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HomeMy WebLinkAboutHeritage Kitchener - 2006-01-10 SPECIAL HERITAGE KITCHENER MINUTES JANUARY 10 2006 CITY OF KITCHENER The Heritage Kitchener Committee met this date, commencing at 4:00 p.m. Present: Councillor M. Galloway - Chair Ms. D. Kuehl, Ms. E. Gallaher, Ms. J. Armstrong, Ms. L. Harris, and Messrs. J. Countryman, Z. Janecki, M. Stranz and K. Kirby. Staff: J. Witmer, Director of Building/Chief Building Official M. Seiling, Manager of Building L. Bensason, Heritage Planner C. Goodeve, Committee Administrator 1. ORDER TO REMEDY UNSAFE CONDITION - 31 YOUNG STREET (JOHN FORSYTH BUILDING) The Committee was in receipt this date of an Order to Remedy an Unsafe Condition and an Order Prohibiting Occupancy, dated January 9, 2006 regarding the demolition of 31 Young Street (John Forsyth Building), which is designated under Part IV of the Ontario Heritage Act. In addition, the Committee was in receipt this date of 'Engineering Report: Review of the Forsyth Factory Building', prepared by Sze Straka Engineers, Structural Division of MTE Consultants Inc. dated January, 2006 concerning a structural examination of 31 Young Street. Councillor M. Galloway advised that this emergency meeting of Heritage Kitchener was called as a result of the issuance of an Order to Remedy an Unsafe Condition and an Order Prohibiting Occupancy by the City's Chief Building Official (CBO) on January 9, 2006 with regards to 31 Young Street. He stated that the purpose of this meeting is to discuss the demolition of the Forsyth Building and the future of the 1937 Art Deco Addition Phase and Smyth Residence, which were not included in the CBO's Orders. Mr. J. Witmer advised that upon receiving the engineering report on the morning of January 9, 2006 he undertook an inspection of the building with Dr. Yulun Sze where they found loose masonry, significant wall movement, structural deterioration and general damage throughout the building. He stated that due to the swelling of the wood floors, the column beam joints and the joist joints, the exterior walls have expanded and started to disintegrate. He noted that it is not a matter of if the building's structural integrity will fail, but when. Mr. Witmer advised that Sze Straka Engineers were retained in late December 2005 to conduct a structural assessment to determine the cause of visible cracks in the exterior of the building and a recent incident involving bricks becoming loose and falling. He noted that the falling bricks indicate the building is experiencing a severe mode of failure, with the next mode of failure possibly being the collapse of the walls. He added that the temperature change that this area has been experiencing recently has allowed the building to experience numerous freeze thaw cycles, which may have contributed to the increased rate of deterioration and an unpredictable timetable of collapse. Mr. Witmer noted that as the building is in a state of imminent collapse he will not permit anyone to enter it; as such, shoring the walls as a preventative measure is not a viable option. In response to questions, Mr. J. Witmer advised that the Forsyth building was originally constructed in 5 phases. He added that phases 1 and 2, which face the south side of the property, must be demolished due to a lack of structural integrity and, as those two phases both share common walls with phase 4, phase 4 will also be required to be demolished. He noted that due to the support beams expansion, the walls have been displaced and once that occurs to the degree it has in this building they cannot be repaired without putting someone's safety at risk. Mr. Witmer added that phase 5, which includes the 1937 Art Deco Addition and the Smyth Residence, may be structurally sound enough to remain; however, this will have to be determined when the rest of the building is removed. Mr. Witmer advised that he is hesitant to speculate as to exact cause of the building's deterioration, adding that he is unsure as to how or when the moisture entered the building. He stated that he has not reviewed the Walter Fedy report (dated May 2005) and is unaware of the conditions those consultants were asked to examine when they conducted their inspection of the Forsyth building. He noted that Dr. Sze, author of the most recent SPECIAL HERITAGE KITCHENER JANUARY 10 2006 - 9 - CITY OF KITCHENER 1. ORDER TO REMEDY UNSAFE CONDITION - 31 YOUNG STREET (JOHN FORSYTH BUILDING) (CONT'D) engineering report has been involved several times over the past 12 years to assist architects and developers to review the Forsyth building. He added that after his most recent examination Dr. Sze was very surprised at the rapid rate of deterioration that has occurred. Mr. Witmer advised that there is not a sufficient amount of time to undertake a second opinion, noting that Dr. Sze is a heritage advocate with extensive experience working on heritage buildings and his recommendation for demolition was not made lightly. Ms. E. Gallaher quoting from page 6 of the Walter Fedy report stated that Fedy had submitted a letter to the City expressing concerns with the general safety of a portion of the Forsyth building due to an apparent lack of attention. Staff were directed to investigate who at the City received said letter and what actions were taken. Mr. M. Stranz questioned if any of the building material is salvageable and was advised that any company contracted to undertake the demolition will be instructed to salvage all material as best as possible. Several members expressed concern at the rapid rate of deterioration that has occurred since the Committee undertook a site visit of the building in September 2005. Mr. Witmer advised that deterioration does not occur incrementally over a set period of time and that once a building's structural integrity starts to fail the rate of deterioration can rapidly increase. He stated that hopefully it will be feasible to retain the 1937 Art Deco Addition phase and Smyth Residence. He noted that a portion of those two sections will be opened as a result of the demolition and that once an opening is created there is potential that those sections may become structurally unsound; as such, further investigation will be completed to determine their structural integrity. He pointed out that if the two sections are found to be structurally unsound, he would be forced to order their demolition as well. Mr. Witmer stated that if the sections are found to be secure, staff plan to install bracing into the remaining sections and erect plywood with a tarp cover to enclose the opening. Mr. L. Bensason advised that with regard to documentation of the Forsyth building, the City does possess detailed floor drawings, plans, historic and recent photographs. He noted that he will be meeting with the Artifact Working Group to outline the features of heritage significance and interest that the City should endeavor to salvage. He added that he put forth a desire to other members of staff that the painted wall signage should be preserved. Mr. Bensason stated that he was advised that to do this the signage would need to be taken apart brick by brick, which may not be possible during the demolition process. Mr. Witmer advised that in his evaluation, the walls have deteriorated beyond the point of salvage and while the engineering report puts forward that the walls can be rebuilt this is not a viable option due to the building's interconnected interior. He added that once one section is taken apart the whole building may collapse. He stated that the only way that the walls can be rebuilt is if the bricks are removed one at a time, which subsequently presents a safety concern. He noted that the Forsyth building is over three stories tall in some sections, which adds an additional element of danger to the demolition process. He added that with a house typically one can remove the roof and take the walls down one at a time; however, given the structural instability of this building that is not a viable option. Mr. K. Kirby inquired if Heritage Kitchener has standing to dispute the Order to Remedy an Unsafe Condition in court and was advised that as an Advisory Committee of Council, it can recommend to Council that the Order be challenged. On motion by Mr. K. Kirby, a recommendation was brought forward for consideration that all measures be taken to preserve the 1937 Art Deco Addition phase and the Smyth Residence and that those sections be incorporated into any future redevelopment plans that may occur on the Centre Block. At the request of Mr. M. Stranz, it was agreed that the motion be amended to include that measures be taken to salvage all materials of heritage significance and interest including but not limited to: all brick, wood floors, beams and columns. SPECIAL HERITAGE KITCHENER JANUARY 10 2006 - 10 - CITY OF KITCHENER 1. ORDER TO REMEDY UNSAFE CONDITION - 31 YOUNG STREET (JOHN FORSYTH BUILDING) (CONT'D) At the request of Ms. J. Armstrong, it was agreed that the motion be further amended to include that specific measures be taken to salvage the painted wall signage, indicated in the Designating By-law as being of heritage significance. At the request of Ms. D. Kuehl, it was agreed that the motion be amended to direct staff to take steps to ensure that the integrity of the remaining sections is maintained, the fire alarm is reinstalled and the interim measures previously approved by Council are undertaken. On motion by Mr. K. Kirby - it was resolved: "That the remaining 2 phases of the Forsyth Building designated under the Ontario Heritage Act, being the 1937 Art Deco Addition phase and Smyth Residence, be retained and incorporated into any future redevelopment that is to occur on the Centre Block; and, That throughout the demolition process all measures be taken to salvage all materials of heritage significance and interest including but not limited to: all brick, wood floors, beams, columns and specifically the painted signage bands reading "John Forsyth Co. Ltd." and "Fine Shirts - Underwear - Pajamas", outlined as being of heritage significance in By-law 99-222 (Designating 31 Young Street Under the Ontario Heritage Act as Being of Historical and Architectural Value); and further, That staff be directed to ensure the continued integrity of the 2 remaining phases of the Forsyth Building by: making certain that the openings created by the demolition are secured and boarded up; the fire alarm system is re-installed; and, the interim measures previously approved by Council are undertaken." 2. ADJOURNMENT On motion, the meeting adjourned at 5:50 p.m. Colin Goodeve Committee Administrator