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HomeMy WebLinkAboutHeritage Conservation Plan - 55 Woolwich St1 7I'r,I,C~r~ City of Kitchener l~ 1 ~evelo ment& P Technical Services City Hall, 200 King St. West P.O. Box 1118 Kitchener, ON N2G 4G7 Date: October 21, 2008 To: Members of Heritage Kitchener From: Leon Bensason, Coordinator, Cultural Heritage Planning cc: Subject: Conservation Plan 55 Woolwich Street Please find enclosed a copy of a Conservation Plan for 55 Woolwich Street. The subject property is currently listed on Heritage Kitchener's Inventory. City staff required that a Conservation Plan be prepared as a condition of the consideration of a Consent Application that would result in the severance of the property with a new townhouse development being developed on the severed parcels and the structures of heritage interest being conserved on the retained parcel. The primary purpose of a Conservation Plan is to ensure that measures associated with conservation objectives are identified, and that work that should be completed to protect the property and ensure proper maintenance, is undertaken. b ~ ,;:. ~ ~ Y LL .F ~1 ~;`,~.. F 1 1 Vf ~ w !~. ~ ~ i Y r' ~ ,' ~ •'r , ~ YI"~' h~~ - t ~~~`~ ~'~ ~ C I _ `~9tC h P ~ ~ . r y Y .i 'A .,`y , nr ~~ ~ 1;, ~`` EY ly 'r ~ { v ~ ~{ y f{d i(c j t ~ ~ ~ ~ ~ ~ ~ ~: ,, ~ n~' ~ , p r,. ~ i` i ,. .. ~~ .~C ~~,~~ ~ i ' . ~ r.~ (el ~y~, v a . U t~~~~d.?~ t' Nl~ '~~`~s's ~ tr~: y~~.t'~1'b.riEi r ~:,i F ~ i;~ ~4~ rh; F ,~„ ~~ ~t~y ~Z"` R)' ,:. ,,,.~,x,4...~w ~ ~~~'~~~.,_ _ ,. ~y,~ 1. -:.~. ~, __. ...~tih_~ ., ~~~~ , ~~ ,~ Table of Contents 1.0 Introduction 3. 2.1 The scope of the Plan 2.2 Limitations of the Study 2.0 Executive Summary 4. The Queen Anne Style Stylistic Identifiers 3.0 Detailed Description 3.1 Location 5. 3.2 Feature Identification S. 3.3 Significant Features 15. 40 Remedial Action 4.1 Foundation 16. 4.2 Masonry 17. 4.3 Exterior Wood Work 20. 4.4 Soffit, Eves and Related Metalwork 22. 4.6 Doors and Windows 23. 4.7 Roof 24. 5.0 Additions and Outbuildings 5.1 Existing house Addition 25. 5.2 Garage 26. 6.O.Site and Grounds 2s. 7.0 Summary and Conclusions 32. 8.0 Action List 33. 9.0 Appendix Bibliography of Useful Publications on Heritage Conservation 34. z 1.0 Introduction 1.1 The Scope of work This Conservation Plan will provide the following: • A close examination of the existing house with photographic details and accompanying descriptions. • Management policies and recommendations for related actions with respect to identified issues. • Site management interests as well as future considerations for the site. 1.2 Limitations of the Study No destructive testing was performed. Recommendations will be based on best practice considerations. 1.3 Identification of Conservation Principles Heritage conservation projects require a variety of approaches appropriate to the condition and purpose. In a project that seeks to return a building to an earlier appearance it may be necessary to retrofit elements lost or damaged beyond repair. This may involve replication to rehabilitate the building. In extreme cases, reconstruction of structural elements may be undertaken to secure the integrity and safety of a structure. This will of necessity, require the evaluation of the significance of any particular element to determine its value and unique qualities should it be lost through reconstruction to modern safety and environmental standards. If determined to be of significant value, efforts should be made to reconstruct those elements in a sympathetic way. When a site is in good condition, proper maintenance practices should be identified with a view to providing a means preserving the integrity of the original craftsmanship. The first part of this report will identify significant features of 55 Woolwich, suggesting why they have significance The second part of this report will address the general condition the site and the interventions or maintenance required to protect the integrity of the site. The third part of this report will deal with possible future retrofits that could be undertaken to bring the building back into harmony with its original style. 2.0 Executive Summary The Queen Anne Style 1860-'1910: The style was very popular during the Victorian period. The .~ style has been contributed to the rapidly developing industrial revolution. Improvements in transportation and processing lead to readily available factory made, architectural parts through a mail order catalog of materials and plans. Builders also exploited the abundance and variety of ready-made , pieces to create a decorative motif. As a result, the Queen Anne style has been called the most elaborate and eclectic of the Victorian styles with the best examples being highly decorated, fanciful and ingenious. ~ , `,~ ~ ~~°~' ~~ i r Stylistic Identifiers: ~} Roofs are steeply pitched and irregular. The overall shape of ~- -~ the house is asymmetrical and typified by delicate turned porch posts with lacy, ornamental spindles. Often buildings were given patterned shingles, extensive porches, and bay windows. Many turn-of--the-century houses became hybrids, combining Queen Anne pieces with features from earlier and later fashions. t' '.,~ ~ ~ xo~ 1 d., t } zf , c '~l ~~~ ~ v, 3~ r~~p t i ~ 1~ z i~s'~ r ,;,ST, °~~ : ~t P~ 1, ~)~~ ~~ 3.0 Detailed Description 3.1 Locati Standing prominently on Woolwich Street, number 55 is a typical, if modest, example of the Queen Anne Revival Style common late in the 19t" century and extending into the early part of the 20t". It is located towards the Northeast of Kitchener, by the West Port Bridge and the Grand River. ~~ ~,, ~~~ _ u - ~ ~ = a ~, _ - y; ;~, ~, :; ~~' ~ ~. ;, _~.- , ~ .Y but ~~ ~ Sw f ~~ _ ~ ' ~~~ ~r ,~~ , m°- ~~ ~ ~~ ~., `"`' ~ ~ ~~~ ,~~ ._.. - The property consists of the house and a separate wood framed garage located at the end of a long steep drive. Both buildings face East-Southeast, directly towards Woolwich St. It sits on a large lot. Despite this, it is substantially hidden from view by thick cedar hedgerows and tall mature trees that are in the immediate vicinity of the buildings. This is the summer condition. The winter view would be improved somewhat. Still most of the property was planted over 50 years ago, based on current condition and age of the hedge and trees. The cedars have a base which in some cases is over 6 inches in diameter. They have been cut back more than once and have large blunted limbs just below the current growth. As a result, the lot is somewhat overgrown, which gives it an appearance of permanence, but is not particularly complimentary to the site when seen close. ,~ ,, ;~ :,w ,;;° ~:;t 4r ~~'r ~ , ,~ ~~. ,„ ar „~i ~'` l 1173 l~ ekyn rt ~ i~ .' '~~tt°. 4 ~~+jj~`5 1~ rte{ ~! l{ t~U~ F ` ~ {;5 ~~ y,. ~ 4{ ~ ~ r 3 ~4 C Approaching from the West the house and garage are largely hidden behind a hedgerow and mature trees b Y ~ ~ ~ ' ,i~ ~ ~ 5 ,t.,~ , ~ , n ~ ~ '~ t` y feu ~~ ~ ~ ~ ~. +1, ~ i .5$ ` y ~ Y ' ~. ~ 5n,. ~ ~ ~' ~~ rC y ~~ ,~~ ~ ~V ~5~~ ~ * 1 ~ 1 n fi , ~ / Ar~ ~ ~ ~ ~ t ~ ' r . i AI.. 1 i ~ R~_ f 4~~ '1e~ ~1 ~ ~' [~~'' :ryy~!r~hl~ The hedgerows are well established and overgrown 6 ` , "~ ~ Z i I ~ ~ ~ ~ ~ y~~{ R 1~,''~~ g~, n~ w ~5~~ tk~~f ~ ~ ~ -~ h ~ v^Fy~'LL ~ 1 1t1i 1 .rFl`..1~9 ~~, M}'. ~ ~. ~.. r... ~, iA , Approaching from the east the property emerges from a second thick hedgerow 3.2 Feature Identification The principle building is a clear and representative example of the Queen Anne style most evident in three principle identifiers as seen in: The asymmetrical style. •Wrap-around porch •The "L" shaped plan •The window treatment with a large bay window set to the west side of the front elevation and the tall double hung windows that surround it. The steeply pitched irregular roofs The lacy wood work found in the wood detailing of the porch and bracketed corner windows ~.4,~, ~. ~~,. ~~ ~~ ,~~,~ „~„ ~~.~~.w ,_ ,~ .... v~ ~$lt<~t` tit + ~ M"`''e +( t +ie i i ° ~ ~r ~ `~~ i ~. ~< ~ is ~ vd~,lc> if iltkkv~~~ ~ ~ ~ ~ ,~, ' y i ~ rt~~il*"11 o tiz ' ° ~F u~u~rur i ~ i < ~ I ~ ~ 5t ~ ~; .,, '~ ` t~~~;~'~'~P{~8i' ~ ~« I4i 4 ~ l ~ U S ~ if ~ 7i ~a l~,,lf~lt(1~1 ~lrtiirl~ ~ I i y~ i ~ ' f t. luls• ~.~ ~~~ krh~W.~t ~~ S } ` A }µ '4N~•• ~`.v i~ ~ 1 i' ., ~~.rvy~~~(A~IMxxt3'aki x.~..:~ 9 ...~, ~`~ ~ , ,F ~.,~ , , ~~ >_ ,~~, ~~~ ~ ~~~'r ~ ~ ~ ~z ~~: !,,, .~ ~ ~}1 ~ . ~ . ~r .'. ~~t' t ;~ .a n~# 'tt ~ ~tl. ~~. ~7 w :; i! ~A 7 ~ ~~ j " ) tt l J~~~'~~ ~~~\~~~~1~~~ ~~ ~ ~ iJ tl:,-~f- L F~~ .~ f ~ ~l yy '~ ~ ~ P.^ R R J } ., b 4 4 dis ~ ~ ~~ ~ ~ # R 9+' i i xrt¢ h , ~~ ~ ~ ; ~ } V~ ~ 3i~ \ I , ; C r 4 H ~ T ~j. y}1' ~ T ~.. y ~.~ ,'~l JI ]tM1 ~~,~.. '~ ~ ~ ~~ ~, _ ~ ~ F 4f~' f pp ~ l 1. 3L1 f ' y. n ~{ {~~'' A . . , k ay,' ~ s~r ,,~ i ~ ~~ .w [ ~I t' ~M i .yi . ,, ' ,:6 ~l c ~~ ~~ r ~#' ~ ka, ~ ~ fir .., ,. .~t/t/~~~, Y"IT .. .. 2 4 ~ I _ V 1 y t•i 5 ) ~ 7 ~~ 1 ., ( 1 $~ 1 i i ~ :-~ ~ ~1 1 3N ~ ~'r ; if Y ,~ ~~ mt~ ~L S ~ ~ ~ ~' µ 1 ~' ~ ~ IT .i,. Y , A} ~ .~ y*Y~(T J.»1'f~2r ' IL ~ ~ ~ V { ~ { ~ yL .Fm.~3+~i1 : tik e ~~Y[+,.• L~*~~L~~~ ~ ~ ~ lY ik L J ~~ r~ ~~ I ~ n~~ ~",:L<~b . ~ ~~~~+K~~~~ i ~4 t ~~> ci 1 ~~ n ~ '„T Y ~ ~ ~ ~ ~'~ 1 r `t ~ 4~6 ~~„ 13 ~,+' sal -. ,~ i~ . w: t ~~ :' - hLNylt~~i y1a~k ,S~s tt~~ iX~ . R.^'^" waav,,~ _ _ Stylish wrap around porch, asymmetrical plan and bay window ~ F + r~; , e, ,°` ~, ~~ , kt. ~~H "~kT ~~ ~~ ~ ~ ~~v ~ f {~e f ~ wt ~ ~ Y 1~. t tai, }~ I fi ' l ' ty ~~~,~"^~~';{ ail 4 `f~ ~` i 1 { ~ i ~ ' ~.. ~ ~ " f Ali tt ~ ~ ~ ~~ i ~ l i 1~r4 } ,~ } k~y y~ ~ N +n , 1 v n+ k,'K, V '~f ~~ - ~ ~ ~y i l ~ ~ ~ ~ ~ ~ t '~ ~ p } ~ v t3 ,Yv '~ ti'4 ~ ~' t ,~ ~~ °`J ~ ~ , . ~ , i F ' ?3 ~d , , a ~ is ry -. r . ',mm ,.i~tx~~,~s~,,.,4,tvlilaSSa ,~#.u,2A6 , F '3 4°a5q"~ ,,, .,,. H. m.i.~'v'.kR_~ ~ .." 15' rrl 41] ~iS ~ N om. ' 1 1 ~ 1 ~ ~ l Lid ~~. ~ ....~ {~ ~ if 5 tr~+~~ A) ;i2tC-dltxr ~> P. F i Y ~ i' 1 ; 1~.31131f h f d ~ ~ ~5 7. k ~ ~,.. ~ f There once was a decorative railing, typically wood, above the porch roof. The outline of the railing termination trim can still be seen on the brickwork right upper corner Steeply pitched roof lines: With its asymmetrical "L" shaped plan, bay window and wrap-around porch the house is well proportioned. Its elegant modest detailing sits comfortably on a large lot lined on two sides by clipped cedars. Its orientation and its setting is only somewhat marred by a concrete retaining wall along the front of the property. There is also a crumbling stone retaining wall that follows the broken asphalt driveway up to the back of the house. The City constructed the concrete retaining wall when the street was upgraded. The stone wall was constructed in1936 according the inscription on the roughly placed coping. The material of the stone wall is rounded river rock mortared in place. This was a style of masonry that became particularly popular in the 1920's and 30's. This wall was not well made however and has had several repairs. A portion closest to the street has completely failed and been replaced with rubble and granite stone using modern mortar cement. Concrete retaining wall facing Woolwich 12 Behind the house stands a simple wood framed bulding. It is finished with painted cove siding (also known as Dutch siding). It is in somewhat poorer condition with evident patches and additions. The shed stucture to the side is clearly a later addition with painted board and batten finish. Based on its height and loft access door above the more modern steel doors, it may have been built as a stable. Whether it was ever used as such has not be dicovered. 5 T~~ ~ _ ,~~ VRFr~~ ~'. ~a w KFk k~v~ ~~ NM"4~. ~ "'~ . .^..~, ~~ U+'' is .., ~ .. . ` ~jx- ,~ ;;, .a.~ .. _ y'w~ ,. .w e .: ~ ~a: .: • t a .`~{II ~, ~ , ~ s ,; ~, ~' ~E k`~,~ `~ y y< 13 Garage '~~~ ti ,"'' ~ y . t. ,. ,~,~ ' ~~„~ t~2: w~ ~~ ~ ' . _,. b~t~ ` ~' `' ,,~x a~ ~, ~ , ~ ~ ~ ,~Y4 ~, t r~';: ~ ~ id ~ " ~.~ ~K. I. r ~'~~ ~:~ 14'x^ vK+t J~. ~ I~ 4 ~~f: ,~` 'k++l, iyt~. ~ ~~ ~ rrt a ~ s ~ ~ f ''h ~I,~ a ~~ ~ ' t ` , y , ~4+Y i ~~yyii' ~5 h ~ `~ `~~~~ ~ ~ ~ ~~ M Y ~ y +S`.. ~rtM S~ ~{ 1 ti ~ 13[ tl~t l , ~ ~ ..l ~ ;. 1 M1 T~, qr.' . Spec/ style ~clclrtion. ~.. r ~ m 3 ~~~(~ $~ y ~ ~ ~~~ .~ "N~W~ n a .w E - A12~ ~~ ~&;+ . 'I i t ill~~~.i ~~ ~ x ~. ~ .:~~ P. iAX~~~~nn..w~;snfA: hva~+tugcdxskm, ~~ { { . ~ ,_.~ ,r ~ + F ,u c & E ' ~'`~` ~ of 'y ~~ }.~ ~ ~ ~ t r it ~ ~ ~1 'i E ~n~ ? i r i ~ ~~ yy Y ' ~ Oh 1 4 Y~~ ~~ gg ~ l. ~} I ~~ 1 rt~~~, ~ ,~ f .11 ~ 1 `~ S~5 ~ i V ,+~.. s ~' _. , ~` ~ t ~ ,~ s ~ t ~ ~~ " ~~° ` q `, `l~ s :ai ~~ ~ ~. a { b~+W~ ~ ~i~ 1 •Y~w~ . ~ , u•. ~ t .. .~1 .W~WILu JL~wR -~~~ Window detail from behind the garage ~. 14 3.3 Significant Features. The overall impression of the house is a simple elegance. However, the significance of the house is not so much from any one piece, but taken as a whole, it is a relatively untouched example of the Queen Anne style. It is in good condition aside from the notes to follow later in this document. The main house is not an elaborate building. The woodwork is modest except for the bracketed windows and the porch posts with their brackets. The wood railings are fairly plain and somewhat common. The pickets are turned with light detailing. Soffits, frieze boards are attractive employing a crown and bead in combination on the freeze supporting a plain wood soffit. Somewhat unique today is the detailing of the window openings. Many are tall and narrow. It is important that the proportion and the style of the original windows be preserved as intended. Energy efficiencies will require the glass and frames to be changed out at some point. When that happens, replacements should be double hung, one over one with a simple sash, frame and with the size of each section matching the existing units. There are masonry highlights around feature windows to set them off against an otherwise simple masonry style. These highlight are in good condition and should be preserved. ~:~ ,~ ,~ ~_. \~ uy ~4yq' hy~t ~ ~~ ,~~ ;~ y' . .,; ~ , .~y~J ~ ~y+ l~ ~~ t ~ ) A .t ~:. 'v'Vp arw+ nM { ~i ~ ~ { ' M. -. ~i~ '~ , ~ i tv I 11 ~. 4 .~ ~ 5~ ~ ~~' A ~ 11{j '~ ~.. (i ]{ ry . ~ r The elegance of the building owes much to its massing and proportions as well as the wrap- around porch. The porch ties the irregular elements around a comfortable space (or outside room). As such the house has two public faces; one to the south and the other the west. It is this democratic detailing that gives the house a pleasant and even-tempered appearance. With these issues in mind, any adverse modification to the front and west side is to be avoided. In particular the porch with its detailing should be maintained. Window openings should not be modified without great care. The proportions of the building should be carefully considered if future additions are proposed. The wooden building behind (the garage) may have been built at the same time as the house. It certainly is a very early structure and from its design, and given the period and appearance, might have been constructed as stable given its height and upper loading door. It has had its own addition in the form of the shed on the North side. The structure is not a particularly attractive building and is otherwise unremarkable. With its addition, patches, steel doors and common construction, its material and methods are not particularly significant or unique. 4.0 Remedial Action 4.1 Foundation ~ _ .. S'y+M r ' .1l ,f'.'.., i.,, i ~, f "_~ F~` -. ., _.. t.., s ~. 7 ` :, _ ,. ~;' ,3 ~ ~ ;; 1 ~ ~~~ ~ r v h -~ ~U t i~ ~ ~ , 1 ~ ~ Ills ~N , ~'; ,,. , ~%r~ ~ ~ i^ . ~ , o K ~ ` :~~ . ~ 'AW i i.~.~ . .. . j( ~1~ j M ~~ h ~ ~ 1, ~ ~:N ,. ,. South Foundation r ~ ~. , ..u ,-„ A., .,.,.,..,, ~... ...a. ,. a..~. L,. .~ ~, .. ~. +r ~~ti ~~~~ ; ~ ,~ ~ r~ 4•' y yc' -. ~ 1 ~ ~~" f i W. ~5 .. .u~ .. .M...: .t ;. , ~evH i. 4X r r{,w 1 ~~.aT~y ~.~ ~~'. N~ .. s, -. ~: , ~, ':~ ~ ~yM * ~l~[{w~z H~ 1t'~~ . , r . : ~ 3Y ` ! ~T y~ 1 tr'. r~ 1 .. .. .:i \^ ~ :n . . J /~ A ~/~iy< < ~A 1.Xt ~ *n ~~ ,4:t:.~ ~5 µ h t~~W. ~~"1 S~ ~ ~ ~~,r } ~ip~ i y y,~~ ~'.u l ~~ N ~ Y i i, ,j .t ~ Aft,, 1)7~ ~ ~ 4~ ~~ ~' ,.. 'x ~~ ~ ~~ ~ r' ~ " a0$ ~ . North Foundation ~"' .. F'" g1rl ... ,1 _. ~ yr, .. ~ .. The foundation is constructed of granite stone and is generally in good condition. There is evidence of recent minor settlement, which has resulted in cracking of mortar above the settlement areas. This settlement appears on both the South and North elevations at approximately the same distance from the front of the building and can be assumed to reflect a general minor displacement across the building. It is not possible to see the foundation below grade at this time. The progress should be monitored. Some remedial work may be required to protect against water penetration through the foundation. There is no evidence of water entering the basement at this time. Still, it is recommended, as a precautionary measure, that a minor excavation of 2 feet around the affected areas should be undertaken to check for cracks that may in the future cause water penetration and other concerns. If cracking in the area is found, the effected mortar should be removed and replaced. Modern membrane sealing materials should be used as required below grade to provide the maximum benefit from any repair. 4.2 Masonry The brick is generally in very good condition. The brick presents well and is relatively clean with no evidence of harsh treatment or paint. The only clear concerns are the areas around the settlement points as mentioned above and the chimney at the rear of the building. The settlement areas should receive immediate attention. The mortar has been affected from a 1 to 1.5 metres above the foundation. The mortar should be removed, as required, and replaced with a suitable lime based mortar that matches the existing colour and quality of the materials. A full range of hydraulic limes are available in Canada, particularly designed for conservation work. Their hydraulic characteristics must not be confused with Portland cement. They typically retain good water vapour permeability and the ability to accommodate movement and are slower to cure. Effected areas should be scarped out and reappointed in the existing style. Colour may be used with care to match existing. Refer to: CEN 459-1 (June 2000). European Standard for Building Lime -Part 1, Final Draft, European Committee for Standardization, Brussels. CSA A179-94 (1994). Mortar and Grout for Unit Masonry, Canadian Standards Association, Rexdale (Toronto). The chimney on the rear West elevation has undergone repair in the past. The brick is in relatively good condition but is not a good colour match nor is the coping that caps the chimney. A mason was brought in to examine the chimney. Although showing some signs of weathering, the report, which we have not seen, indicated that there was no immediate concern of a structural problem with the chimney. At this time the chimney has no function. As a temporary measure if it should it pose a problem in the future, it would be better to have the brick removed down to the roof line and the roof repaired. Better still, a careful search among reclaimed product sites may result in a matching brick. At which point the chimney might be rebuilt with period materials in a common style. If pictures exist of the original profile, those should be used to recreate it using heritage techniques and practice. Masonry Detail: Typical Condition: Good overall with minor repair in key areas. 18 4.3 Exterior Woodwork Since a previous examination in August, many of the aluminum awnings have been removed; windows, railings and the woodwork have had a fresh coat of paint. This has greatly improved its appearance and protected it from immediate weathering. Some elements remain however, that are not helpful. In particular the metal railing and the aluminum storm windows. These are not sympathetic and distract from original style. Some remedial work should be undertaken to resolve this with a more sympathetic use of material. Metal railing could be replaced with a picket wood style or metal railing style from the period. ~±~ ~~ ~~. ~~~ ~~' ,. ~, hrs~~ ~ ~ ,i str ~~~ ~~ ~~ ~. j s ~ ~' ~; ~~ P~ ~,'~`' ~ ~ ,.{~ 5C, M ~ ~3 have, .i ~? , 4 ~, `rt ~c . l ~, 1; e ~ .r,,s u.~ '~a~ • ~„ i ~ :. ~ aY i ~. i ~I q~ k ,,~ 4 ~jf ~. _ Picture taken in July hefore~work commenced (' q X11 i . t,~t~"is ~, i~ ,~' F `~ ' ~ ,= k ~ ~ ' ysGr '^ ~ i ~, v, t 1 ~ ~i~ ~~SE F ~ ,M~t ~ i .,v a«~, ~ ~, is ~` rvr,~ ~y r ~ ~ N ; „ ~ ~ 1 1 L~..,w_ `+ i. ~~ a , '~ :..~ , ~~ ~ - g; ,. • ~. ~t' ~ ~ ! ' ~~. -. r . wY ~` Picture taken in September: Soffits, gutter and all painted surtaces have had fresh paint, Awnings removed 4.3 Exterior Woodwork 20 A close examination of the front porch indicates the wood is in good structural condition and without significant fault. The finish is very poor however. Recently a carpet was removed relieving blistering paint. There has been some repair work around the supporting posts. The repair is obvious, but not recent. Refinishing of the wooden deck was done quickly without removing the spoiled surfaces. Alternate deck finishes could include staining, open weave matting or a slip resistant coating designed for exteriorwood finishes. It is recommended the paint be entirely removed the next painting and the wood reexamined for defects. Any defects should be repaired with appropriate materials i.e., with new wood of the same type profile. Small defects can be repaired with exterior grade filler. The woodwork should then be refinished with an appropriate quality exterior paint. ~~ ~ . ~ , Hf" ~^T' ~~ h ~ i~ p tr '.Ya k'H Mi~~ Kl1~l P~~ H !j, ~~t~ ,,;;TT~~ n ~~ r ~ "' „ill ~~ ~ ri ~ rt ~'- ~~; v r c~ ~ ~~ r : i. ~~~~ , ~;,~ n ,. 6 , .~ --' r' ~+ ... r;t! The piers and other supporting members appear to be in good condition. No significant degradation was found. However, repairs have been made in the past which are obvious from the position of the planks. .; _. ~ ~, . 1., ,~ , ,_.,E, , ...,, ~~ .~. 9W _ '"- i ~' A metal ceiling has been installed. Some porches of the era incorporated decorative structural members or a wooden ceiling. It is recommended that, as a future consideration, some further examination of the preexisting condition be made to determine the suitability of restoration. The porch would be greatly enhanced by exposing the existing wood ceiling, should it exist. 4.4 Soffit, Eves and Related Metalwork: 21 s, ~ ; ~: ~~~ ;, ,,~r„ ~ '~ ~~~~~ ,~ ~~~ ~. , : ., ,~, ~ ~ ' ~~ ~lI 1t 11ti~11 ~~ ; IA~tll'~'~y' YI, ti. ; 'r ~ ~' 1 ' r ~ t5 'Y UT 1. H ~~ i i Y ~. i ~ ~'e4 1 ~ (~'~ htJCh Nrf ~ ~ ~ ' i k ' ~'',~` ~^ z f ' ~c', tivh., it < < ~p ;T~ ~ ~~ tl y~Y~} ~~ ', t1t~, ~ ~ ~ m l~tt Sk ~'' `t~~ .1. y i r $ d~ ~~ v ~ ~~ ~~~»~ ~~ cwt '~~ ~ ~ ~ 3 ~ ~ ~' ... t ~ 8 ~ ~ 3 ~ _ ~~ d ~{ The troughs and rainwater leaders have received a fresh ~.. .t _ ~ Fy .~ .~ .. .~... Ji~.:.ffi~. coat of paint. They are currently in good condition. The soffits are a mixture of aluminum products and original planks and trim. These too are in good condition and have received a fresh coat of paint. No recommendation at this time. The original wood railing above the porch roof has been taken down and replaced with a non period metal railing. This is not in keeping with the style and not appropriate. 4.5 Doors and windows ,,. ,, ~ ~~~ ~~ '. ~; ~~ . ~~. ,F, 4~ :~ ~ ~~ ,~ ~ ~ ~ ~ ; . Diu ~~ ~F}~. ~ 1,x7( '~ ~ ,, i h' 1 ~1 Fi S k N ~, ~~ iF ~~ ~ I i i , ~' . "; Q ~, , ~~d.~ . . ,., Windows and doors are, for the most part, original and generally in good condition fortype. Some have been retrofitted with aluminum storms and others have their original wood storms and hardware. This mixture of products, similar to the eves, is not helpful to the overall appearance of the building and some improvement could be undertaken to enhance appearance and efficiency. As in other cases, exposed wood should be repainted. The aluminum storms should be removed and alternates found. There are a variety of window manufactures that can replicate the style, while providing an efficient product. ~.'; ,~ ,, -.. ^~ ~s, ~~, -n- ~~ 23 4.6 Roof ,,,,. ~, ~ti~'~~ ~ ~~ . ~ ,.~.,, .,,,~~ ?~`~~t ~,-, - ~, ~„'''~~U ~,~..~~ ~. ~~ .0. ~ ..._ d., ~ ," - - ` a+' e _ ._ ~~~~ ,,.~ r . ,m .......,. ~ _..~ ..~ ~~- yy i III ~r,~4#~~~~`~u1~~1~Ylyi t~ ~tf 4 .~ m'~r~~~~,.~.,..~~ ~ ~.1',.~,J.~ ~~... '~ ri,,,,,~'`' ntf/}+;i tits hi ~niiAw. ~ ~~~ ., . , ,,,~... ,,., ~, y;; ; ~, ~ ~, ,a Y , w~m ~` r t~ ., ~ ~ ~ ~ n"~ 4 ~ ~Y` t u ' ~ ~~~ r-ti ~~ ~ 9 ~' + , ~ i h ~y~ ~M .~ ~. ~ ~ , „ [: ~ ~~at ~ '~' 4 ~a y~ y~.:~ ~1 ~ ~~ ~ ~ H , i ~ q ~ ~ ~ a, ~' Ip 'i' ~ . ~t F F C ~ . ~: L ~. ~ r 1 1 f t 1'. ~ tta. ~ ~ ~~.,1 n ~ ~h 1 ~ ~ 8 ~ 1 t~~jj ~ ~ 1{II~ti 1 +~ ' ¢J 1 y Z' ri~ ~~ i ~. ~~ ~ } Y ,.. ~ 1 1~ ` I~ ~ . i:8 t E ' ` y~l 1 , ,. r~ p' ~ ~~ ~~~~ *~ ..., J ~S1.~uH The roof appears relatively new and is in good condition. The current choice ryu ~~ ~:A of colour and texture is in harmony with the brick and paint. No recommendation is required at this time other than normal maintenance. 5.0 Additions and out buildings 5.1 House addition t ~~ ,.. ~, ~, ~ ., '~;. ' i~ ,~ ~ ~~ ~bx~'- 9 ,,~ ~_. .,, ~ ~ ;`' ```~ ~`ti <u l ,~. ._ z ~: ' .~._ - `~ ~`v r _.. ~ ~"~~ ~° !~ t! ~ ~~ , ~Rwil '~sen ~elt~j'~y1AM3#'k{ 4~uio ~ii~~~~l uc1}a~ , >>I k i ' ;~~ ~ is517 ~S,#ii~~ t7h a,'~;~~'~~C~Irf~~'1 ~,tl y ~. ~_ ~ :y~r it ~ ~• 3 ~ ~ ~ ~ ', ii K ~ ~ ,. tF ~ ~ ~ ~ ., ;,~ ~'.d i ~ ~ t i ,~ ~~``'~ ~, ~~~. ' t ~~~ ~; 4, ;~ , To the rear of the house there is a framed extension. This addition has been finished in aluminum siding. The structure appears to be in good condition and its simple design is not unappealing, if not particularly well built. Some walls are very close to the soil and without obvious protection. There may be some concerns as a result and some minor destructive examination may be in order to determine if moisture has been a problem particularly around the entry. This may consist of drilling a small hole(s) from the inside to check for moisture and its effects The windows here are modest and could be improved with modern double hung units of a similar style Roof is modern, matching the main roof. It is in good condition. There is a covered access to the basement. It is in good condition by all appearances. 5.2 Garage 26 The garage is not of the same quality as the house but appears to be sound. In most other respects, the building is in reasonable condition for type. The cove siding is of good quality but lightly damaged in some areas. The windows are simple needing some modest attention(putty ands paint). The roof is asphalt shingled and reaching the end of it useful life and some attention will be required. The paint is in poor condition generally and some of the trim and finishing is missing or damaged. Metal garage doors have been installed. These seem out of place and consideration towards a more appropriate door design might be helpful. 27 6.0 Site and Grounds ~ `: ~P~ ~ ., ,. '.1 ~~ \1 ~ ~a,,q ~, „ ~ ~'.a jfi i~_ ~~ .- ~4 aka z ~ x f x '?~ ~~! '~` ~ ~~ ,a~ +~ {' s t .i ~~~ t .4 ~. v~`+s [~ ~~; '~ ~~ ~. ~ ~ 4 ~ .. ,~ ..: ~~ L ' ~ ~~ r ~ ` ~ ~~ 1 .~' ~ ~r. Y. ~. 5 ~.r.. ,~. +Sy1 '~' ~ i~... Ytt I`c + r ~ L ~ ~`i i I~ ~ I ~'.~E~ `4~ y ~c1 11 ,A,~ ~ ~~ ~`~ ~ t 7 f -~. ~~ i 1 ~+ ~~ rya ; a! ' ~kk' .,p ~ ~ , ~ ~ ~~ ~~ w F'i ~ ¢.•., ;l i '~~!d~ } ~r ~ n~~ ~~~ 1 'Mk ~ y~ ` ~ AS~ y,,V~,'s~~`$,~~,¢, i ~ ~. ~.: ~ ~4 ~d 1'~ ~w.. o ~ Y ~; %. ~ y,~~~ ~WO'+~` ~ ~ !es 9 cti1~?' 1,~ ,:1ya4 ~~ •. ,,.x ~~ff'' ,~ 5 T S .. ~ ~ '{~ r It` ~?.{w ~ a e yp u ex~~ ~n ~i ~ fit •'„~ ~ i~S!` ^"~ i s Y ' ~' 21"" ~ ~~~~++L r '! ~ 4 N~f ~~',~f~ ;~"~~t9 ti P~~yyS 1 ~~ t~~ ~ i~' ~ ~ ~~'f. 1 ~7 ` ~ 'fit Y ~~ i t}~ Rhi !! , y~ip,, :y~ ~~ ~ ~ ,~, ~ ~ ~ r ~ti~ X ~ 11 f ~'~~ ~i 3 t; ~~ r ~ r "1~1 4l.7 , 1 1 ~`v ( ' ~ Y' ~ ~ 4.ir~ 4 "' v { +'~yz~~.1~ 1e r ,f i ~~ ~FY !;~ to ~~ ~ E~ t ~~ ; v~ ~ , ~~ {w ~ ti ~s ~ ~ ~ ~, iq ~ '~ 5 ~~ , ,y.~n~ kyy~ ~''~~~i~ 4 ~ ~~ ~RF ,~' ' ,' ~ { ti '~ ` 1 ti" fW 74 ~ ^~ 1 ~y °j~ 1 ~p~.~ S ty~1,~t 3~ ,~ 4 'I S: W 1 E~Y ~i$ 4 ~ ~ Z i a ~ti ~,,~ i<'*~wwt: ~ , 5 , i „~ i 1 ~l ~ 7}'MVO ~ ~.y.yy~ ! i ., i y ~~~ T~R~'~ **~~tt'~ M4 '"7~~y~ ti't` N t ~~ ~F~ ! ' '~~ ~,~~ Ifs ..L ~~ Yom.`:. ~ ~ 1 ~e{~.~~ ~ ~1i~~' a~! }~ "fit t .. ~~i " r ~ i ~~ ~. + '~ l 1 ~ ! ~yt}ttt} ) { iL t~i"{ i~ a~~ ~~~+ I~ r7C ~437,In~ ~n~.; ! I ~ iS~ .~ y,1i, S F ~ ? Y ,~ { '~ ice( ^+~ ii; ` 'P"~ i' k ~y n ft7 4' ' f~Si1A~F/'I. ~ .. ~ 'tt ~ # ~f ~., ~ k _ ski 1 `F 9~: '3 y~ s nt~ ~ ~Y ;, ~ F } Jai~~}~ ..1 1 +~ ~`~' f4?ti ~G~$r ~~ , , I i.r i .,~ a ~{ ~ ))ti i4 1 ~ S ~ ~ ^Ipi j ,I 1 I )~. F ~. ~ ~~~ ' e; ~ ~ S 1~~ +~ ~ ~ :.y~~ ir~ X16 )v ; t'1' zyk~ ,° ~ z~, , a r ~ 'd ~ r + s . ~. "gym. ~ ~.~ti+ r '~, ;~~` +1 '~~ ~ ~~ ~°'i _ ~r}~ a ~'N~~r n i ~ i~ fin..` _ ' is - -3~e'~ xd ~ ~~ ~. ~. -_. ~: . ~~..n c ~ _. '~. 1'~jxRl'kw''4~~1~ ~4~ t +-`~, yL~ W, S ~.. r.' 1 1-~~.... .~... .. .,. ~ NMR~r~~'eTkN ~1~u~:,11T The rest of the site is in average condition. Sidewalks are weathered and should be replaced. Trees are healthy but overgrown. The gardens are modest and somewhat overgrown as well. Give the size and age of many of the trees, shrubbery and hedgerows, maintenance will be an ongoing concern and difficult to manage. Given the future development of the site, which is bound to impact the landscaping, it would be helpful if any replanting were sympathetic to the mature nature of the site. 31 7.0 Summary and Conclusions For Immediate Action The house in many respects is structurally sound except for minor defects. Many of the problems observed are cosmetic concerns and extremely minor and mostly involve proper painting. However, several maintenance items have been left undone for too long and are in need of repair and refinishing soon or delay may result in more serious problems. Most notably are the minor masonry repairs. A mason familiar with lime based mortars and their proper application would be suitable for those small repairs. Future Considerations The poor choice of materials and inconsistent quality /appearance of materials have been used on the building in the past. Although they have done no harm to the structure or integrity of the building envelope, they reflect poorly on the building and more appropriate use of materials should be considered for future modifications. In addition, there have been several small items added that are not sympathetic to the original style such as aluminum windows and siding, metal railings and the masonry repair of the chimney. These might be corrected to put the building into a sympathetic context. At some point, energy efficient window must be considered. Choosing a style that closely resembles the existing double hung window deign should be considered a priority at that time. 8.0 Action List Items requiring imminent attention: •The foundation and mortar problems require examination and repair. •Driveway and retaining wall to be repaired or moved as proposed. Items for future consideration: •Consideration should be given to removing the aluminum storm windows by upgrading the windows with a style that better represents the house. •Balcony metal railing reconsidered and replaced a wood railing in the original style as represented in the railing on the porch. •Aluminum siding replaced with more appropriate materials in keeping with the style. •Concrete sidewalks replaced. •Painting of the garage to the rear of the house and roof shingles replaced. •Garage doors upgraded. 9.0 Appendix Bibliography of Useful Publications on Heritage Conservation Well-Preserved The Ontario Heritage Foundation's Manual of Principles and Practices for Architectural Conservation (1988) DEPARTMENT OF THE INTERIOR (USA) (1980) Standards for Rehabilitating Historic Buildings CEN 459-1 (June 2000). European Standard for Building Lime -Part 1, Final Draft, European Committee for Standardization, Brussels. CSA A179-94 (1994). Mortar and Grout for Unit Masonry, Canadian Standards Association, Rexdale (Toronto). Guidelines for the Rehabilitation of Designated Historic Resources, 2nd ed (1992) Karen Russell Heritage The Heritage Canada Foundation magazine APT Bulletin, The Journal of Preservation Technology.