EXIST. EXTERIOR WALL SEGMENT OF BEAM TO BE REMOVED II iv TO BE REMOVED 1 r2x EMOVE EXIST. 3 - AM PROTRUDESEXIST. WINDOWS TOBE E EXTERIOR WALLEM VN�D1 TO DEMOLITIONEXIST. CONCEALED VERIFY FLOOR BEAM &COLUMN BEAM BEARING00 EW1 FOR DESIGN OFNG & NEW BEAM NEW SLAB BASEMENT FLOOR PLAN (CEDAR SHAKES D C T/O DECK 11'-21/4" " SLAB ON GRADE REFER TO PLAN T/O BASEMENT FLOOR 0. 0. \777 \ \ SECTION WEST -EAST 1/4" = 1 1-011 ROOF ASSEMBLY TREX COMPOSITE DECKING TAPERED 2x P.T. WOOD SLEEPER EPDM ROOF MEMBRANE TPO ROOF MEMBRANE 1/2" PROTECTION BOARD 1" POLYISO RIGID INSULATION (R-5 1/2" PLYWOOD SHEATHING TJI-230 14" ROOF JOISTS @ 16" O.C. C/W BATT. INSULATION (MIN. R-31) 6 MIL. POLY VAPOUR BARRIER 1/2" GYPSUM BOARD 1/2" CONT. DECO -FOAM @ 5" HEATED SLAB ON WALL JD NCT ON (TYP SLAB / FOUNDATION GRADE REFER TO PLAN �U000 j/j� a�VAVAVAjVAjVAjVAjVAjVAjVAjVAjVA /// I VAA /X//X AAj/AAj/AAj/A / 1/4" = 11-011 WALL SCHEDULE WALL LEGEND VIEW MATERIALS • CEDAR SHAKE CLADDING (COLOUR TBD) • 1x2 HORIZONTAL WOOD FURRING @ EVERY COURSE • VAPOUR PERMEABLE AIR BARRIER EW1 < 1" RIGID INSULATION (MIN. R-5) • 1/2" PLYWOOD SHEATHING • 2x6 S.F.P. NO.1/2 WOOD STUD @ 16" O.C. C/W BATT. INSULATION (MIN. R-22) • 6 MIL. VAPOUR BARRIER • 1/2" GYPSUM BOARD B GUARD RAIL DESIGN BY OTHERS 3 A3.0 A�VATUH T T T T fl � L- y& I� j/A /\A/\/\ /7 74/V�/V�/\ 5" SLAP CN GRADE REFER PLAN iVA/VA/� xx VAVA jam DEMO PLAN T/O DECK 11 ' - 2 1/4" rik T/O WALL PLATE (LOW) 9'- 1 1/2" T/O BASEMENT FLOOR 0' 0„- - WINDOW SCHEDULE WINDOW SIZE FRAME COMMENTS W1 68" x 62" WOOD THERMALLY BROKEN, DOUBLE GLAZED, TINTED DOOR SCHEDULE DOOR SIZE MATERIAL FRAME D1 3'- 0" x 7- 0" I.H.M. I.H.M. IST. DECKING, DECK JOISTS, AMS TO BE REMOVED. TCH DENOTES AREA OF MOLITION EXIST. 6x6 WOOD COLUMNS TO BE REMOVED (TYP. U.N.O.) EXIST. WINDOW TO REMAIN EXIST. CONC. PIERS TO BE REMOVED (TYP. U.N.O.) 1 1 A2.0 2 ROOF ASSEMBLY TREX COMPOSITE DECKING TAPERED 2x P.T. WOOD SLEEPER EPDM ROOF MEMBRANE TPO ROOF MEMBRANE 1/2” PROTECTION BOARD 1" POLYISO RIGID INSULATION (R-5 C.I.) 1/2" PLYWOOD SHEATHING TJI-230 14" ROOF JOISTS @ 16" O.C. C/W BATT. INSULATION (MIN. R-31) 6 MIL. POLY VAPOUR BARRIER 2 1/2" GYPSUM BOARD SECTION NORTH -SOUTH 1/4" = 1 1-011 GUARD RAIL DESIGN BY OTHERS A3.0 JLVL LINTEL, REFER TO PLAN FOR SIZE W1 5" HEATED SLAB ON 1/2" CONT. DECO -FOAM @ EW1 GRADE REFER TO PLAN HEAT WALLAB /N OUONDATO j V 8 A/VA/VA/VA/VA/VA/VA/ �/ A A/ / / VA/VA/VA/VA/VA/VA/VA/VA VA/VA/VA VA/VA/VA � \/VA/� //A AA�VA�VA�VA�VA�VA�VA�VA�VA�VA�VA�VA�VA�\,; ° �VA�� 1/4" = 11-011 These documents are instruments of service and are the copyright property of Witzel Dyce Engineering Inc. They may not be reproduced, altered or reused without the expressed written consent of Witzel Dvice Enaineerina Inc. 2 2023.08.23 RE -ISSUED 1 2023.08.11 ISSUED NO. DATE REVISION WitzelDyce ENGINEERING INC. 826 King Street North, Unit 20 Waterloo, Ontario, N2J 4G8 www.witzeldyce.com 3 D. A. WITZEL 10014EI ug 23, 2023 CE Of ON,�QQ PROJECT 300 JOSEPH SCHOERG ADDITION 300 JOSEPH SCHOERG CRES. KITCHENER, ON DRAWING FLOOR PLAN & DEMOLITION PLAN DESIGNER PROJECT NO. TGEC / DAW 15894-100 DRAWN DRAWING NO. TXC DATE AUGUST 2023 SCALE AS NOTED A2.0 Page 29 of 211 T/O MAIN FLOOR 11 ' - 5 1/4" T/O DECK 11 ' - 2 1/4" - - - EXIST. 3 -PLY 2x12 EXIST. VERTICAL BOARD & BATTEN CLADDING TO REMAIN T/0 DECK 11'-21/4"- - - T/O WALL PLATE (LOW) 9' - 1 1/2" - - T/0 BASEMENT FLOOR "'-0" - - - 1 CONTRACTOR TO VERIFY IF THE EXIST. WALL SYSTEM HAVE SUITABLE AIR BARRIER / DRAINING SYSTEM FOR NEW ROOF MEMBRANE TO SECURE INTO. IF CONDITION VARIES CONTACT WIDE w BEAM v SECTION DECK/ FLOOR JUNCTION EXIST. ASSUMED AIR BARRIER TO BE PEEL & RE -SEAL OVER TOP OF NEW EPDM ROOF MEMBRANE PROVIDE MIN. 6" OVERLAP EPDM ROOF MEMBRANE TO LAP DECK / RO F ASSEMBLY - & SE-AL--OVER-T--PO-ROOF - - - BECK -I ROOF-ASS€MBI REFER TO SECTION MEMBRANE, AND EXTEND UP TO REFER TO SECTION SEAL OVER EXIST. INSULATION VAPOUR BARRIER TO BE EXTEND UP AND SEAL OVER EXIST. WOOD BEAM. BEAM SIZE PENDING CONTRACTOR VERIFICATION OF CONFIGURATION OF EXTERIOR WALL & EXIST. INTERIOR FRAMING EXIST. BUILDING TO REMAIN. NEW WOOD GUARD C/W GLASS PANEL. 1 1/2" = V-0" PRE -FIN. ALUM. GUTTER C/W DOWNSPOUT EW 36'X84" I.H M \// / /\ NEW DAR SHAKE/NE DO BLE HUNG/ / /DOOR C/W LITE \\// / CLADDING.% /WINDOW, TO MATCH /�AEXIST.(TYP.)�/ PARTIAL WEST ELEVATION (CEDAR SHAKES DOUBLE 2x6 TOP PLATES WOOD LINTEL REFER TO PLAN NEW P.T. WOOD COLW Lt L IL NEW CONC. SLAB ON GRADE TO MATCH EXIB GRADE - - ��i/rte FILL SHIM SPACE W/ EXPANDING SPRAY FOAM INSULATION GYPSUM RETURN SECTION GUARDRAIL DBO 2x TAPERED P.T. WOOD BLOCKING BETWEEN SLEEPERS ------------ EPDM MEMBRANE TO LAP AND SEAL OVER TOP OF METAL FLASHING & LEAD INTO GUTTER Z PRE -FIN. BENT METAL FLASHING SITS OVER TOP OF TPO MEMBRANE PRE -FIN. ALUM. GUTTER C/W DOWNSPOUT ] TPO MEMBRANE TO LAP AND SEAL OVER TOP OF AIR BARRIER MIN. 6" OVER LAP 1.75"x14" LVL PERIMETER ROOF JOIST VAPOUR PERMEABLE AIR BARRIER EW1 BLUE SKIN TRANSITION STRIP LAP AND SEAL AROUND WINDOW OPENING AND SEAL UNDER THROUGH WALL FLASHING W/ MIN. 6" OVER LAP PRE -FIN. ALUM. THROUGH WALL FLASHING C/W DRIP EDGE WOOD WINDOW REFER TO PLAN r1_'LL_ 1 1/2" = V-0" DECK / EXTERIOR WALL JUNCTION 1.75"x14' 6 MIL POLY VAF DOUBLE 6 DECK/ ROOF ASSEMBLY 1/4" = 11-011 PARTIAL EAST ELEVATION (CEDAR SHAKES SECTION 1 1/2" = V-0" DECK SOFFIT / EXTERIOR WALL JUNCTION RTICAL BOARD CLADDING TO A GUARDRAIL DBO 2x TAPERED P.T. WOOD SLEEPERS LAP & SEAL EPDM MEMBRANE OVER TOP OF TPO MEMBRANE, CONCEALED UNDER METAL FLASHING. 1.75"x14" LVL PERIMETER ROOF JOIST PRE -FIN. BENT METAL FLASHING C/W DRIP CHANNEL A B C D 1/4" = 11-011 SOUTH ELEVATION (CEDAR SHAKES) 1/4" = 11-011 These documents are instruments of service and are the copyright property of Witzel Dyce Engineering Inc. They may not be reproduced, altered or reused without the expressed written consent of Witzel Dvice Enaineerina Inc. 2 1 2023.08.23 RE -ISSUED 1 2023.08.11 ISSUED NO. DATE REVISION Witze I D vic e ENGINEERING INC. 826 King Street North, Unit 20 Waterloo, Ontario, N2J 4G8 www.witzeldyce.com Uco)fr,: PROJECT 300 JOSEPH SCHOERG ADDITION 300 JOSEPH SCHOERG CRES. KITCHENER, ON DRAWING ELEVATIONS & SECTION DETAILS DESIGNER PROJECT NO. TGEC / DAW 15894-100 DRAWN DRAWING NO. TXC DATE AUGUST 2023 SCALE A3.0 AS NOTED Page 30 of 211 A B C D ATCH DENOTES DOOR LOCATION OUTLINE DENOTES EDGE I ao OF NEW EXTERIOR SLAB (TYP.) CONC 8 CF` 1- - FOUNDATION PLAN EXIST. DECK JO EXIST. 6x6 WOOD COLU 2 -PLY 2.0E 1.75" x MICROLLAM LVL APPROVED EQUIVALE a- - - - 5" HEATED S.O.G. C/W 2" SM RIGID INSULATION (MIN. R10) W/ (MIN.) 6" COMPACTED GRANULAR W BASE UNEXOWATED CONC 8 WF1 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - CONC 8 1/4" = 1 1-011 PROVIDE 15M x 16" LG. DOWELS @ 16" O.C. VERT. INTO EXIST. FOUNDATION WALL FROM NEW FOUNDATION WALL. ADHERE W/ EPDXY (MIN.) 8" EMBED. (TYP. AT ALL NEW TO EXIST. LOCATIONS) CF 1 PROVIDE (2)15M x 16" LG. DOWELS INTO EXIST. FOOTING FROM NEW FOOTING. ADHERE W/ EPDXY (MIN.) 8" EMBED. (TYP. AT ALL NEW TO EXIST. LOCATIONS) NEW 8"0 SONOTUBE C/W F-2 CONCRETE. (MIN.) 4'-0" BELOW GRADE FOR FROST PROTECTION (TYP. AT 4 LOCATIONS) � CF1 20"0 BELL BOTTOM FOOTING (TYP. AT 4 LOCATIONS) 2 -PLY 2.0E 1.75" x MICROLLAM LVL APPROVED EQUIVALE ROOF FRAMING PLAN DESIGN LOADS SNOW LOADS LL = 60 PSF DL = 15 PSF WALL SCHEDULE WALL THICKNESS REINFORCING COMMENTS CONC 8 8" (2) 15M CONT. TOP FOOTING SCHEDULE FOOTING SIZE REINFORCING CF1 200 WF1 24"x8" (2) 15M CONT. 1/4" = 1 1-011 COLUMN SCHEDULE COLUMN SIZE C1 6x6 SOLID SAWN TIMBER POST C2 2-2x6 BUILT UP POST C3 3-2x6 BUILT UP POST F. DECK JOIST =XIST. 6x6 WOOD COLUMN 2 -PLY 2.0E 1.75" x 14" ACROLLAM LVL OR APPROVED EQUIVALENT )TE: SLOPED TJI TO BE MOUNTED TH SIMPON STRONG TIE BA/HB JOIST ANGERS OR APPROVED EQUIVALENT 2 -PLY 2.0E 1.75" x 14" ACROLLAM LVL OR APPROVED EQUIVALENT LINTEL SCHEDULE SIZE END BEARING 3 -PLY 1 3/4" x 7.25" 2.0E LVL 2J+2K EA. END. 2 -PLY 2x8 1 J+2K EA. END. A. GENERAL 1. ALL WORK SHALL CONFORM TO THE ONTARIO BUILDING CODE AND ALL STANDARDS REFERENCED WITHIN, LOCAL REGULATIONS AND BYLAWS, AND THE OCCUPATIONAL HEALTH AND SAFETY ACT FOR CONSTRUCTION PROJECTS. THE LATEST VERSIONS OF STANDARDS SHALL APPLY. 2. READ THESE DRAWINGS IN CONJUNCTION WITH ALL RELATED CONTRACT DOCUMENTS AND CONSULTANT DRAWINGS. 3. THE CONTRACTOR SHALL VISIT THE SITE AND FAMILIARIZE THEMSELVES WITH ALL CONDITIONS WHICH MAY ADVERSELY AFFECT THE PROPER COMPLETION OF THE PROJECT. THE CONTRACTOR SHALL CHECK ALL DIMENSIONS IN RELATION TO THE DRAWINGS AND NOTIFY THE ENGINEER TO ALL DISCREPANCIES PRIOR TO PROCEEDING WITH THE WORK. 4. DRAWINGS ARE NOT TO BE SCALED. 5. THE DESIGN DOCUMENTS ARE PREPARED SOLELY FOR THE USE WITH THE PARTY WHOM THE ENGINEER HAS ENTERED INTO CONTRACT. THERE ARE NO REPRESENTATIONS MADE TO ANY PARTY WITH WHOM THE ENGINEER HAS NOT ENTERED INTO CONTRACT. 6. THE CONTRACTOR SHALL RETAIN AN INDEPENDENT TESTING AND INSPECTION COMPANY TO ENSURE THAT THE WORK IS DONE IN ACCORDANCE WITH THE CONTRACT DOCUMENTS INCLUDING COMPACTION TESTING, REINFORCING STEEL PLACEMENT, CONCRETE TESTING AND STRUCTURAL STEEL. 7. THE ENGINEER SHALL BE GIVEN MINIMUM 24 HOURS NOTICE BY THE CONTRACTOR FOR ALL CONSTRUCTION REVIEWS. SITE VISITS AND REVIEWS BY THE ENGINEER OR HIS REPRESENTATIVE ARE INTENDED FOR THE SOLE PURPOSE OF ASCERTAINING CONFORMANCE WITH THE GENERAL DESIGN CONCEPT. THE REVIEWS SHALL NOT MEAN THAT THE ENGINEER HAS SEEN ALL CONSTRUCTION PROCEDURES. REVIEW BY THE ENGINEER SHALL NOT RELIEVE THE CONTRACTOR OF HIS RESPONSIBILITY FOR ERRORS AND OMISSIONS AND FOR MEETING ALL THE REQUIREMENTS OF THE CONSTRUCTION AND CONTRACT DOCUMENTS. 8. THE CONTRACTOR SHALL MAKE ADEQUATE PROVISIONS FOR CONSTRUCTION LOADS AND TEMPORARY BRACING TO ENSURE SAFETY AND THE BUILDING IS PLUMB AND IN TRUE ALIGNMENT AT ALL PHASES OF CONSTRUCTION AS PER O.REG 213/91. ALL BRACING MEMBERS SHOWN ON THE DRAWINGS ARE DESIGNED FOR THE FINISHED STRUCTURE AND MAY NOT BE SUFFICIENT FOR ERECTION PURPOSES. SHORING AND BRACING SHALL BE DESIGNED, REVIEWED AND APPROVED BY A PROFESSIONAL ENGINEER. SHOP DRAWINGS SHALL BE SUBMITTED WITH P.ENG STAMP FOR OUR REVIEW PRIOR TO CONSTRUCTION. 9. NO SUBSTITUTIONS FROM THE SPECIFIED PRODUCTS AND MATERIALS ARE PERMITTED WITHOUT THE APPROVAL OF THE ENGINEER. TESTING REQUIREMENTS TEST COMMENTS SOIL BEARING CAPACITY BY GEOTECH. SOIL COMPACTION BY GEOTECH. REINFORCING STEEL PLACEMENT FINAL PLACEMENT CONCRETE COMPRESSIVE TESTS MIN. 2 SETS PER 100 m' CONCRETE SLUMP ALL TESTING TO BE COMPLETED BY A CERTIFIED INDEPENDENT TESTING AND INSPECTION COMPANY. COPIES OF ALL REPORTS ARE TO BE FORWARDED TO THE ENGINEER FOR REVIEW. B. FOUNDATIONS 1. FOUNDATIONS ARE TO BEAR DIRECTLY ON UNDISTURBED SOIL OR COMPACTED FILL WITH A ASSUMED MINIMUM BEARING CAPACITY OF 150 kPa SLS AND 225 kPa ULS. TBC BY CONTRACTOR PRIOR TO CONSTRUCTION. 2. REMOVE ALL TOP SOIL, ORGANIC MATERIAL, LOOSE FILL AND OTHER DELETERIOUS MATERIAL FROM THE BUILDING AREA PRIOR TO CONSTRUCTION. 3. PROOF ROLL EXISTING FILL MATERIALS. SOFT AREAS UNCOVERED DURING EXCAVATION SHALL BE SUB -EXCAVATED TO SOUND MATERIAL AND REPLACED WITH CLEAN, FREE DRAINING FILL COMPACTED TO 100% STANDARD PROCTOR MAXIMUM DRY DENSITY (SPMDD). 4. COMPACTED FILL BENEATH FOOTINGS AND FLOOR SLABS SHALL BE COMPACTED IN MAXIMUM 150mm (6") LAYERS. 5. PLACE ALL FOOTINGS EXPOSED TO FREEZING WEATHER MINIMUM 1200mm (4'-0") BELOW GRADE UNLESS OTHERWISE PROTECTED. PROTECT SOIL BELOW AND ADJACENT TO ALL FOOTINGS FROM FREEZING DURING CONSTRUCTION. 6. NECESSARY PRECAUTIONS SHALL BE TAKEN TO ENSURE EXISTING FOOTINGS ARE NOT DISTURBED OR UNDERMINED DURING CONSTRUCTION. 7. BACKFILL AGAINST FOUNDATION WALLS IN SUCH A MANNER THAT THE LEVEL OF BACKFILLING ON ONE SIDE OF THE WALL IS NEVER MORE THAN 500mm (20") HIGHER THAN THE LEVEL ON THE LOWER SIDE OF THE WALL EXCEPT WHERE TEMPORARY SUPPORT FOR THE WALL IS PROVIDED OR THE WALLS ARE DESIGNED FOR SUCH UNEVEN PRESSURES. 8. LOCATE ALL PIERS AND FOOTINGS CONCENTRIC UNDER COLUMNS AND WALLS UNLESS OTHERWISE NOTED. 9. HORIZONTAL CONSTRUCTION JOINTS SHALL NOT OCCUR IN CONCRETE WALLS UNLESS APPROVED BY THE ENGINEER. C. CONCRETE 1. CONCRETE WORK SHALL CONFORM TO THE MOST RECENT VERSION OF CAN/CSA-A23.1, A23.2 AND A23.3. 2. CONCRETE PROPERTIES: (MINIMUM COMPRESSIVE STRENGTH MEASURED AT 28 DAYS UNLESS NOTED) a. ALL CONCRETE UNLESS NOTED OTHERWISE - 20 MPa b. SEE CHART FOR CONCRETE TYPES CONCRETE PROPERTIESM MEMBER CONNECTION TENSION SPLICE COMPRESSION o E 2 BOTTOM WALL PLATE TO EMBEDMENT a-� FLOOR JOISTS z w BUILT-UP LINTELS 82m (3 1/4") U Q = OUB U w z ~ E E E U Qw O OU D o M Q U 0Y-�< � Q Q a0 J 400 LOCATION 500 N co of (16) Q U FOOTINGS N 20 NA NA 20 80±30 CONCRETE IN AN UNSATURATED F-2 25 0.55 4-7 20 80±30 CONDITION EXPOSED TO FREEZING (30") Q } U 20M 800 800 800 AND THAWING BUT NOT CHLORIDES 900 z 00 LLO w = (32") (32") (32") (EXTERIOR WALLS AND PIERS) (36") Ow 25M 1200 1100 1000 INTERIOR CONCRETE SLABS N 25 0.50 NA 20 80 ±30 NON -STRUCTURALLY C-2 32 0.45 5-8 20 80 ±30 REINFORCED CONCRETE N/A Q = o (56) (52) (48) EXPOSED TO CHLORIDES AND ui U z Q 35M 1650 1500 1400 FREEZING AND THAWING N/A ~O U w = U (66") (60") (56") (SIDEWALKS, EXTERIOR z z � co UNREINFORCED SLABS) 3. CONCRETE DESIGN IS BASED ON COMPRESSIVE STRENGTH. PHYSICAL PROPERTIES (SLUMP, AGGREGATE SIZE, ETC.) TO SUIT INSTALLATION (BY OTHERS) NOT TO AFFECT STRENGTH SPECIFIED. 4. ALL CONCRETE SHALL BE TESTED BY A CSA CERTIFIED CONCRETE TESTING LABORATORY. CONTRACTOR TO PROVIDE COPIES OF TESTING REPORTS TO THE ENGINEER. NOT LESS THAN ONE TEST SHALL BE MADE FOR EACH 100m' OF CONCRETE WITH AT LEAST ONE TEST FOR EACH CLASS OF CONCRETE USED. A MINIMUM OF THREE TESTS IS REQUIRED FOR EACH CLASS. 5. SLUMP OF CONCRETE TO BE 80mm +/- 30mm PRIOR TO SUPER PLASTICIZERS BEING ADDED. 6. ALL CONCRETE FORMS ARE TO BE WET THOROUGHLY PRIOR TO PLACING CONCRETE. WATER CURING OF CONCRETE IS RECOMMENDED. 7. DO NOT ADD WATER TO THE CONCRETE. 8. ALL CONCRETE EXCEPT FOR CONCRETE SLABS 150mm (6") OR LESS SHALL BE MECHANICALLY VIBRATED. 9. CONTROL JOINTS IN CONCRETE SLABS ON GRADE ARE TO BE SPACED AT MAXIMUM 30 TIMES THE SLAB THICKNESS NOT TO EXCEED 4500mm (15'-0) AND A DEPTH OF 1/3 THE THICKNESS OF THE SLAB. CUT 50% OF THE REINFORCING STEEL AT CONTROL JOINT LOCATIONS. 10. REINFORCING STEEL SHALL CONFORM TO THE MOST RECENT VERSION OF CAN/CSA-G30.18. REINFORCING BARS SHALL BE DEFORMED, GRADE 400 MPa. 11. MAINTAIN THE FOLLOWING CONCRETE CLEAR COVER TO REINFORCING: a. 75mm (3") FOR CONCRETE CAST AGAINST EARTH b. 38mm (1 1/2") FOR CONCRETE CAST AGAINST FORMWORK c. 64mm (2 1/2") FOR CONCRETE EXPOSED TO DE-ICING CHEMICALS 12. ALL REINFORCING STEEL, DOWELS AND ANCHOR BOLTS ARE TO BE CLEAN AND FREE OF RUST, DIRT, FORM RELEASE AGENT, ETC. PRIOR TO POURING CONCRETE. 13. LAP REINFORCING STEEL AS PER REINFORCING STEEL CHART BELOW (MIN). LAP ALL HORIZONTAL BARS AT CORNERS WITH BENT DOWELS MEETING THE MINIMUM LAP REQUIREMENTS IN BOTH DIRECTIONS. SHOP FABRICATE ALL REINFORCING STEEL TO INCLUDE HOOKS AND BENDS. 14. REINFORCING STEEL, DOWELS AND ANCHOR BOLTS ARE TO BE SECURELY TIED PRIOR TO PLACING CONCRETE. REINFORCING STEEL CHAIRS AND SUPPORTS SHALL BE MADE OF CONCRETE BLOCKS, PLASTIC OR WIRE. 15. DOWELS SHALL MATCH REINFORCING UNLESS NOTED OTHERWISE. 16. INSTALLATION OF ALL PROPRIETARY ANCHORS IS TO BE COMPLETED IN ACCORDANCE WITH THE MANUFACTURER'S INSTALLATION REQUIREMENTS. SPECIALIZED TRAINING MAYBE REQUIRED DEPENDING ON THE PRODUCT. CONTRACTOR IS TO CONTACT THE MANUFACTURER/SUPPLIER TO ARRANGE THE REQUIRED TRAINING. REINFORCING STEEL MINIMUM LAP LENGTHS MEMBER CONNECTION TENSION SPLICE COMPRESSION REINFORCED 82m (3 1/4") 2 BOTTOM WALL PLATE TO EMBEDMENT MASONRY FLOOR JOISTS \SIZE BUILT-UP LINTELS 82m (3 1/4") 300mm x 64mm LU LU of� (12"x3") O.C. E E E E EO Ow �� TOP PLATE N o M o o O w z of 10M 400 400 400 450 500 U = oU 3 (16) (16) (16) (18) (20) -1 =�U IL U) 15M 600 600 600 650 750 °? w 50mm (2") (24") (24") (24") (26") (30") Q } U 20M 800 800 800 900 900 z 00 LLO w = (32") (32") (32") (36") (36") Ow 25M 1200 1100 1000 1370 1370 0 Q (48") (44") (40") (54") (54") = z o 30M 1400 1300 1200 1600 N/A Q = o (56) (52) (48) (64) ui U z Q 35M 1650 1500 1400 1850 N/A ~O U w = U (66") (60") (56") (74") z z � co D.LUMBER 1. WOOD FRAMING DESIGN AND CONSTRUCTION SHALL CONFORM TO THE MOST RECENT VERSIONS OF CSA 086. 2. SAWN LUMBER SHALL CONFORM TO THE MOST RECENT VERSION OF CSA STANDARD 0141 AND BE SPF GRADE NO. 2 OR BETTER. 3. STRUCTURAL COMPOSITE LUMBER SHALL BE: a. LAMINATED STRAND LUMBER (LSL) - TIMBERSTRAND GRADE 1.5SE AS MANUFACTURED BY WEYERHAEUSER OR APPROVED EQUAL b. LAMINATED VENEER LUMBER (LVL) - MICROLAM GRADE 1.9E AS MANUFACTURED BY WEYERHAEUSER OR APPROVED EQUAL c. PARALLEL STRAND LUMBER (PSL) - PARALLAM GRADE 2.0E AS MANUFACTURED BY WEYERHAEUSER OR APPROVED EQUAL 4. NAILS SHALL CONFORM TO STEEL WIRE NAILS AND SPIKES AS DEFINED IN CSA 13111 UNLESS NOTED OTHERWISE. 5. PROVIDE SOLID HORIZONTAL BLOCKING AT 1200mm (48") O.C. IN THE FIRST TWO JOIST SPACES ADJACENT TO THE EXTERIOR WALLS. BRIDGING SHALL BE ATTACHED TO THE EXTERIOR WALL TO PROVIDE LATERAL STABILITY. 6. ALL NAILS AND FASTENERS IN CONTACT WITH PRESSURE TREATED WOOD ARE TO BE HOT DIP GALVANIZED OR STAINLESS STEEL. 7. ALL STUD WALLS TO BE ANCHORED TO THE FOUNDATION WALL OR FLOOR SLAB WITH 1/2" DIAMETER ANCHORS @ 800mm (32") O.C.. ANCHOR BOLTS SHALL BE PLACED WITHIN 400mm (16") OF THE EXTERIOR EDGE OF ALL STUD WALLS. NAILING REQUIREMENTS MEMBER CONNECTION NAIL LENGTH NUMBER OF NAILS STUD TO WALL PLATE 82m (3 1/4") 2 BOTTOM WALL PLATE TO 82m (3 1/4") 400m (16") O.C. FLOOR JOISTS BUILT-UP LINTELS 82m (3 1/4") 300mm x 64mm (12"x3") O.C. KING/JACK POSTS &COLUMNS 82mm (3 1/4") 2 @ 300mm (12") O.C. FLOOR/CEILING JOIST TO 82m (3 1/4") 2 TOP PLATE ROOF RAFTER TO TOP PLATE 82m (3 1/4") 3 LINTEL TO KING POST 82m (3 1/4") 50mm (2") O.C. ROOF RAFTER TO RIDGE BEAM 82m (3 1/4") 3 COLLAR TIE TO ROOF RAFTER 82m (3 1/4") 3 WALL SHEATHING -PERIMETER 50mm (2") 150mm (6") O.C. -INTERIOR 300mm(12") O.C. ROOF SHEATHING -PERIMETER 50mm (2") 150mm(6") O.C. -INTERIOR 300mm(12") O.C. FLOOR SHEATHING -PERIMETER 50mm (2") SCREWS 150mm(6") O.C. INTERIOR 300mm(12") O.C. SHOP DRAWINGS REQUIRED NAME P.ENG. STAMP MINIMUM CERTIFICATION REQUIREMENTS: CONCRETE MIX DESIGN NO REBAR NO ENGINEERED LUMBER YES LAYOUT, BRIDGING, BLOCKING AND BEARING DETAILS SHOP DRAWINGS SHALL BE SUBMITTED TO THE ENGINEER FOR REVIEW PRIOR TO FABRICATION. SHOP DRAWINGS MUST BE REVIEWED AND STAMPED BY THE GENERAL CONTRACTOR PRIOR TO ISSUING TO THE ENGINEER FOR REVIEW. These documents are instruments of service and are the copyright property of Witzel Dyce Engineering Inc. They may not be reproduced, altered or reused without the expressed written consent of Witzel Dvice Enaineerina Inc. 2 1 2023.08.23 RE -ISSUED 1 2023.08.11 ISSUED NO. DATE REVISION WitzelDyce ENGINEERING INC. 826 King Street North, Unit 20 Waterloo, Ontario, N2J 4G8 www.witzeldyce.com D. A. WITZEL 100149864 A ug 23, 202y, \,NCE OE ON PROJECT 300 JOSEPH SCHOERG ADDITION 300 JOSEPH SCHOERG CRES. KITCHENER, ON DRAWING FOUNDATION, FRAMING PLAN & GENERAL NOTES DESIGNER PROJECT NO. TGEC / DAW 15894-100 DRAWN DRAWING NO. TXC DATE AUGUST 2023 SCALE AS NOTED S1.0 Page 31 of 211 EXIST. CONCRETE SLAB ON GRADE EXIST. CONCRETE FOUNDATION WALL DETAIL CUTDOWN EXIST. FOUNDATION WALL 8".DO NOT CUT WALL DOWN AT COLUMN PIERS 5" CONCRETE SLAB ON MIN. 6" COMPACTED GRANULAR 'A' 10M DOWELS x 24" LONG AT 24" O.C. ADHERE WITH EPDXY. MIN. 6" EMBEDMENT INTO EXISTING SLAB 1/2" = 1'-0" FLOOR SLAB AT EXIST. FOUNDATION WALL GRID T/O DECK 11 ' - 2 1/4" FIN. FLOOR GRADE 8' (2) 15M CONT. CONCRETE FOUNDATION WALL 0 SHEAR KEY z � a 8"x24" FOOTING c/w (2) 15M CONT. 46 1 Detail 1/2" = 1'-0" S1.1 FOUNDATION WALL (EXTERIOR - 8") _j EXIST. CONCRETE SLAB ON GRADE EXIST. CONCRETE FOUNDATION WALL DETAIL CUTDOWN EXIST. FOUNDATION WALL 8".DO NOT CUT WALL DOWN AT COLUMN PIERS 5" CONCRETE SLAB ON MIN. 6" COMPACTED GRANULAR 'A' 10M DOWELS x 24" LONG AT 24" O.C. ADHERE WITH EPDXY. MIN. 6" EMBEDMENT INTO EXISTING SLAB 1/2" = 1'-0" FLOOR SLAB AT EXIST. FOUNDATION WALL EXIST. DECK JOIST EXIST. LEDGER BOARD SECTION PROVIDE BLOCKING AS REQUIRED 1 2x TAPERED P.T. WOOD SLEEPER 14" TJI-230 REFER TO PLAN SIMPSON STRONG TIE BA/HB JOIST HANGER NEW 2 -PLY 1.75"x14" LVL REFER TO PLAN 1" = 1'-0" DECK FRAMING NEW TO EXIST. These documents are instruments of service and are the copyright property of Witzel Dyce Engineering Inc. They may not be reproduced, altered or reused without the expressed written consent of Witzel Dvice Enaineerina Inc. 2 1 2023.08.23 RE -ISSUED 1 2023.08.11 ISSUED NO. DATE REVISION L ""3 Witze I Dy ENGINEERING INC. 826 King Street North, Unit 20 Waterloo, Ontario, N2J 4G8 www.witzeldyce.com 3 0. A. WITZEL 100149864 A ug 23, 2023 OF oN�PQ PROJECT 300 JOSEPH SCHOERG ADDITION 300 JOSEPH SCHOERG CRES. KITCHENER, ON DRAWING SECTION DETAILS DESIGNER PROJECT NO. TGEC / DAW 15894-100 DRAWN DRAWING NO. TXC DATE AUGUST 2023 SCALE S1.1 AS NOTED Page 32 of 211 EXIST. DECKING T/O DECK 11 ' - 2 1/4" EXIST. DECK JOIST EXIST. LEDGER BOARD SECTION PROVIDE BLOCKING AS REQUIRED 1 2x TAPERED P.T. WOOD SLEEPER 14" TJI-230 REFER TO PLAN SIMPSON STRONG TIE BA/HB JOIST HANGER NEW 2 -PLY 1.75"x14" LVL REFER TO PLAN 1" = 1'-0" DECK FRAMING NEW TO EXIST. These documents are instruments of service and are the copyright property of Witzel Dyce Engineering Inc. They may not be reproduced, altered or reused without the expressed written consent of Witzel Dvice Enaineerina Inc. 2 1 2023.08.23 RE -ISSUED 1 2023.08.11 ISSUED NO. DATE REVISION L ""3 Witze I Dy ENGINEERING INC. 826 King Street North, Unit 20 Waterloo, Ontario, N2J 4G8 www.witzeldyce.com 3 0. A. WITZEL 100149864 A ug 23, 2023 OF oN�PQ PROJECT 300 JOSEPH SCHOERG ADDITION 300 JOSEPH SCHOERG CRES. KITCHENER, ON DRAWING SECTION DETAILS DESIGNER PROJECT NO. TGEC / DAW 15894-100 DRAWN DRAWING NO. TXC DATE AUGUST 2023 SCALE S1.1 AS NOTED Page 32 of 211 2024 HERITAGE PERMIT APPLICATION & SUBMISSION REQUIREMENTS _. Development & Housing Approvals F 200 King Street West, 61h Floor Kitchener ON N2G 4V6 519-741-2426; plan ning@kitchener.ca PART A: SUBMISSION REQUIREMENTS Page 1 of 10 The following requirements are designed to assist applicants in submitting sufficient information in order thal their Heritage Permit Application may be deemed complete and processed as quickly and efficiently as possible. If further assistance or explanation is required please contact heritage planning staff at heritacie kitchener.ca. 1. WHAT IS A HERITAGE PERMIT APPLICATION? The Province of Ontario, through the Ontario Heritage Act, has enacted legislation to assist its citizens with the protection and conservation of cultural heritage resources. Once properties are designated under the Ontario Heritage Act, the City is enabled to manage physical change to the cultural heritage resources as a means of protection. The principal mechanism of management is the Heritage Permit Application process, which allows the municipality to review site-specific applications and determine if proposed changes will beneficially or detrimentally affect the reasons for designation and heritage attributes. As a general rule, the preferred alterations to heritage properties are those that repair rather than replace original heritage attributes, and those that do not permanently damage cultural heritage resources and their heritage attributes. Where replacement of materials or new construction is necessary, these should be compatible with the original. Reversibility is also preferable as this allows for the future reinstatement of heritage attributes. According to the Ontario Heritage Act, no owner of designated property shall alter the property or permit the alteration of the property if the alteration is likely to affect the property's heritage attributes, unless the owner applies to the council of the municipality and receives written consent. This consent is obtained through the approval of a Heritage Permit Application. Heritage Permit Applications are applicable for all individually designated properties (under Part IV of the Ontario Heritage Act) and all properties located within the boundaries of Heritage Conservation Districts (designated under Part V of the Ontario Heritage Act). 2. WHEN IS A HERITAGE PERMIT APPLICATION REQUIRED? Under the Ontario Heritage Act, R.S.O. 1990, any new construction or "alteration" to a property designated under Part IV of the Act (individually designated property) or a property designated under Part V of the Act (within a Heritage Conservation District) requires a Heritage Permit Application. "Alteration" is defined as: "to change in any manner and includes to restore, renovate, repair or disturb." In addition, the approval of a Heritage Permit Application is required for any demolition of a property designated under Part IV or V of the Act. Please contact Heritage Planning staff directly to confirm if your specific project requires the approval of a Heritage Permit Application. Below are some examples of typical Part IV alterations that may require a Heritage Permit Application: • Addition and/or alteration to an existing building or accessory building • Replacement of windows or doors, or a change in window or door openings • Change in siding, soffit, fascia or roofing material • Removal and/or installation of porches, verandahs and canopies • Removal and/or installation of cladding and chimneys • Changes in trim, cladding, or the painting of masonry Working together • Growing thoughtfully • Building community rage 2024 • Repointing of brick Page 2 of 10 Note: Heritage Permit Application requirements differ between Part V designations depending on the policies and guidelines of the respective Heritage Conservation District Plans. Please refer to the City of Kitchener's website at www.kitchener.ca/heritage to download a copy of the relevant Heritage Conservation District Plan (Civic Centre Neighbourhood, St. Mary's, Upper Doon, and Victoria Park Area). 3. WHAT INFORMATION IS REQUIRED WITH A HERITAGE PERMIT APPLICATION? The information required varies with each application. The intent of the application is to ensure that Heritage Planning staff and, where required, the Heritage Kitchener committee understand the specific details of any proposed changes in order to be sufficiently informed so they may offer advice to the applicant and, where required, to City Council. An incomplete application cannot be processed and the official notice of receipt (as required under the Ontario Heritage Act) will not be issued until all of the documents have been submitted. Failure to provide a complete application may result in deferral by Heritage Planning staff or the Heritage Kitchener committee in order to secure additional information, which will delay final approval. At minimum, the following information is required: Heritage Permit Application Form The applicant must provide a complete original copy, including signature of the owner, of the Heritage Permit Application Form. Written Description The applicant must provide a complete written description of all proposed work. The description should complement drawings, detailed construction plans, photos and any other sketches or supporting information submitted with the application. The written description must include a list and the details of all proposed work including, but not limited to, proposed colours, materials, sizes, etc. Construction and Elevation Drawings Along with construction elevation drawings (drawn to scale) the applicant may also, but not in lieu of, submit a sketch of the proposed work made over a photograph. Drawings must be drawn to scale and include: a) Overall dimensions b) Site plan depicting the location of existing buildings and the location of any proposed new building or addition to a building c) Elevation plan for each elevation of the building d) Specific sizes of building elements of interest (signs, windows, awnings, etc.) e) Detailed information including trim, siding, mouldings, etc., including sizes and profiles f) Building materials to be used (must also be included in the written description) g) Construction methods and means of attachment (must also be included in the written description) Some of the above components may be scoped or waived at the discretion of Heritage Planning staff following discussion with the applicant. Photographs Photographs of the building including general photos of the property, the streetscape in which the property is located, facing streetscape and, if the property is located at an intersection, all four corners. Photos of the specific areas that may be affected by the proposed alteration, new construction, or demolition must be included. Electronic copies of construction and elevation drawings, sketches, and photographs, along with hard copies submitted with the application, are encouraged. Working together • Growing thoughtfully • Building community rage 2024 Samples Page 3 of 10 It is recommended that applicants bring samples of the materials to be used to the Heritage Kitchener meeting when their application is to be considered. This may include a sample of the windows, brick, siding, roofing material, as well as paint chips to identify proposed paint colours. Other Required Information In some circumstances Heritage Planning staff may require additional information, such as a Heritage Impact Assessment or Conservation Plan, to support the Heritage Permit Application. The requirement for additional information will be identified as early on in the Heritage Permit Application process as possible. Pre - consultation with Heritage Planning staff before formal submission of a Heritage Permit Application is strongly encouraged. 4. WHAT CAN I DO IF MY HERITAGE PERMIT APPLICATION IS DENIED? City of Kitchener Heritage Planning staff and the Heritage Kitchener committee endeavour to come to solutions for every Heritage Permit Application submitted. Discussions with the applicant and revisions usually result in successful applications. However, if the municipality refuses your application and you choose not to resolve the issue with a revised application, you have the option of appealing the decision to the Conservation Review Board (for alterations to designated properties under Part IV) or the Ontario Municipal Board (for demolition of property designated under Part IV or for any work to designated property under Part V). 5. IMPORTANT NOTES Professional Assistance Although it is not a requirement to obtain professional assistance in the preparation of this information, the applicant may wish to seek such assistance from an architect, architectural technologist, draftsperson or others familiar with the assessment of buildings and the gathering together of building documents. Building Codes and Other By-laws It is the applicant's responsibility to ensure compliance with all other applicable legislation, regulations and by-laws. These items include the Ontario Building and Fire Codes, and the City's zoning and property standards by-laws. 2024 Heritage Permit Application Submission Deadlines 2024 Heritage Kitchener Meeting Dates November 24, 2023 January 9, 2024 December 29, 2023 February 6, 2024 January 26, 2024 March 5, 2024 February 23, 2024 April 2, 2024 March 29, 2024 May 7, 2024 April 26, 2024 June 4, 2024 - No July Meeting June 28, 2024 August 61 2024 July 26, 2024 September 3, 2024 August 23, 2024 October 1, 2024 September 27, 2024 November 5, 2024 - No December Meeting Working together • Growing thoughtfully • Building community rage 2024 Page 4 of 10 6. HOW DO I PROCEED WITH SUBMITTING MY HERITAGE PERMIT APPLICATION? a) Heritage Planning Staff are available to meet with applicants and review all documentation prior to formal submission. Often Heritage Planning staff can assist you with historical and architectural information that might help with your proposed changes. b) Formal submission of a Heritage Permit Application with all supporting documentation (written description, construction drawings, sketch plans, scale drawing, photographs) to Heritage Planning staff are due approximately five (5) weeks prior to a Heritage Kitchener meeting (see schedule for submission deadlines and committee meeting dates). c) Upon confirmation of the submission of a complete application, including the owner's signature and all supporting documentation, Heritage Planning staff will issue a Notice of Receipt, as required by the Ontario Heritage Act, to the Applicant. d) Heritage Planning staff determine whether the Heritage Permit Application may be processed under delegated authority approval without the need to go to Heritage Kitchener and/or Council. Where Heritage Permit Applications can be processed under delegated authority approval without the need to go to Heritage Kitchener and Council, Heritage Planning staff will endeavour to process the application within 10 business days. e) Where Heritage Permit Applications are required to go to Heritage Kitchener, Heritage Planning staff prepare a staff Report based on good conservation practice and the designating by-law, or the guidelines and policies in the Heritage Conservation District Plan. Preparation of the staff Report may require a site inspection. f) Heritage Kitchener Meeting Agenda, including staff Report, circulated to Committee members prior to Heritage Kitchener meeting. Staff Report circulated to applicant prior to meeting. g) Heritage Permit Application is considered at Heritage Kitchener meeting. Heritage Planning staff present staff Report and Recommendations to Heritage Kitchener. Applicants are encouraged to attend the Heritage Kitchener meeting in order to provide clarification and answer questions as required. Failure to attend the Heritage Kitchener meeting may result in a deferral in order to secure additional information, which would delay consideration of the Heritage Permit Application. Where the applicant, Heritage Planning staff, and Heritage Kitchener support the Heritage Permit Application, the application may be processed under delegated authority and approved by the Coordinator, Cultural Heritage Planning. Where the applicant, Heritage Planning staff and/or Heritage Kitchener do not support the Heritage Permit Application, the staff report with recommendation and Heritage Kitchener recommendation will be forwarded to Council for final decision. h) Where the staff report with recommendation and Heritage Kitchener recommendation are forward to Council for final decision, Council may: 1. Approve the Heritage Permit Application; 2. Approve the Heritage Permit Application on Terms and Conditions; or, 3. Refuse the Heritage Permit Application. i) Within 30 days of receiving Notice of Council's Decision, the applicant may appeal the decision and/or terms and conditions to the Conservation Review Board or Local Planning Appeal Tribunal (LPAT). 7. SPECIFIC REQUIREMENTS FOR NEW CONSTRUCTION, ALTERATIONS AND ADDITIONS TO DESIGNATED PROPERTY Information presented in the Heritage Permit Application should indicate an understanding of the reasons for designation and heritage attributes of the designated property and, if applicable, the surrounding area, including the following: Working together • Growing thoughtfully • Building community rage 2024 Page 5 of 10 Setting 1. Positioning of the heritage building or structure on the property 2. Lot size related to building size 3. Streetscape (relationship to other properties and structures on the street) Building Details 1. Proportion and massing 2. Roof type and shape 3. Materials and detailing 4. Windows and doors: • Style • Proportions • Frequency or placement 5. Relationship of the heritage building to other buildings on the lot and to the streetscape Heritage Attributes The following applies where a Heritage Permit Application includes work on heritage attributes: Windows and Doors The applicant should consider in order of priority: 1. Repairing or retrofitting the existing units (information on how to make older windows more energy efficient is available from Heritage Planning staff) 2. Replacing the units with new units matching the originals in material, design, proportion and colour 3. Replacing the units with new units that are generally in keeping with the original units If historic window units are proposed to be replaced the application should include the following: • Description of the condition of the existing units • Reasons for replacing the units • Description of the proposed new units If approval to replace historic window units is given, the following action should be considered: • A sample of a window removed should be stored on site in case a future owner wishes to construct a replica of the original • The masonry opening and/or door framing should not be disturbed • Exterior trim should match the original Roofing The application should include: • Description of proposed roofing material to be applied • If there is a request to install a different roofing material, the applicant may wish to investigate what the original material might have been Working together • Growing thoughtfully • Building community rage 2024 Page 6 of 10 Masonry Work The application should include: A description of the proposed work, materials (type/style of brick, type of mortar mix, etc.) and methods of repair and application • Outline the reasons for the work Signage The application should include: • A general written description of the proposed signage to be installed A scale drawing of the signage with dimensions, materials, methods of construction, colours and means of attachment (the means of attachment should be arranged to anchor into joints between historic masonry units or into wood building elements) • Type of illumination, if applicable Awnings The application should include: • A sketch view of the proposed awning — perhaps over a photo A scale drawing of the awning on the building with dimensions, materials, operating mechanism, method of construction, colours and means of attachment (the means of attachment should be arranged to anchor into joints between masonry units or into wooden building elements) • Type of illumination, if applicable. 8. SPECIFIC REQUIREMENTS FOR DEMOLITION Information presented in the Heritage Permit Application should describe the existing conditions, including the existing setting and existing heritage attributes, of the designated property and the surrounding area, specifically as they relate to the building proposed for demolition. The Heritage Permit Application should provide a detailed rationale for the demolition, including an assessment of the current condition of the building, and a cost comparison identifying the difference in cost to repair and restore the building versus cost to demolish and construct a new building. 9. HERITAGE CONSERVATION PRINCIPLES The Heritage Permit Application must demonstrate how the proposed work (e.g., alteration, new construction or demolition) is consistent with the designating by-law for individual properties (Part IV) or the Heritage Conservation District Plan for properties within a Heritage Conservation District (Part V designation). In addition, the Heritage Permit Application must demonstrate how the proposed work is consistent with the Parks Canada's Standards and Guidelines for the Conservation of Historic Places in Canada (available at www.historigpI22gs.ca/en/gages/standards-norm For more information on Heritage Planning in the City of Kitchener please contact our heritage planning staff at heritaaea kitchen er.ca. Working together • Growing thoughtfully • Building community rage 2024 HERITAGE PERMIT APPLICATION & SUBMISSION REQUIREMENTS _. Development & Housing Approvals F 200 King Street West, 61h Floor Kitchener ON N2G 4V6 519-741-2426; plan ning@kitchener.ca STAFF USE ONLY Date Received: Accepted By: Application Number: H PA - PART B: HERITAGE PERMIT APPLICATION FORM 1. NATURE OF APPLICATION Page 7 of 10 ❑ Exterior ❑ Interior ❑ Signage ❑ Demolition 2 New Construction 2 Alteration ❑ Relocation 2. SUBJECT PROPERTY Municipal Address: 300 Joseph Schoerg Crescent, Kitchener, Ontario, N2P 2X9 Legal Description (if know): Building/Structure Type: IR Residential ❑ Commercial ❑ Industrial ❑ Institutional Heritage Designation: IR Part IV (Individual) ❑ Part V (Heritage Conservation District) Is the property subject to a Heritage Easement or Agreement? IR Yes ❑ No 3. PROPERTY OWNER Name: John Tibbits Address: 300 Joseph Schoerg Crescent City/Province/Postal Code: Kitchener/Ontario/N2P 2X9 Phone: Email: 4. AGENT (if applicable) Name: Luke Passmore Company: Frey Building Contractors Address: 3475 Broadway Street City/Province/Postal Code: Hawkesville/Ontario/NOB 1X0 Phone: 519-841-5925 Email: luke@freybc.com Working together • Growing thoughtfully • Building community rage 2024 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. Please see attached document "Written Description" for a detailed description of the proposed project. 6. REVIEW OF CITY OF KITCHENER HERITAGE PERMIT APPLICATION SUBMISSION GUIDELINES Describe why it is necessary to undertake the proposed work: The home owner would like to increase the area of the lower level to accomodate furniture and exercise equipment, for which the current space is too small. Describe how the proposal is consistent with the Part IV individual designating by-law or the Part V Heritage Conservation District Plan: Please see the attached document "consistency with designating by-law" for details. 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): Please see the attached document "Consistency with Parks Canada's Standards" for details. 7. PROPOSED WORKS a) Expected start date: Spring 2024 Expected completion date: Summer 2024 b) Have you discussed this work with Heritage Planning Staff? 19 Yes ❑ No - If yes, who did you speak to? Jessica Vieira, Deeksha Choudhry c) Have you discussed this work with Building Division Staff? ❑ Yes IR No - If yes, who did you speak to? d) Have you applied for a Building Permit for this work? ❑ Yes 9 No e) Other related Building or Planning applications: Application number GRCA permit received Working together • Growing thoughtfully • Building community rage 2024 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/Agen ,,. Date: Luke Passmore 01/25/2024 Signature of Owner/Agent: Date: 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, John Tibbits owner of the land that is subject of this application, hereby authorize Luke Passmore to act on my / our behalf in this regard. Signature of Owner/Agent: Date: January 24, 2024 Signature of Owner/Agent: Date: 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 2024 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 r/�rroe� F'iF tEY BUILCING CONTRACTORS WRITTEN DESCRIPTION 300 Joseph Schoerg Crescent, Kitchener, Ontario: The project description that follows is to accompany Witzel Dyce Engineering drawings issued 2023/08/11 - 6 pages. The proposed project is an expansion of the basement of the existing addition to the original house. Frey Building Contractors (FBC) would remove the existing pressure treated deck framing (including decorative arbor), wooden railing and Trex composite decking from the rear of the existing structure, completely to the south. Also being removed is the current patio comprised of 4" thick concrete slab. The slab and remaining concrete post piers would be removed from the rear of the house only; concrete sidewalks to the east and west of the current addition could remain. During the removals process, existing underground electrical feeds to the pond and hot tub would be re-routed to new exterior wall location and new hot tub location respectively. The demolition of the deck and patio is necessary to properly complete construction of the addition underneath and on its current footprint. After construction of the basement addition is complete, the deck will be reconstructed using identical finishes, with the addition of four additional feet of deck to the south of the property. The decorative arbour would not be reconstructed according to the proposed plan, although this is not a major sticking point and could be reconstructed if needed. For the slab removal and excavation process, a small 4.5-8 Ton excavator would be used to break up existing concrete and trench for a typical 8" x 24" concrete strip footing and 4'x8" foundation wall. For the interior floor slab, a 5" thick concrete slab with in -floor heating would be poured. In addition to re -pouring the east and west side walk concrete, Frey proposes to pour a small 3'x 7' extension to the south-west corner of the new addition to accommodate the relocation of the existing hot tub. New 8" diameter Sonotubes will also be needed to support the new deck posts at the outer south-east and south-west corners of the addition. As per GRCA permit requirements, silt fence will be installed to the south of the excavation to eliminate soil erosion during construction. Once the framing begins, the southernmost section of basement wall will be removed after shoring is placed to support the existing floor structure. A new steel beam will be installed to replace the exterior wall framing, creating a larger open concept recreation room in the lower level. The structural framing around the addition perimeter will consist of 2x6 wood studs at 16" on center, with the ceiling system being comprised of TJI roof joists at 16" on center. The addition will be insulated using a variety of materials including: ➢ 3" Rigid SM for foundation ➢ 2" Rigid SM under heated floor slab ➢ R22 fiberglass batts and 1" rigid SM for walls DESIGN BUILD -CONSTRUCTION MANAGEMENT a GENERAL CONTRACTING 3435 Broadway St., Hawkesville, ON, NOB 1X0 - 519-669-4641 - www.freybc.com Page 43 of 211 r/�rroe� F'iF tEY BUILCING CONTRACTORS ➢ R31 or greater fiberglass batts and 1" poly -iso rigid insulation for ceiling Forming the roof system under the new deck, TPO (Thermoplastic polyolefin) and EPDM (Ethylene Propylene Diene Terpolymer) membranes will be used to keep the new addition watertight. On top of the roof membranes, new pressure treated wood 'sleepers' will be used to support the new Trex composite deck materials in the same colour as the old Trex. Wood posts and rails, including glass railing panels will be re -installed, though in smaller sections than the existing. Additional posts needed will be created using identical stained pine, thereby maintaining existing style elements of the glass/rail/posts. This will conserve the existing deck appearance. For windows, we propose to install Pella wood framed, double hung windows manufactured as closely as possible to the windows in the existing house, using the same colour, brick mould style and grill size/pattern as the existing house windows. The seven windows will all be 68" x 62" and the entry door is proposed to be a 3'x7' insulated hollow metal door with 2 panel bottom pattern and half light like the existing basement entry door with identical colour to the original. The windows are large for two reasons; 1. To allow as much natural light as possible into the space, and 2. To facilitate as much as possible maintaining the view to the river from the public lands to the east of the addition. For the addition siding, we propose to use James Hardie Shingle siding in an earth tone colour such as Navajo Beige, Monterey Taupe or Khaki Brown. The nonlinear shingle pattern will compliment the existing cape cod horizontal wood siding and board and batten vertical wood siding, both in earth tones. A wood shingle siding maintains a similar building material, and by using a complimentary earth tone, the addition will integrate seamlessly with the existing building. The shingle colour is not critical to the client, and they are open to feedback in this regard to facilitate a successful application. Surrounding the new addition, FBC proposes to maintain the existing gardens and landscaping, except a small 21ft2 area where the new hot tub location will be constructed into the south-western garden bed. Damage to the existing lawn during construction will be repaired and made good with new topsoil and grass seed to return the lawn to its original condition. Additional/new landscaping is not proposed as part of this project. Summary of proposed materials: ➢ Footings, foundation & slabs - 20-32MPa concrete c/w typical 15M reinforcing - wet set/cast in place. ➢ Wall framing - SPF lumber, 2x6 walls, 2x8 lintels, LVL lintels - fastened using nails, anchor bolts and screws. DESIGN BUILD -CONSTRUCTION MANAGEMENT- GENERAL CONTRACTING 3435 Broadway St., Hawkesville, ON, NOB 1X0 - 519-669-4641 - www.freybc.com Page 44 of 211 r/�rroe� F'iF; tEY BUILCING CONTRACTORS ➢ Ceiling/roof framing - 14" Trus Joist I -joist (TJ I) and LVL perimeter joists -fastened using nails and screws. ➢ Deck framing - Pressure treated 2x8, covered with Trex composite decking to match existing - fastened using screws. ➢ Railing - painted pressure treated (replace existing) - fastened using screws. ➢ Roofing - TPO (Thermoplastic polyolefin) and EPDM (Ethylene Propylene Diene Terpolymer) membranes under deck framing (not visible upon completion) - glued down. ➢ Windows - Pella wood constructed double hung windows with grill pattern to match existing - installed using screws. ➢ Door - Insulated metal door, 2 -square pattern with half light, same as existing (change swing direction) - installed using screws. ➢ Siding - wood shingle siding in subtle earth tone to compliment existing - propose Monterey Taupe, but more than happy to accept any suggestion for alternate - installed using nails. ➢ Siding trim - 3" square barnboard around windows and door to match existing addition detail, painted to match shake siding - fastened using nails. DESIGN BUILD -CONSTRUCTION MANAGEMENT- GENERAL CONTRACTING 3435 Broadway St., Hawkesville, ON, NOB 1X0 - 519-669-4641 - www.freybc.com Page 45 of 211 r/�rroe� F'iF tEY BUILCING CONTRACTORS CONSISTENCY WITH DESIGNATING BYLAW 300 Joseph Schoerg Cresent, 11(itchener, Ontario: The proposed addition to the Betzner Farmhouse is symmetrical in its design, which maintains the Mennonite Georgian style of building. By imitating or copying the existing style of window and door currently being used, we further believe that the proposed addition tries to appreciate those elements which are architectural features of significance. Further, the proposed addition would not conflict with the roof or roofline of the current structure since no new roof or roofline features are proposed. The existing deck forms the roof of the new structure, in essence. As proposed, the proposed new addition has little affect on current building elevations as viewed from the street. Due to the existing vegetation, grading and deck structure, the new addition is barely visible from many vantage points. Because of the subtleness of the proposed changes, we further believe that the proposed work is consistent with the value expressed in the bylaw. Another significant feature of the Betzner Farmhouse is the view of the landscape toward the river. From the sidewalk and many other vantage points on the property the proposed addition will not impact the view of the riverscape. There is one viewpoint that will be impacted; the view from the gate located on City property directly East of the Farmhouse. However, we propose that the location of corner windows would mitigate this impact. Also consider that the existing view is somewhat already blocked by the existing deck, and additional structure constructed under it would not increase this impeded view to a significant degree. Also, we proposed that trimming the brush between the gate and the first large tree which would 'shift' the vantage point from which to view the current landscape and restore the view. In this way, we feel the natural environment/landscape portion of the heritage bylaw is maintained and impacted only to an extremely minor degree. DESIGN BUILD -CONSTRUCTION MANAGEMENT- GENERAL CONTRACTING 3435 Broadway St., Hawkesville, ON, NOB 1X0 - 519-669-4641 - www.freybc.com Page 46 of 211 r/�rroe� F'iF; tEY BUILCING CONTRACTORS CONSISTENCY WITH PARKS CANADA'S STANDARD 300 Joseph Schoerg Crescent, Kitchener, Ontario: By considering the existing view of the surrounding landscape, and incorporating design elements that attempt to preserve it, the proposed addition maintains the spirit of the Parks Canada Standard. To the extent that the proposal falls short of fully maintaining the existing view of the landscape from City property, the proposed alternate work of clearing overgrowth provides to reinstate the view across the property from a slightly different vantage point. In my opinion, the primary treatment for this property is 'preservation'. Preserving the view of the landscape and preserving the architectural value and elements of the farmhouse are of primary importance. By attempting to maintain the view and not disturb the original building while incorporating elements of the old into the new, the proposal maintains the spirit of the standard. Maintain Use: The use of the property is its heritage value. Since the work does not propose to change any of the existing elements of the Farmhouse, the work does not significantly impact the'look' of the house, and the view of the property can be maintained, the work is consistent with the Standard. Needs of future users: Future owners of the property will benefit from the additional lower area. Future viewers of the property can still enjoy the landscape and significant architectural features of the original house. Primary Treatment: (Preservation): The project would fall under "preservation" in our opinion. By not altering the original farmhouse and maintaining the view, those elements are preserved. The Standards: 1. Conserve heritage value: The proposed work does not remove, replace, or substantially alter character -defining elements. 2. Conserve changes: The proposed work maintains the general existing footprint of the building, and general building elevations are not changed. The deck remains. 3. Conserve heritage value: The work does not propose to change any of the existing heritage elements of the house and alters only slightly the view of the heritage landscape. Building elevations are not significant changed since the deck is existing, and the proposed work is to occur mostly within the existing footprint. 4. Do not combine historic features: To our understanding, we do not propose to add unnatural historic elements. It is our belief that enclosing the area below the deck is a subtle DESIGN BUILD -CONSTRUCTION MANAGEMENT- GENERAL CONTRACTING 3435 Broadway St., Hawkesville, ON, NOB 1X0 - 519-669-4641 - www.freybc.com Page 47 of 211 r/�rroe� F'iF; tEY BUILCING CONTRACTORS change, does not significantly affect the building elevations and can use design elements consistent with existing features. 5. Minimal to no change in use: We believe the construction does not alter the use of this historic place. The existing heritage elements and landscape view can still be appreciated. 6. Protect and stabilize: We don't believe this standard applies to the proposed work. The property is occupied and will continue to be so in the future. The landscape will not be affected, and any lawn repair will be minimal. We don't believe there are any archaeological resources that need protecting. 7. Evaluate existing elements: The character -defining elements which could be interpreted as being impacted is "exterior building elevations". However, since the addition is being proposed under the existing deck structure, we feel that the overall elevation of the building is not impacted to any significant degree. It is our opinion that no other elements of the property require intervention. 3. Maintain character -defining elements: No existing elements are significantly deteriorated. Property maintenance is undertaken by the owner. 9. Compatible interventions: No interventions on existing elements are being proposed. 10. Repair ratherthan replace elements: We are not proposing to repair any existing elements. 11. Conserve value and elements with new additions: The addition is proposed to look distinct from the existing addition and original house by using a different format of wood siding and colour, but also compliment the existing by using common material, similar windows and window trims. Reconstructing the deck with existing posts and colours should lend to retaining the look of the structure. Because the addition is designed under the existing deck, we feel it blends nicely with the existing structure and will appear subtle and subordinate to the rest of the structure and property. 12. Reversibility: it is possible that the basement addition could be removed in the future. The deck framing could be replaced and maintain the look of the existing property. 13. Repair rather than replace: We don't believe this standard applies to the proposed construction. 14. Replace missing features: We don't believe this standard applies to the proposed construction. DESIGN BUILD -CONSTRUCTION MANAGEMENT a GENERAL CONTRACTING 3435 Broadway St., Hawkesville, ON, NOB 1X0 - 519-669-4641 - www.freybc.com Page 48 of 211 Province of Document General SoftDocSO 4,7 Wordprocessor Interface —�.r— Ontario Form 4 — Land Registration Reform Act (1) Registry Land Titles (2) Page 1 of 5 pages O C7 (3) Property Block Property Identifier(s) Additional: N See 22733 0529 Schedule (4) Nature of Document i� Applicaton to register Notice of an unregistered estate, right, interest or equity, Section 71 of the Land Titles Act. r `-d l �� - (5) Consideration Z a O { f , :' ) Dollars $ W �,•.. (6) Description W Part of Lot 12 Beasley's Broken Front Concession, City of UL F t M Kitchener, Regional Municipality of Waterloo, designated as cc r Part 2 on Reference Plan 58R-14114. 0 V_ Cthe Being440oi said PIN. New Property Identifiers Additional: See Schedule Executions Additional: (7) This (a) Redescription (b) Schedule for: Document See Schedule ® New Easement Additional Contains: Plan/Sketch � ',' Description � Parties �dOther Document provides as follows: rThis HE CORPORATION OF THE CITY OF KITCHENER has an unregistered estate, right, interest or equity in the nds. BY-LAW NUMBER 2003-179 of the City of Kitchener attached provides for the designation of part of the property municipally known as 437 Pioneer Tower Road in the City of Kitchener as being of cultural heritage value or interest. Continued on Schedule D Document relates to instrument numbers) P y(ies) (Set out Status or Interest) es) Signature(s) Date of Signature Y M D THE CORPORATION OF THE CITY OF KITCHENER,.. By, its Solicitor JENNIFER SHERYER _ _ L^ y--'`-- 2003 10 2 -:. Address for Service P.O. Box 111. 8, 200 King Street West, Kitchener, ON N2G 4157 (12) Party(ies) (Set out Status or Interest) Name(s) Signature(s) Date of Signature Y M D ress r Service unicipal Address of Property F43)7 (15) Document Prepared by: } Fees and Tax J Registration Fees'` Pioneer Tower Road JENNIFER SHERYER Kitchener, Ontario W City of Kitchener 200 King Street West w Post Office Box 1118 U- Kitchener, Ontario 0 Ir N2154157 � Total 0 ocs is a registered ra e mark of y e s Corporation, loronto, Canada. RRn orm 92 REASONS FOR DESIGNATION 0- 437 Pioneer Tower Road Historically, the property is part of the earliest (Spring 1800) inland non-native settlement of what would become Waterloo County. Samuel Betzner Sr. purchased 150 acres of Lot 12 from Richard Beasley to be close to his family. Betzner Sr. was 62 years of age when he and his wife (Maria Detweiler) migrated from Pennsylvania and settled on the land. in 1806, the year his wife Maria died, Samuel Betzner Sr. sold the farm to his youngest son John. The existing farmhouse and driveshed buildings are attributed to having been built by John Betzner, c. 1830. The built resources and land on which 437 Pioneer Tower Road is located and its historic association with the founding families of Waterloo County are also of cultural heritage significance. The landscape, which includes unobstructed views to the Grand River (designated a Canadian Heritage River) still boasts many features which originally influenced its settlement including rich fertile soils, a mixture of dense forest and open meadows and proximity to water. Architecturally, the Betzner farmhouse serves as an example of a Mennonite Georgian residence. Of significance are the symmetrical proportions and base architectural features that identify the farmhouse as a Mennonite Georgian structure. Specific features of significance include all building elevations; the fieldstone foundation; roof and roofline; return eaves; window and door openings, and 6 pane attic windows in gable ends. Specific features of significance on the driveshed include all building elevations; the fieldstone foundation; roof and roofline; window and door openings; door hardware on north and west elevations; and the 6/6 windows. 47- N 0 0 L0 (1) REASONS FOR DESIGNATION 0- 437 Pioneer Tower Road Historically, the property is part of the earliest (Spring 1800) inland non-native settlement of what would become Waterloo County. Samuel Betzner Sr. purchased 150 acres of Lot 12 from Richard Beasley to be close to his family. Betzner Sr. was 62 years of age when he and his wife (Maria Detweiler) migrated from Pennsylvania and settled on the land. in 1806, the year his wife Maria died, Samuel Betzner Sr. sold the farm to his youngest son John. The existing farmhouse and driveshed buildings are attributed to having been built by John Betzner, c. 1830. The built resources and land on which 437 Pioneer Tower Road is located and its historic association with the founding families of Waterloo County are also of cultural heritage significance. The landscape, which includes unobstructed views to the Grand River (designated a Canadian Heritage River) still boasts many features which originally influenced its settlement including rich fertile soils, a mixture of dense forest and open meadows and proximity to water. Architecturally, the Betzner farmhouse serves as an example of a Mennonite Georgian residence. Of significance are the symmetrical proportions and base architectural features that identify the farmhouse as a Mennonite Georgian structure. Specific features of significance include all building elevations; the fieldstone foundation; roof and roofline; return eaves; window and door openings, and 6 pane attic windows in gable ends. Specific features of significance on the driveshed include all building elevations; the fieldstone foundation; roof and roofline; window and door openings; door hardware on north and west elevations; and the 6/6 windows. 4- 0 LO BY-LAW NUMBER of the 0 - CITY OF KITCHENER (Being a by-law to designate part of the property municipally known as 437 Pioneer Tower Road in the City of Kitchener as being Of Cultural heritage value or interest). - WHEREAS section 29 of the Ontario Heritage Act, R.S.O. 1990, c. 0.18., authorizes the Council of a Municipality to enact by-laws to designate real property, including all buildings and structures thereon, to be of cultural heritage value or interest; AND WHEREAS the Council of The Corporation of the City of Kitchener resolved at its Council Meeting held the 16th day of June, 2003 to publish a Notice of Intention to designate part of the aforesaid real property more particularly hereinafter described, and which resolution was confirmed by By-law No. 2003-116 passed by the Council of The h Corporation of the City of Kitchener at its Council Meeting held the 16 h day of June, 2003; AND WHEREAS the Council of The Corporation of the City of Kitchener has caused to be served on the owner of the land and premises known municipally as 437 Pioneer Tower Road in the City of Kitchener, and upon the Ontario Heritage Foundation, a Notice of Intention to designate as being of cultural heritage value or interest that part of the aforesaid real property more particularly hereinafter described, and has caused such Notice of Intention to be published in a newspaper having general circulation in the municipality; AND WHEREAS no Notice of Objection to the proposed designation has been served upon the Clerk of the Municipality; NOW THEREFORE the Council of The Corporation of the City of Kitchener enacts as follows: There is designated as being of cultural heritage value or interest that part of the aforesaid real property known municipally as 437 Pioneer Tower Road which includes the following specific features: Specific features of significance on the farmhouse include all building elevations; the fieldstone foundation; roof and roofline; return eaves; window and door openings, and 6 pane attic windows in gable ends. Specific features of significance on the driveshed include all building elevations; the fieldstone foundation; roof and roofline; window and door openings; door hardware on north and west elevations; and the 6/6 windows. 2. The City Solicitor is hereby authorized to cause a copy of this by-law to be registered against the whole of the property described in Schedule "A" attached hereto (of which the said designated area forms a part) in the proper land registry office. 3. The Clerk is hereby authorized to cause a copy of this by-law to be served on the owner of the aforesaid property and on the Ontario Heritage Foundation and to cause notice of the passing of this by-law to be published in a newspaper having general circulation in the municipality. 4- 0 N LO PASSED at the Council Chambers in the City of Kitchener this —day of 2003. T. ~ �W(r MAYOR CLERK DEPUTY SCHEDULE "A" Part of lot 12, Beasley's Broken Front Concession, designated as Part 2 on Reference Plan 58R-14114, City of Kitchener, Regional Municipality of Waterloo. Being part of PIN 22733-0529.