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HomeMy WebLinkAboutCRPS-06-023 - Retention-Removal-Remediation Options - Forsyth ComplexReport To: Councillor B. Vrbanovic, Chair, and Members of the Finance and Corporate Services Committee Date of Meeting: February 6, 2006 Submitted By: G. Sosnoski, General Manager of Corporate Services & City Clerk Prepared By: L. Proulx / J. Witmer / L. Bensason Ward(s) Involved: Date of Report: February 1, 2006 Report No.: CRPS-06-023 Subject: RETENTION /REMOVAL / REMEDIATION OPTIONS - FORSYTH COMPLEX RECOMMENDATION: That staff arrange for the removal of the Duke Street Art Deco fagade of the 1937 Forsyth factory addition to ensure the building remains in a safe condition with final disposition of the materials being subject to further Council direction and consultation with Heritage Kitchener; and, That in the event Council decides to retain one or both of the circa 1880 Smyth residence or the 1937 Forsyth factory addition or any part thereof, staff be authorized to undertake the work necessary to render the structures weather tight as outlined in Corporate Services Department report CRPS-06-023 to be funded from the Economic Development Investment Fund; and further, That Facilities Management staff, as the owner's representative, be directed to make a Heritage Permit Application to Heritage Kitchener on February 7, 2006 regarding any demolition or alteration recommended by the Finance and Corporate Services Committee on February 6, 2006. BACKGROUND: On January 9, 2006, the City was served with Orders to Prohibit Occupancy and to Remedy an Unsafe Condition with respect to Phases 1, 2 and 4 of the Forsyth complex. Demolition commenced shortly thereafter and the unsafe portions of the building have now been demolished and approval given to begin hauling debris from the site. An assessment was undertaken as to the structural stability of the remaining Smyth residence and 1937 Art Deco addition, the outcome of which is outlined below. Council was previously in receipt of a recommendation from Heritage Kitchener involving preservation of both the Smyth residence and the 1937 Art Deco addition. A second recommendation dealt with the remainder of City-owned properties on the Centre Block deemed to be of heritage significance. Consideration of both was subsequently referred to the February 6, 2006 Finance and Corporate Services Committee meeting. At the January 30, 2006 Council meeting further direction was given with regard to salvaging materials from the demolished portion of the Forsyth buildings, and specifically involving the metal capitals as well as some beams and columns. Staff were also directed to tarp the floor area of the remaining buildings where exposed to the elements as a result of demolition activity. REPORT: Demolition and Remediation The demolition has now been substantially completed as regards the above-ground structures. Work yet to be completed includes removal /disposal of any hazardous materials on the site; trucking of debris to landfill; removal of foundation walls and basement floor. To date the City has incurred a total cost of $282,603. for demolition and related activities with some additional costs pending. Additional site remediation work will also be required and a grading plan will be prepared once a decision is made as to the future of the remaining structures. Staff will also require direction at a future date regarding interim use of the remediated site pending redevelopment of the Centre Block lands. Remaining Structures The Chief Building Official and the City's engineering consultant (Sze Straka Engineering - Division of MTE Consultants) have inspected both the Smyth residence and the Art Deco factory addition and determined that aside from concerns expressed about the stability of the Art Deco fagade, the buildings are structurally sound and are not presently in an unsafe condition. However, demolition of the attached buildings has resulted in some structural elements being removed or damaged and as a result stabilization work will be required in the near term to ensure that there is no further deterioration and the buildings are if appropriate in a condition suitable for re-development . This would likely have to be beyond the initial tarping measures proposed by staff to Council at the January 30, 2006 Council meeting. Attached is the summary evaluation of J. Witmer entitled `Structural Safety Evaluation, Forsyth Building, 31 Young Street.' Kappeler Masonry, in consultation with the City's engineering consultant, evaluated the structural integrity of the Art Deco fagade, specifically the pre-cast concrete panels, sills and copings at the north-east and south elevations. It was determined that the fasteners and ties holding these units in place had eroded to the point where failure of one or more of the panels is possible, though not necessarily imminent. The following estimates have been obtained in the event Council wishes to remove /retain the fagade: • Removal of existing pre-cast panels, sills and copings and preservation for future installation; transporting to City yard for storage; cataloguing and numbering pre-cast units for future use - $42,390. (PST incl / GST extra); • Re-setting of existing pre-cast panels, sills and copings and installation of new ties - additional $64,780. It should be noted that the contractor providing this estimate does not guarantee that the pre- cast panels already damaged or deteriorated can be removed intact, and this estimate does not 2 include any cost to repair or replace. In addition, there is no certainty as to the lifespan of the existing pre-cast if rebars embedded in these units have started to rust. Kappeler Masonry also provided an estimate of work required to close the existing openings left as a result of the demolition and this has been estimated at a minimum of $6,925. plus additional materials and site work as required. Staff have developed the following options as regards the future of the Smyth residence and the 1937 Art Deco addition: • Option #1 -make weather tight and retain for future development both the 1880 Smyth residence and the 1937 Art Deco addition. This would include disassembly and storage of the pre-cast concrete fagade of the 1937 addition, with the view that it be re-installed in situ at an appropriate stage in the adaptive re-use of the building. Re-installation at this time is not recommended in light of possible damage to the fagade during development of the Centre Block site. Approximate cost - $6,305,000. • Option #2 -make weather tight and retain for future development only the 1880 Smyth residence and demolish the 1937 factory addition. This would include the disassembly and storage of the pre-cast concrete fagade of the 1937 addition, with a view that it be reintegrated on the site as part of the Centre Block development. Approximate cost - $3,900,000. • Option #3 -make weather tight and retain for future development only the 1937 factory addition. This would include disassembly and storage of the pre-cast concrete fagade of the 1937 addition with a view that it be re-installed in situ at an appropriate stage in the adaptive re-use of the building. Approximate cost - $8,642,000. • Option #4 -demolish both the Smyth residence and the 1937 Art Deco addition. This would include disassembly and storage of the pre-cast concrete fagade of the 1937 addition, with the view that it be reintegrated on the site as part of the Centre Block development. Approximate cost - $375,000. Heritage Issues In this instance Council is both the owner of the property and the approval authority under the Ontario Heritage Act as regards any alteration or demolition. It is therefore important that Council treat itself in a manner similar to any other property owner as the demolition or alteration of the Smyth residence and Art Deco addition are not subject to an Order of the Chief Building Official. The Heritage Act requires that Council consult with Heritage Kitchener and make the appropriate applications with regard to any demolition or alteration. Staff are recommending that the Finance and Corporate Services Committee direct the appropriate application with respect to one or more of the options outlined above. This in anticipation of Heritage Kitchener considering such application(s) on February 7, 2006 with any subsequent recommendations by Heritage Kitchener coming before Council on February 13. Council is reminded that Heritage Kitchener has already put forward two recommendations which were received by Council on January 13, 2006, with consideration of both being deferred and referred to a future Council /Committee meeting. These are as follows: "That consideration of retainment of the remaining 2 phases of the Forsyth Building designated under the Ontario Heritage Act, being the 1937 Art Deco Addition phase and Smyth Residence, for incorporation into any future redevelopment that is to occur on the Centre Block be deferred and referred to a future Council l Committee meeting, 3 pending receipt of a report from the City's Chief Building Official as to the results of a subsequent engineers report on the integrity of the remaining 2 phases; and, That measures be taken during the demolition process to salvage bricks to the equivalent of a 5,000 sq. ft. surface and a selection of wooden elements, (eg. columns and beams), and any other artifacts discovered considered to be of heritage significance for future re-use, to an upset limit of $50,000.; 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." The second paragraph above has been addressed by staff based on subsequent direction by Council to retain fewer than the volume of materials outlined in the recommendation. Staff have salvaged 4 beams, 6 columns and 6 capitals as requested by Council at a cost of $7,450. Council also amended its earlier direction to indicate that bricks from the current demolition would not be required as the City already has approximately 10,000 bricks in storage. In addition, Facilities Management staff, at the direction of the Heritage Planner, have since removed some smaller Art Deco light fixtures from the cafeteria portion of the addition. An assessment of other fixtures is currently being conducted by the Heritage Planner. Council, on January 30, 2006, also directed staff to undertake tarping of the floors of the exposed portions of the remaining building and this has been completed. Further direction regarding the future of the remaining structures is required before the openings referred to in the third paragraph can be sealed. In addition, should Council still wish to re-activate the fire alarm systems, hydro service to both the Smyth and Art Deco buildings is required as well as the installation of new panels and sensors. Again, staff are awaiting further direction from Council as to the future use of the buildings before committing these funds. The second recommendation of Heritage Kitchener involves listing in the Heritage Inventory of the remaining City-owned properties on the Centre Block deemed to be of heritage significance and is the subject to a second report by L. Bensason, Heritage Planner for discussion on February 6, 2006. It should also be noted that an assessment has been undertaken of the roof condition of three of the remaining City-owned buildings on the Centre Block considered to have heritage value. The roof of the Legion building fronting on Ontario Street is being replaced at a cost of approximately $20,000. Independent roof assessments have also been commissioned for the Mayfair building as well as the property at 156 - 158 King Street West, and any necessary expenditures as a result of these assessments will be identified once the reports are available. The costs related to the option adopted will be funded as part of the Centre Block land purchase project, from the Economic Development Investment Fund. FINANCIAL IMPLICATIONS: The following are the estimated costs and quotes obtained by staff for work required to implement the four options presented in this report. It is stressed that these are rough estimates to allow Council to judge comparative cost /value and only include costs staff are aware of at this time. They do however reflect the relative proportion of expected costs. 4 Option #1 (retain for adaptive re-use both the Smyth and Art Deco buildings /remove and store pre-cast concrete facade for re-installation) - disassembly and storage of the pre-cast concrete facade $ 45,000. - reset existing pre-cast in situ $ 65,000. - close up existing building openings $7,000. - re-install hydro panel and fire sensors $15,000. - remove hazardous materials - minimum amount $250,000. - construction and structural work required to facilitate adaptive re-use $5,923,000. Total $6,305,000. Option #2 (retain Smyth residence for adaptive re-use /demolish Art Deco addition / disassemble and store pre-cast concrete facade for future application) - disassembly and storage of the pre-cast concrete fagade $ 45,000. - reset existing pre-cast $ 65,000. - close up existing building openings $7,000. - re-install hydro panel and fire sensors $15,000. - removal of hazardous materials -minimum amount -half of estimate for both buildings $125,000. - construction and structural work required to facilitate adaptive re-use $3,573,000. -demolition cost -Art Deco addition 70 000. Total $3,900,000. Option #3 (retain the Art Deco addition for adaptive re-use /disassemble, store & re-apply pre- cast concrete facade in situ /demolish Smyth residence) 5 - disassembly and storage of the pre-cast concrete fagade $ 45,000. - reset existing pre-cast in situ $ 65,000. - close up existing building openings $7,000. - re-install hydro panel and fire sensors $15,000. - removal of hazardous materials -minimum amount -half of estimate for both buildings $125,000. - construction and structural work required to facilitate adaptive re-use $8,335,000. -demolition cost -Smyth residence only 50 000. Total $8,642,000. Option #4 (demolish both Smyth residence and Art Deco addition /disassemble and store pre- cast concrete facade for reintegration in Centre Block development) - disassembly and storage of the pre-cast concrete facade $ 45,000. - reset existing pre-cast $ 65,000. - demolish Smyth residence and factory addition $105,000. - removal of hazardous materials prior to demolition 160 000. Total $375,000. Again, these are preliminary estimates and do not include all costs which would be incurred as some of these could be dependent upon the nature and extent of the demolition and the corresponding grading plans. Suffice it to say that Council should expect additional costs for all of the options above related to backfilling the holes left by the excavated foundations, re-grading the site and re-surfacing for temporary use. Further demolition would also entail additional environmental and engineering consultants' fees, demolition change orders and any salvage costs related to further material Council may wish to retain beyond the Art Deco fagade. CONCLUSION: Staff are requesting direction regarding Council's preferred option for retention l removal of the Smyth residence and Art Deco addition to undertake the necessary consultation l application processes prior to a final decision being made on February 13, 2006. Removal of the Art Deco fagade is recommended in any event given its potentially unsafe condition. 6 L. Proulx Director of Facilities Management L. Bensason Heritage Planner J. Witmer Director of Building & Environmental Remediation G. Sosnoski General Manager of Corporate Services & City Clerk 7 Structural Safety Evaluation, Forsyth Building 31 Young Street After the demolition of Phases, 1, 2 and 4 of the above building were substantially completed to abate the unsafe condition, an inspection was completed by representatives from Sze Straka Engineers and the City's Building Division Chief Building Official in order to evaluate the condition of the remaining structures. The inspections have concluded that neither of the buildings is structurally unsafe at this time; however there are issues which need to be addressed. Phase 5,1937 Addition: • The southeastcorner brick pier underthere-built section is badly damaged • The top section of brickon the south wall is in poorcondition • The precast panels on the north facades are cracked, chipped and spalling • The reinforcing steel in the panels has rusted and is exposed on several panels • There is outward displacementof one panels • The fasteners forthe panels have deteriorated and may benon-existent • The stair between the ground floor and the second floor is in very poorcondition Immediate action for temporary protection; • Repairor replace damaged bricks areas on south wall • Tarp and close off from the weathersouth wall • Remove precast panels, repair and replace orstore for re-use • Provide new bracing for north wall and tarp opening for weather protection Estimated cost for temporary protection: $350,000 Smyth House: • Due to the previous addition and resultant snow loading, the buildings upper roof structure has sustained damage and the lateral loading is causing the structure to kick outward. Immediate Action required: • Shore the roof structure from the third storey. • Remove and repair damaged masonry. • Rebuild the brick walls and rood structure where it has been modified during the construction of the Phase 4 building. • Cover the roof to prevent water penetration. Cost estimate: $200,000 8