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HomeMy WebLinkAboutDTS-08-081 - Heritage Permit Application - 2008-IV-009, 307 Queen St S, Window replacement programREPORT Report To: Heritage Kitchener Committee Date of Meeting: June 3, 2008 Submitted By: Leon Bensason, Coordinator, Cultural Heritage Planning X519-741-2306) Prepared By: Leon Bensason, Coordinator, Cultural Heritage Planning X519-741-2306) Wards}Involved: Ward 6 Date of Report: May 21, 2008 Report No.: DTS 08-081 Subject: HPA 2007- IV-009 (WINDOW REPLACEMENT PROGRAM) 307 QUEEN STREET SOUTH (BREAD & ROSES CO-OP) RECOMMENDATION: That pursuant to Section 33 of the Ontario Heritage Act, Heritage Permit Application HPA 2007-IV-009, requesting permission to replace the existing wooden windows located at 307 Queen Street South with aluminum windows manufactured by Regal Aluminum, in accordance with specifications prepared by Kleinfeldt Consultants Limited dated May 2008, be refused. BACKGROUND: Heritage Permit Application HPA 2007- IV-009 was originally submitted in August 2007. The application sought Council's approval to conduct a comprehensive restoration/upgrade of the Bread & Roses Co-operative building located at 307 Queen Street South, including replacement of the existing wooden window units with a new wooden window system. The owner of the property subsequently requested and received several extensions to the date on which Council was to have made a decision on the application, in order to provide time to fully investigate alternative window replacement systems that would be more affordable than the wood windows proposed in the original application. The heritage attributes identified in the designating by-law for 307 Queen Street South encompass all elevations and the roofline of both the original 1879 factory at the southeast corner of Queen Street South and Courtland Avenue East and the 1893 easterly addition. The restoration/upgrade work as proposed in the original Heritage Permit Application submitted in August 2007 has now been scoped. The applicant is no longer proposing to install new eavestrough and downspouts on the West elevation; and is no longer proposing to replace the existing metal capped wooden sills. The work proposed to be undertaken and affecting heritage attributes is now limited to the following: • select maintenance and repair of existing concrete sills on the North, East and West elevations; and existing wood and aluminum windows on the East, South and West interior courtyards; • replacement of all existing wood window systems (glazing, frames, trim, etc.} on the North, East, South, and West elevations (save for the Dutch attic window on the North elevation}, with new fixed aluminum windows having horizontal sliders. Detailed specifications of the work proposed to be undertaken are outlined in submissions prepared by Kleinfeldt Consultants Limited dated July 2007 and updated in May 2008 (see attachments). Concrete sills will be cleaned using a controlled pressure water wash to remove asphalt drippings and stains. Existing wood and aluminum windows on the East, South and West interior courtyards will be retained and prepared for priming and painting. All windows (new and existing) will be caulked. Staff have no concerns with this maintenance and repair work, and do not consider such work as requiring a heritage permit. The alteration proposed as part of this heritage permit application entails the replacement of all existing wooden window systems on the North, East, South and West elevations, with new fixed aluminum window units having operable horizontal sliders save for the Dutch attic window on the North elevation which will be retained, primed and painted}. REPORT: It should be noted that the existing window systems are not entirely original to the building. While most of the fixed wooden transoms and window frames are originals; the window sashes were replaced in 1989 with new wooden sashes, and the wooden sills were capped with prefinished sheet metal. The 1989 wooden replacement windows were designed to match the historic fenestration of the building. The Heritage Permit Application submitted in July 2007 originally proposed replacing the 107 existing wooden windows (including the original transoms and frames) with a new wooden window system. The need to replace all 107 windows was based on a general assessment of the condition of the windows as seen from the ground. In considering the significance of the building as a landmark structure within the City, and that the windows are arguably the primary heritage attribute (together with the brick exterior) contributing to the historic and architectural character of the building; Heritage Kitchener and City staff requested that the applicant undertake a more thorough assessment of the condition of each window. This assessment was undertaken in March 2008. In addition to conducting an up close visual assessment, the investigation also included gathering moisture content readings. The assessment concluded that all the window systems proposed to be replaced have surpassed their useful service life and are beyond the state at which restoration would be of benefit. City staff believe that the assessment undertaken by Kleinfeldt Consultants Limited has been useful in understanding and establishing the need to develop a window replacement program for the Bread and Roses building. Staff are in support of the conclusion that the existing wooden window systems are candidates for replacement. In January 2008, Kleinfeldt Consultants Limited, acting on behalf of owner Bread & Roses Cooperative Homes, confirmed that the cost of the window replacement as originally presented in the heritage permit application, came in above budget. As a result, the agent explored alternative window systems in an attempt to find an economically feasible option for their client. The submission dated May 2008 prepared by Kleinfeldt Consultants Limited, references that seven replacement~refurbishment window options were considered wood, wood insert, aluminum clad, aluminum clad insert, aluminum slider, aluminum hung, and vinyl hung). As a result of its lowest capital replacement cost, energy efficiency and maintenance free construction; an aluminum framed slider window system is being recommended. While Staff appreciate that cost, ease of maintenance and energy efficiency are important considerations in the selection of a replacement window system; the appearance of the window and the degree to which it respects and complements the architectural integrity and character of the building, is of considerable interest from a cultural heritage perspective. While the applicant acknowledges that a replacement window that matches the originals in material, design, proportion, operation and colour is most appropriate; they have advised that given the scale and scope of this rehabilitation project, replacement with custom wooden windows is not economically feasible given the capital and maintenance funding limitations of the Co-op. Estimates for the manufacture and installation of wood windows came in at a range of $539,000 to $744,000. Wood inserts and aluminum/vinyl clad wood windows were also priced in excess of $440,000. Full aluminum and vinyl window units were priced lower, ranging from $302,500 slider} to 494,500 Chung) for aluminum units, and $340,768 (hung) to $377,500 for vinyl units. The Kleinfeldt Consultants Limited report recommends that the aluminum framed slider window system manufactured by Regal Aluminum be installed fat a cost of $302,500). The use of full metal and vinyl windows for large scale adaptive re-use and rehabilitation projects on heritage buildings has been considered and approved by the City on previous occasions. A recent example is the rehabilitation of the former St. Jerome's building for the Laurier School of Social Work. Existing windows were replaced with full vinyl casement units manufactured by Merit Windows. The replacement windows were considered to be visually compatible with the originals and complementary to the architectural character of the building. Original St. Jerome's Fenestration 1Vlerit Windows While the Regal Aluminum window proposed for use in the rehabilitation of the Bread & Roses building will match the original window openings, window arch design, and general proportion of the window frame and sash of the existing windows (much like the Merit window example for St. Jerome's}; unlike the St. Jerome's example, the Regal windows will not fully replicate the style and appearance of the existing Bread & Roses windows. Kleinfeldt Consultants Limited have provided staff with an image of a sample window ~No. W9 Type 6B} manufactured by Regal Aluminum. The window would replace windows W1-1, W1-5 and W1-9 located at ground level on the West elevation of the Bread & Roses building. As shown in the window schedule detail, the existing windows have a simple (1 over 1}upper and lower sash design with no divisions and are hung (where the lower sash slides up to open the window}. The Regal replacement window is not a hung window and introduces a division on the lower sash to accommodate the operation of the horizontal slider. Existing W9 Style Window . __ _ -~ _r~~. ~ ~_ i~ ~ ~- rv i ~ i*~ ~a ~~. r rti, i ~ 1.,.., .,__ 1 i4 ~`` 11 ~ E` -~IIL JII ~L~ ~~iJiran ~~'~ 1 ~1 F~'] ~. W9 Style Window Detail W9 Style Regal Window In the example above, the introduction of the slider visually transforms a 1 over 1 window into a 1 over 2 window. In the absence of having full shop drawings for the proposed new windows showing slider locations and detail, it remains unclear how the horizontal sliders will impact the visual integrity of the other existing window styles, several of which have multiple divided lights of varied dimensions. It is reasonable to assume that the inclusion of a lower sash horizontal slider in the Regal Aluminum replacement windows may impact the integrity of the historic fenestration of the Bread & Roses building. As a result, staff cannot recommend approval of Heritage Permit Application 2007-IV-009 as submitted. Staff are aware that Kleinfeldt Consultants Limited have commissioned Merit Windows to manufacture a sample of a full vinyl window to compare with the Regal Aluminum window. The vinyl window would be of similar design (No. W9 Type 6B), but would operate as a hung window rather than feature a horizontal slider. However, Kleinfeldt Consultants Limited are not recommending the Merit window over the Regal Aluminum window because of concerns that vinyl windows are less energy efficient than aluminum, and because the manufacture and installation of the Merit window is priced higher ($340,759 compared with $302,500). As of the date of this report, the sample of the Merit window was not available. Kleinfeldt Consultants Limited advise that a sample of both window systems will be made available at the June 3rd Heritage Kitchener meeting. Based on the experience with the rehabilitation of the St. Jerome's building, the Merit window system may be more visually compatible with the existing windows in the Bread and Roses building, and could be a viable alternative worthy of consideration. FINANCIAL IMPLICATIONS: None COMMUNICATIONS: Not Applicable CONCLUSION: Staff is concerned that the horizontal sliders used to operate the Regal Aluminum window system will impair the architectural integrity and character of the historic fenestration of the Bread & Roses building. Consequently, staff is recommending refusal of HPA 2007-IV-009. Leon Bensason, MCIP, RPP, CARP Coordinator, Cultural Heritage Planning AttarhmAntc~ - Kleinfeldt Consultants Limited Report dated May 2008 in support of Heritage Permit Application (HPA 2007-IV-009). - Kleinfeldt Consultants Limited Report dated July 2007 in support of Heritage Permit Application (HPA 2007-IV-009). - Correspondence between City of Kitchener and Kleinfeldt Consultants Limited relating to May 2008 Kleinfeldt Consultants Limited Report