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HomeMy WebLinkAboutDSD-2025-473 - Heritage Permit Applicaiton HPA-2025-IV-026 - 115-119 King Street West Development Services Department www.kitchener.ca REPORT TO: Heritage Kitchener DATE OF MEETING: December 2, 2025 SUBMITTED BY: Garett Stevenson, Director of Development and Housing Approvals, 519-783-8922 PREPARED BY: Michelle Drake, Senior Heritage Planner, 519-783-8909 WARD(S) INVOLVED: Ward 9 DATE OF REPORT: November 13, 2025 REPORT NO.: DSD-2025-473 SUBJECT: Heritage Permit Application HPA-2025-IV-026 115-119 King Street West Repairs to the Front Façade RECOMMENDATION: That pursuant to Section 33 of the Ontario Heritage Act, Heritage Permit Application HPA-2025-IV-026 be approved to permits repairs to the front façade on the property municipally addressed as 115-119 King Street West, in accordance with the supplementary information submitted with the application, subject to the following conditions: 1. That samples of existing mortar and proposed mortar for brick masonry and for cast stone masonry be reviewed and approved by Heritage Planning staff prior to commencing repointing; 2. That samples of the proposed salvaged bricks be reviewed and approved by Heritage Planning staff prior to commencing any brick replacements; 3. That a sample mockup wall that is 1 foot by 1 foot with the same depth of the existing cast stone façade and the replacement of the damaged dentil unit be reviewed and approved by Heritage Planning staff prior to commencing cast stone repairs and replacements; and further, 4. That the final building permit drawings be reviewed and Heritage Planning staff provide heritage clearance to issue the building permit. REPORT HIGHLIGHTS: The purpose of this report i the proposed repairs to the front façade at the subject property municipally addressed as 115-119 King Street West. The key finding of this report is that the proposed repairs to the front façade will follow recognized heritage conservation practices to ensure that there will be no negative impacts to the heritage attributes of the subject property. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. There are nofinancial implications associated with this report. Community engagement include committee. This report supports the delivery of core services. BACKGROUND: The Development Services Department is in receipt of Heritage Permit Application HPA- 2025-IV-026 seeking permission to repair the front façade at the subject property municipally addressed as 115-119 King Street West. Figure 1.0: Location Map 115-119 King Street West REPORT: The subject property is located on the south side of King Street West between Gaukel Street and Ontario Street South, within the Downtown Cultural Heritage Landscape. The subject property was built in 1895 by William Simpson who is known as the father of the furniture industry in Kitchener. The building is an example of Vernacular Classical Revival commercial architecture. The subject property is individually designated under Part IV of the Ontario Heritage Act. Designating By-law 85-32 designates the property as being of historic and architectural value being comprised of the façade of the building, including the following exterior heritage attributes: The façade of the building; Granite work on the first and second floors; The arch brickwork over the windows; The frieze work under the third floor arches; and, The capstone and the brickwork of the false front of the building at the roofline. As a result, issuance of a Heritage Permit is required to carry out alterations to the building, including repairs which may impact the heritage attributes. Proposed Alterations The applicant is proposing to repair the front façade (King Street West) of the subject property. This includes: replacing red bricks that have deteriorated or been damaged; replacement of copper flashing; repointing mortar between brick and cast stones that has deteriorated; repairing the surface of cast stones where damaged by signage that has been removed; and, replacement of damaged cast stone dentils that were removed due to safety concerns. Figure 2.0 Front Façade 115-119 King Street West (November 2025) The repairs are necessary to prevent water ingress into the building structure, to avoid future structural instability, and to prevent further deterioration of the front façade and its heritage attributes. In general, the scope of work will involve mortar joint repointing and brick replacement, ledge flashing removal and replacement, and cast stone surface repairs. The report Scope of Work, The Simpson Block Façade Restoration, 115-119 King Street West, Kitchener - prepared by Tacoma Engineers and dated October 28, 2025 are attached to this Heritage Permit Application and together provided a detailed description of the scope of work. In general, this detailed description addresses: the process to be followed and the equipment to be used in the removal of existing mortar and the repointing of the front façade; the type of mortar to be used for repointing (King HLM 350) to match the existing mortar colour, profile, and finish; the removal of all unused metal fasteners and the repair or replacement of impacted bricks; the removal and replacement of bricks that have been broken or fractured; the use of salvaged replacement bricks; the removal and replacement of all existing ledge flashing located between the second and third floor to match the existing material and colour; the process to be followed and the equipment to be used to repair the cast stone surfaces that have been damaged, including the removal of damaged dentil units and replacement to match the existing cast stone; the material to be used to repair the cast stone surfaces (Jahn M160, or Constec 100) to match the existing colour, texture and finish; and, the qualifications for the individual completing the masonry repairs (brick and cast stone). Standards and Guidelines for the Conservation of Historic Places in Canada provides the following recommended guidelines for masonry repairs: Retaining sound and repairable masonry that contributes to the heritage value of the historic place; Repairing masonry by repointing the mortar joints where there is evidence of deterioration, such as disintegrating or cracked mortar, loose bricks, or damp walls; Removing deteriorated or inappropriate mortar by carefully raking the joints, using hand tools or appropriate mechanical means to avoid damaging the masonry; Using mortars that ensure the long-term preservation of the masonry assembly, and are compatible in strength, porosity, absorption and vapour permeability with the existing masonry units. Pointing mortars should be weaker than the masonry units; bedding mortars should meet structural requirements; and the joint profile should be visually compatible with the masonry in colour, texture and width; Duplicating original mortar joints in colour, texture, width and joint profile; Replacing in kind extensively deteriorated or missing parts of masonry elements, based on documentary and physical evidence; Repairing masonry by patching, piecing-in or consolidating, using recognized conservation methods. Repair might include the limited replacement in kind, or replacement with a compatible substitute material, of extensively deteriorated or missing masonry units, where there are surviving prototypes. Repairs might also include dismantling and rebuilding a masonry wall or structure, if an evaluation of its overall condition determines that more than limited repair or replacement in kind is required; and, Replacing in kind an irreparable masonry element, based on documentary and physical evidence. Standards and Guidelines for the Conservation of Historic Places in Canada provides the following recommended guidelines for concrete repairs: Retaining sound and repairable concrete elements that contribute to the heritage value of the historic place; Repairing deteriorated concrete by patching or consolidating, using appropriate conservation methods; Minimizing damage to early concrete by limiting the size of the chipping equipment to better control the degree of removal, remembering that the compressive strength of early concrete may be much lower than modern concrete; Replacing in kind extensively deteriorated or missing parts of concrete elements, based on documentary and physical evidence. Eight guiding principles in the conservation of built heritage properties provides the following recommended principles: Do not base restoration on conjecture. Conservation work should be based on historic documentation such as historic photographs, drawings and physical evidence. Repair/conserve rather than replace building materials and finishes except where absolutely necessary. Minimal intervention maintains the heritage content of the built resource; Repair with like materials. Repair to return the resource to its prior condition, without altering its integrity; and, With continuous care, future restoration will not be necessary. With regular upkeep, major conservation projects and their high costs can be avoided. In reviewing the merits of this application, Heritage Planning Staff note the following: The subject property is designated under Part IV of the Ontario Heritage Act; Scope of Work, The Simpson Block Façade Restoration, 115- 119 King Street West, Kitchener Simpson Block: Façade Restoration, 115- 119 King Street West, Kitchener October 28, 2025 were both prepared by Nick Lawler who is a member of the Canadian Association of Heritage Professionals (CAHP); The proposed repairs to the brick and cast stone masonry will extend the life of the front façade; The type of mortar (lime based with a compressive strength that does not exceed that of the existing mortar and masonry) to be used and the methods to mix the mortar are in keeping with good conservation practice; The equipment (e.g., hand chisels, pneumatic chisels, limited use of mini grinders, mortar saws) to be used for the removal of existing mortar are designed to minimize damage to the stones (Note: Concrete chipping hammers shall not be used. If mortar saws are used, grinders shall not be used); The masonry work (cutting out and repointing) shall be completed by qualified masons having at least five (5) years documented experience, and shall have completed at least three (3) projects of comparable size and scope within the last five (5) years; The steps to repoint the brick and cast stone mortar joints have been outlined and are in keeping with good conservation practice; All masons shall use identical pointing tools to match the profile and details of the existing joints; The brick and cast stone masonry repairs are in keeping with the Parks Canada Standards and Guidelines and the Provinces Guiding Principles referenced earlier in this report; Heritage Planning staff will review and approve: o The mortar for brick and cast stone masonry repointing and repairs, o The salvaged brick required for brick replacements, o The sample mockup wall required for cast stone repairs and replacements, and, The masonry and cast stone repairs and replacements will not adversely affect the character of the property nor the front façade of the building. In accordance with the Heritage Permit Application form, the approval of any 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 Ontario Building Code and Zoning By-law. In this regard, Heritage Planning staff note that a Building Permit is required to undertake this work. 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 of the Heritage Kitchener committee meeting. CONSULT The Heritage Kitchener committee has been consulted regarding the Heritage Permit Application. PREVIOUS REPORTS/AUTHORITIES: Ontario Heritage Act APPROVED BY: Justin Readman, General Manager, Development Services Department ATTACHMENTS: Attachment A Heritage Permit Application HPA-2025-IV-026 2025 Page 7 of 10 HERITAGE PERMIT APPLICATION & SUBMISSION REQUIREMENTS Development & Housing Approvals th 200 King Street West, 6Floor Kitchener ON N2G 4V6 519-741-2426; planning@kitchener.ca STAFF USE ONLY Date Received: Accepted By:Application Number: HPA- PART B: HERITAGE PERMIT APPLICATION FORM 1. NATURE OF APPLICATION Exterior Interior Signage DemolitionNew ConstructionAlterationRelocation 2. SUBJECT PROPERTY 226.22:!Ljoh!Tusffu!Xftu-!Ljudifofs-!Poubsjp Municipal Address: Legal Description (if know): Building/Structure Type: Residential Commercial Industrial Institutional Heritage Designation: Part IV (Individual) Part V (Heritage Conservation District) Yes No Is the property subject to a Heritage Easement or Agreement? 3. PROPERTY OWNER Qfsjnfufs!Efwfmpqnfou!Dpsqpsbujpo Name: 416!Ljoh!Tusffu!Xftu-!Tvjuf!413 Address: Ljudifofs-!Poubsjp-!O3H!2C: City/Province/Postal Code: 62:.914.6::3 Phone: CUpuiAqfsjnfufsefwfmpqnfou/dpn Email: 4. AGENT (if applicable) Ojdipmbt!Mbxmfs Name: Ubdpnb!Fohjoffst Company: G331.266!Gspcjtifs!Esjwf Address: Xbufsmpp-!Poubsjp!O3L!4F2 City/Province/Postal Code: 337.758.121: Phone: O/MBXMFSAUBDPNBFOHJOFFST/DPN Email: 2025 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. Fyufsjps!sftupsbujpo!pg!uif!Ljoh!Tusffu!gbdbef!nbtposz/!Sf.qpjoujoh!pg!bmm!npsubs!kpjout/ Sfqmbdfnfou!pg!ebnbhfe!csjdl!nbtposz!vojut!)bqqspy/!361*/!Sfqmbdfnfou!pg!efufsjpsbufe!dbtu tupof!)qsf.dbtu!dpodsfuf*!efdpsbujwf!tvsspvoe!tupof/!Tff!buubdife!tqfdjgjdbujpot!boe!fmfwbujpot/ 6. REVIEW OF CITY OF KITCHENER HERITAGE PERMIT APPLICATION SUBMISSION GUIDELINES Describe why it is necessary to undertake the proposed work: Nbtposz!fmfnfout!bsf!jo!offe!pg!sftupsbujpo!up!qsfwfou!xbufs!johsftt!joup!uif!cvjmejoh!tusvduvsf/!Jg mfgu-!xbufs!nbz!qfofusbuf!joup!uif!dpsf!pg!uif!nbtposz!xbmm-!dsfbujoh!tusvduvsbm!jotubcjmjuz!boe efufsjpsbujpo!pg!uif!fmfnfout!uifntfmwft/ Describe how the proposal is consistent with the Part IV individual designating by-law or the Part V Heritage Conservation District Plan: Sfqmbdfnfou!nbufsjbmt!xjmm!nbudi!xibu!jt!fyjtujoh/!Npsubst!up!cf!mjnf.cbtfe!xjui!mpx!dfnfou rvboujujft/!Sfqmbdfnfou!csjdlt!xjmm!cf!tfmfdufe!up!nbudi!fyjtujoh!dpvstjoh!boe!dpmpvst/! 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): Hvjefmjoft!sfrvjsf!sfqmbdfnfou!nbufsjbmt!up!cf!dpnqbujcmf!boe!tqfdjgjfe!bt!opu!up!ebnbhf fyjtujoh!ifsjubhf!gbcsjd/!Sfqmbdfnfou!nbufsjbmt!xjmm!bmtp!cf!uftufe!wjb!npdl.vq!up!fotvsf!dpmpvs- ufyuvsf!nbudi/ 7. PROPOSED WORKS Nbz!2-!3137Kvof!26-!3137 a) Expected start date: Expected completion date: b) Have you discussed this work with Heritage Planning Staff?Yes No Njdifmmf!Esblf - If yes, who did you speak to? c) Have you discussed this work with Building Division Staff? Yes No - If yes, who did you speak to? d) Have you applied for a Building Permit for this work? Yes No e) Other related Building or Planning applications: Application number 2025 Page 10 of 10 STAFF USE ONLY Application Number: Application Received: Application Complete: Notice of Receipt: Notice of Decision: 90-Day Expiry Date: PROCESS: Heritage Planning Staff: Heritage Kitchener: Council: ¸ Uif!Tjnqtpo!Cmpdl Njdifmmf!Esblf!)njdifmmf/esblfAljudifofs/db* 29:6 Cvjmejoh!obnf!ps!ifsjubhf!dpotfswbujpo!ejtusjdu;Cvjmejoh!ebuf!pg!dpotusvdujpo;Mpdbm!nvojdjqbm!ifsjubhf!dpoubdu; 2/!!Uijt!qspqfsuz!jt!eftjhobufe!voefs!Qbsu!JW!pg!uif!Poubsjp!Ifsjubhf!Bdu/!3/!!Uijt!eftjho!ibt!cffo!dbssjfe!pvu!vtjoh!uif!(Tuboebset!boe!Hvjefmjoft!gps!uif!Dpotfswbujpo!pg!!!!!Ijtupsjd!Qmbdft!jo!Dbob eb(!cz!Qbslt!Dbobeb/4/!!Fyjtujoh!nbufsjbmt!boe!gfbuvsft!tibmm!cf!sfubjofe!ps!sfqbjsfe-!vomftt!opufe!puifsxjtf/!5/!!Sfqmbdfnfou!nbufsjbmt!tibmm!cf!pg!tjnjmbs!nbufsjbm!boe!dpotusvdujpo!pg!uibu!cfjoh!sf qmbdfe!boe!!!!!cf!dpnqbujcmf!0!tznqbuifujd!up!psjhjobm!cvjmejoh!nbufsjbmt/!Bmufsbujpot!tibmm!cf!nbef!sfwfstjcmf-!xifsf!qpttjcmf/ RESTORATION NOTESHERITAGE NOTES: