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Home My WebLink AboutDTS-09-159 - HPA 2009-IV-012 - 307 Queen St S - Proposed Window1 KITC��R Development& Technical Services REPORT TO: Heritage Kitchener Committee DATE OF MEETING: November 3, 2009 REPORT SUBMITTED BY: Alain Pinard, Interim Director of Planning PREPARED BY: Michelle Wade, Heritage Planner (519- 741 -2839) WARD(S) INVOLVED: Ward 6 DATE OF REPORT: October 21, 2009 REPORT NO.: DTS -09 -159 SUBJECT: HERITAGE PERMIT APPLICATION 2009 -IV -012 307 QUEEN STREET SOUTH (BREAD AND ROSES) PROPOSED WINDOW REPLACEMENT PROGRAM RECOMMENDATION: That pursuant to Section 33 of the Ontario Heritage Act, Heritage Permit Application HPA- 2009 -IV -012 requesting permission to replace the existing wooden windows located at 307 Queen Street South with vinyl windows, in accordance with specifications prepared by Kleinfeldt Consultants Limited dated May 2008 and the shop drawings prepared by Regal Windows & Doors Systems Inc. dated September 10, 2009, be approved, subject to the following conditions: i. That the final shop drawings for the windows, trim and accessories be reviewed and heritage clearance issued by heritage planning staff prior to installation; and further, ii. That one sample window, identified as W11 on Drawing No. 1 of the May 2008 Heritage Permit Application, be installed and heritage clearance issued by heritage planning staff prior to the installation of the remaining replacement windows. BACKGROUND: On June 9, 2008 Kitchener City Council approved Heritage Permit Application HPA- 2007 -IV -009 to permit the replacement of the existing wooden windows with vinyl windows manufactured by Merit Windows. 2 -1 281 5� 278 a 307 5!340.'42 350 380. f 22 338' 24 2g 2A 2 -1 Due to concerns with the warranty program, the applicant has chosen not to proceed with the installation of vinyl windows manufactured by Merit Windows. As a result, the Development and Technical Services Department is now in receipt of a new Heritage Permit Application HPA- 2009 -IV -012. The applicant is now seeking permission to replace the existing wooden windows with vinyl windows manufactured by Regal Windows & Doors Systems Inc. at the property municipally addressed 307 Queen Street South. REPORT: The subject property is located on the east side of Queen Street South between Courtland Avenue and St. George Street, and is subject to designation under Part IV of the Ontario Heritage Act. The subject property is comprised of a complex of three buildings having separate construction dates. The Designating By -law references the exterior fagade of each elevation, including the roof lines of the 1879 and 1893 buildings, as well as the fagade and roof line of the Queen Street elevation of the 1919 building. The subject property is recognized as a significant local landmark and the windows on the 1879 and 1893 buildings are the primary heritage attribute together with the brick exterior, which contribute to the historic and architectural character of the buildings. Staff Report DTS -08 -081 noted that the applicant had undertaken an assessment of the condition of the existing wooden windows, which confirmed that the windows had surpassed their useful service life and are beyond repair and therefore should be replaced. In addition, Staff Report DTS -08 -081 noted that the applicant had undertaken an assessment of the cost of seven replacement /refurbishment window options. The cost assessment confirmed that replacement with custom wood windows, wood inserts or aluminum /vinyl clad wood windows was not economically feasible based on the price estimates ranging from $440,000 to $744,000. The cost assessment confirmed that replacement with full aluminum or vinyl windows would be economically feasible based on the price estimates ranging from $302,500 to $494,500. Lastly, DTS -08 -081 noted that 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. The applicant is proposing to replace all of the existing wooden windows on the 1879 and 1893 buildings with new vinyl windows manufactured by Regal Windows & Doors Systems Inc. It should be noted that the existing wooden windows are not entirely original to the buildings. While most of the fixed wooden transoms and window frames are original; the window sashes were replaced in 1989 with new wooden sashes that were designed to match the historic fenestration of the building. The proposed new vinyl windows are also designed to match the historic fenestration of the building. The applicant has commissioned a sample window manufactured by Regal Windows & Doors Systems Inc. The sample window would replace four windows identified as W11 on Drawing No. 1 in Appendix B of the May 2008 Heritage Permit Application. These windows are located on the Queen Street Elevation of the 1879 building. Table 1.0 provides photographs and drawings of the existing wooden windows and drawings of the proposed vinyl windows. The photographs and drawings demonstrate that the general appearance of the proposed new vinyl windows will match the existing wooden windows in terms of design, proportion, operation and colour. 2-2 Table 1.0: Existin and Pro osed Windows SM \\ H 1 \ i —5a, i n 75� BIM 1 1 167) /21 BM 33�e i6 { 5 5):. 3 51 I 64 fq. BM Window Type W11 — Window Type W11 - Window Detail Window Type W11 - Existing Wooden from the shop drawings prepared by manufactured by Regal Window Regal Windows & Doors Systems Inc. Windows & Doors Systems I nc. 2 -3 Heritage Planning staff have requested that the following additional information be submitted for review and heritage clearance prior to installation: the drawings for the proposed custom made vinyl brickmould trim and accessories; and, the shop drawings for all of the proposed windows that are located on the elevations of the 1879 and c. 1893 buildings. The additional information has been requested in order to ensure that the final shop drawings comply with specifications prepared by Kleinfeldt Consultants Limited dated May 2008. In addition, once the final shop drawings have been reviewed and heritage clearance issued heritage planning staff will also need to inspect a sample installed vinyl window prior to the installation of the remaining windows. Inspection of the sample installed vinyl window will ensure that new windows do not detract from the character of the 1879 and 1893 buildings. In reviewing the merits of the application, City staff note the following: • HPA- 2007 -IV -009 approved the replacement of existing wooden windows with vinyl windows manufactured by Merit Windows; • DTS -08 -081 confirmed that the existing wooden windows have surpassed their useful service life and are beyond repair; • DTS -08 -081 confirmed that replacement with full aluminum or vinyl windows would be economically feasible; • DTS -08 -081 confirmed that the use of full 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; • The proposed new vinyl windows are designed to match the historic fenestration of the building; and, • The general appearance of the proposed new vinyl windows will match the existing wooden windows in terms of design, proportion, operation and colour. FINANCIAL IMPLICATIONS: None CONCLUSION: The proposed new vinyl windows manufactured not detract from the character of the 1879 and staff recommend approval of HPA- 2009 -IV -012. REVIEWED BY: by Regal Windows & Doors Systems Inc. will 1893 buildings. Accordingly, Heritage Planning Leon Bensason, Interim Manager of Long Range and Policy Planning (519- 741 -2306) ACKNOWLEDGED BY: Jeff Willmer, Interim General Manager Development and Technical Services Department List of Attachments Heritage Permit Application HPA- 2009 -IV -012 2 -4 ECEIVED Consulting Engineers I GIVFi.OAMONI & TECHNICAL SERVICES DEPT, 2400 Meadowpine Blvd., Suite 102 v Plli et IPiCz iliVfSlllPd Mississauga, Ontario 1-5N 6S2 Telephone (905) 542 -1600 Fax (905) 542 -2729 Toll Free (877) 493 -1600 September 16, 2009 Our File: 3000003 Development & Technical Services Department Planning Division. City Hall, P.O. Box 1118 200 King Street West Kitchener, Ontario N2G 4G7 Attention: Mr. Leon Bensason, MCIP, RPP, CAPHC RE: 307 Queen Street South (Bread & Roses Co- operative Homes) - Proposed Maintenance and Renovation Work Dear Mr. Bensason, Enclosed you will find one (1) City of Kitchener Heritage Permit Application form, one (1) bound copy of the heritage permit application supporting material. I trust that all is in order, if you have any questions do not hesitate to call me at 905 -542 -1600, ext. 215. Sincerely, KLEINFELDT CONSULTANTS LIMITED ,. Leo Ferreira, B.App.Sc. E.I.T., Building Science Division 2 -5 Nature of Application, Exterior/ Demolition ❑ Subject Property Owner CITY OF KITCHENER HERITAGE PERMIT APPLICATION Interior New Construction ❑ AIteration Application No. HPA Relocation ❑ Municipal Address or Legal Description: 50-1 Qv 6-C /-J -,'F /v Ll y Building/Structure Type: Residential Commercial ❑ Industrial F1 Institutional ❑ Other Heritage Designation: Part IV Part V: Name: Address: geCAl) 0' t C&e->iir ,,P_A-r 1 V& t-toM [-s (rc rc t-n) //U( Telephone: (Home ) (Work) Fax 7Ll Z 0-:2, `�� E -Mail: Agent (if applicable) Name: %CG(;(AI f= e2Ar W.)5'Z- r4A)i3; &r6 Telephone: qO5 5Y2 t &OO Address: v�io yJ/��+/F3`%'�� vG ✓� qtr t.?yGlk G/1� Z — Builders) /Contractor(s) 1. Name: l � ��FS�d,'/{Tl�dv Telephone: q/(a 7?-76 Address: it ( --Cdr (FG b --:er -tol2 otvl-o y"1 M? W -s t Fax : t E -Mail: 46oc e, &ZooC '-4�Tol,/MoP , &A 2. Name: VI N N01,ve; i� �lt-�i �ri� 9�i Telephone: 51011' `7*i0 L1S_715, Address: ('7_7 P n LM (,(N c:`jt C & W,,W" 0/\) Lk tc 3f---7 °7 Fax : �!1 `�3�i1B� E -Mail: (r4'1 d , / L/ Vn41 n1 yM a COM 2 -6 Proposal outline Please provide a written description of the project proposal including any conservation methods you plan to use. 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. Scale drawings showing the full scope of work, including specifications and the elevation(s) to which the work is being done, are required. Enclose additional drawings, photos and/or other material necessary for a complete understanding of the proposed work. Please refer to the City of Kitchener Heritage Permit Application Submission Guidelines for further guidance. IT6 Ac_ TV M*V- 4 Expected Start Date: L Expected Completion Date: 1,vr N 040 (Day/Nlonth/Year) (Day/Ivlonth /Year) Have you made a Building Permit Application for this work? ❑ Yeso Declaration The undersigned acknowledges that all of the statements contained in documents fled in support of this application shall be deemed part of this application for all purposes. The undersigned acknowledges that Council of the City of Kitchener shall determine whether the information submitted in this application is sufficient. The undersigned agrees that the proposed work shall be- done. in accordance-with, this application. and understands. that the approval of this 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 Building Code Act. The undersigned acknowledges that in the event this application is approved, any departure from the conditions imposed by the Council of the City of Kitchener or from the plans or specifications approved by the Council of the City of Kitchener is prohibited and could result in a fine being imposed as provided for under the Ontario Heritage Act. I, the undersigned, (PRINT) declare that the statements contained in this application are true. Owner's Signature: Date: Appeal Process Part IV Properties Where City Council refuses an application to alter the property or consents to such application upon certain terms and conditions, the owner may, within thirty days after receipt of the notice of Council's decision, apply to Council for a hearing before the Conservation Review Board. Where City Council refuses consent to demolish or remove a building or structure on the property the decision of the Council shall be final. The owner shall not demolish or remove the building or structure or do any work or cause or permit any work to be done in the demolition or removal of the -- buildin"r -straeture-or -anv- Part-of -it; unless,the- owner- has"obtained -- a- building permit to erect a new building on-the site df the building or- " structure sought to be demolished or removed AND 180 days have elapsed from the date of the council's decision to refuse the application. Part V Properties Where the City Council refuses a permit to erect or alter the external portions of a building or structure or grants such permit with terms and conditions attached, the owner may appeal to the Ontario Municipal Board. The owner must give a notice of appeal to the Ontario Municipal Board within 30 days after the owner receives notice that the council is refusing the application or receives the permit with the terms and conditions attached. Where City Council refuses an application for a permit to demolish or remove a building or structure the decision shall be final and binding. The owner shall not demolish or remove the building or structure or do any work or cause or permit any work to be done in the demolition or removal of the building or structure or any part of it, unless the owner has applied to the council under section 42 of the Ontario heritage Act and been given a permit to erect a new building on the site of the building or structure sought to be demolished or removed, AND 180 days have elapsed from the date of the council's notice to the owner that the council is refusing the application for the permit. Heritage Permit Application Number: Date of Notice of Receiot of Completed Application Served on AoDlicant: 2 — 7 (Sq Klamn dt sk Consultants Limited Prepared for: Reviewed by: Mr. Leon Bensason, MCIP,RPP, CAPHC John Kirkpatrick, B.Tech.(Arch.Sc.), MAATO, CRP, BCQ Heritage Planner Director, Corporate Projects Development & Technical Services Department Kleinfeldt Consultants Limited Planning Divison 102 -2400 Meadowpine Blvd City Hall, P.O. Box 1118 Mississauga, Ontario 200 King Street West L5N 6S2 Kitchener, Ontario Tel: (905) 542 -1600 N2G 4G7 uu FFF��aPPxNN(905)��5�(4n(2 -2n(729 Oebb Y6LT1�t* 49P URS 2 -V Heritage Permit Application &Kleinfeldt 307 Queen Street South, Kitchener, Ontario September, 2009 Consultants Limited Table of Contents 1. Summary of Designating By -Law ........................................... 1 2. Architectural Characteristics ................ ............................... 2 3. Purpose and Scope of Work ................ ............................... 4 4. Conclusions ........................ ............................... 6 5. Appendix 21- 9 ■ Heritage Permit Application (qK14dn t 307 Queen Street South, Kitchener, Ontario COnsufta'1ts Limned September, 2009 1. SUMMARY of DESIGNATING BY -LAW As of 1989, the built resources on which 307 Queen Street South are located (more specifically described in Schedule A found in the enclosed Appendix) have been designated as being of historic and architectural value by the Corporation of the City of Kitchener By -Law Number 89 -78. The designated subject property is one of, if not the oldest remaining industrial buildings in Kitchener and is a complex of three (3) buildings having separate construction dates. The original gable roofed building, located at the corner of Queen Street South and Courtland Avenue was constructed in 1879 by Emil Vogelsang, known as the father of the Berlin button industry and was his fourth and last button factory, naming it The Canadian Ivory Button Works. The building was subsequently taken over by Williams, Greene, and Rome, shirt manufacturers, who built an addition circa 1893. During the First World War the structure was used as a military barracks and was subsequently sold to Rumpel Felt Company in 1919, which was responsible for the construction of the detached building. Other industries housed in the complex included Ferenbach Mattress, Dunker Construction and most recently MacDonald /Westburne Electric. In 1989, a six - storey multi -unit (residential) addition was constructed on the premises and later (1992) the buildings were converted into cooperative housing. The designation encompasses all elevations and rooflines of the 1879 and circa 1893 buildings. It also includes the Queen Street South facade of the circa 1919 detached building. Architectural features of particular interest include the following: polychromatic brick building fabric; squared sandstone quoins and brick quoins; coursed fieldstone foundation; dentillated brick fascia; tie rod rondelles; window openings, frames, sills, sash, glazing pattern and voussoirs. The 1879 building (built by Emil Vogelsang) is a two -and- a -half storey red - and -buff brick structure with a fieldstone foundation. The front - gabled roof exhibits decorative brickwork beneath the eaves along the Queen Street South and Courtland Avenue facades. With the exception of the Dutch style attic window, the majority of the windows are segmentally arched and all windows have original wood sills - wood sills (minus those found at the basement level) have been capped with prefinished metal of matching colour. The 1893 addition (built by Williams, Greene and Rome) is a two- storey buff -and -red brick structure with a masonry foundation and low- sloped roof. The roof line is accentuated (at Queen Street South elevation) by a polychromatic brick parapet. The majority of these windows are round- headed with red brick keystones. The basement windows are segmentally- arched with red brick voussoirs and wood sills (not capped with prefinished metal and showing signs of greater deterioration). 2 -110 Heritage Permit Application 307 Queen Street South, Kitchener, Ontario The subject property, located on a prominent intersection facing Queen Street South (gateway route into the Downtown) is considered to be a landmark within the City of Kitchener. The former factory is also closely tied to the cultural heritage significance of other buildings located in proximity, most notably the Nelson Terrace Rowhouses located immediately adjacent on Courtland Avenue, and built in 1889 to house female employees working at the subject property when it was the Williams, Greene and Rome shirt and collar manufacturer. 2. ARCHITECTURAL CHARACTERISTICS Front Elevation (Queen Street South) The Queen Street South facing facade i consists of the elevations of the original 1879 structure and the 1893 addition.4 d There are three (3) bays on the 1879 portion with a large single -bay attic storey. The 1893 addition is comprised of nine (9) bays divided into groups of three (3) windows between red brick piers. The low- sloped roof line of the of the second phase building is accentuated _ . (at Queen Street South elevation) by a Front Elevation polychromatic brick parapet while the original structure's front gabled roof includes decorative brickwork beneath the eaves. The first, second and attic storey walls are red brick and framed by buff brick corners and soldiercourse at the foundation line. The use of buff - coloured brick voussoirs above segmental- arched windows as well as the Dutch -style attic window further incorporates the polychromatic brick scheme. The exterior facade of the 1893 addition is predominately buff - colour brick with red brick piers from grade to the roofline with red brick keystones above the first and second storey windows. These round- headed windows have three- over -three wood sashes and frames with two -pane transoms (single -pane transoms at windows adjacent to entrance). At the basement level, the segmental -arch windows have red brick voussoirs and two- over -two wood sashes and frames. At the original building, four (4) of the ten (10) windows are larger with two- over -two wood sashes. The remaining six (6) windows have one - over -one 2- 2 11 (qK1e1nkWt Permit Application Consultants Limited 307 Queen Street South, Kitchener, Ontario S`entember�09 ___— wood sashes. The attic Dutch -style window is of the casement type with four -pane leafs. The main entrance is comprised of double -leaf wood doors (added as part of the 1992 conversion) and a three - over -three wood sash window and frame with a two -pane transom. Side Elevation (Courtland Avenue) The red -and -buff brick facade is twelve (12) bays long with segmental -arch windows with six- over -six wood sashes and frames with buff brick voussoirs. The red brick is framed by buff brick corners, decorative brickwork beneath the eaves and soldiercourse at the foundation line. The foundation is constructed of fieldstone. There are three (3) . larger and three (3) smaller segmentally- arched basement windows. The smaller windows have one - over -one wood sashes and frames with fieldstone voussoirs and wood sills (one such sill has been completely removed). The larger Side Elevation (Courtland Avenue) windows have one - over -one wood sashes and frames with red brick voussoirs and wood sills. Iron tie rods are located on the first and second floors between every second bay and there are four such r° rods located along the buff brick soldiercourse. Rear Elevation synthetic stucco covering the lower half of the wall. Buff brick detailing includes corners and coursing below the eaves. There are three (3) segmental -arch windows with six- over -six wood sash windows and frames with buff brick voussoirs and wood sills. Two round headed windows are present with two - over -two wood sashes and frames with buff brick voussoirs and wood sills. Rear Elevation 2-312 Side Elevation (Complex Parking Lot) The buff brick facade is twelve (12) bays long. The first and second floor windows have round - headed openings with two- over -two wood sashes, frames, red brick voussoirs and wood sills - wood sills (minus those found at the basement level) have been capped with prefinished metal of matching colour. The basement level windows are segmentally - arched with one -over -one wood sashes, frames, red brick voussoirs and cast -in -place concrete sills (original wood sills have been removed). Heritage Permit Application 307 Queen Street South, Kitchener, Ontario Side Elevation (Complex Parking Lot) 3. PURPOSE \ \ Given the cultural and architectural significance of this building it is of the upmost > importance that the original characteristics of the building components be maintained. However, as with all things, building components do not have an eternal service life. The phenomenon of natural deterioration coupled with lax maintenance practices and /or insufficient repair funding often leads to the situation where building components may no longer be salvaged and alternative preservation methods are often applied. As such, deteriorating wood window sills have been previously capped (1989) with prefinished sheet metal, original roof systems (likely wood or slate shingle) have been replaced with modern asphalt (or other) shingles, synthetic stucco has been applied over deteriorating masonry, wood fascias have been capped with prefinished metal, etc. Windows All windows, with the exception of the front facing fixed arched window sections and the attic window, were replaced in 1989 with conventional, lower end wood framed windows. The windows were incorporated within the original wood window frame. The window operation is heavily relied upon, since the conversion from industrial to residential use, as it serves as the only means of ventilation to the suites. The original wood framed windows are deteriorated to a point where successful refurbishment would be difficult. The interior portion of the window has inferior thermal 2-413 Heritage Permit Application 307 Queen Street South, Kitchener, Ontario characteristics, is not well sealed internally and has inferior hardware and vinyl trim features. Other issues include: exterior caulking in poor condition; difficult operation (warped frames) and cleaning; poorly fitted screens (store bought vinyl inserts); rotted wood sills; loose fitting metal sill capping and overall diminished aesthetics. These serve as the primary reasons for window replacement consideration. For the purpose of the repair /upgrade project design currently underway at the subject property we propose to restore the predominant original window characteristic of this building by replacing the entire window system including frames, sashes, and glazing patterns with a modern, energy efficient, prefinished, window system manufactured by Regal Windows & Doors Systems Inc. A description of the proposed window system and brief company biography follows: Proposed window system - Regal 3250 Series factory primed and painted vinyl window with 4mm clear / 4mm Low -E 2 °d surface (AGCTi -PS) argon filled air space glazing, custom made vinyl brickmould trim and accessories. For more information please refer to the Regal Shop Drawings found within Appendix B. Corporate Biography_ For the past 25 years, Regal Windows & Doors Systems Inc. has dedicated its efforts in the replacement and new construction markets. Regal is equipped with state of the art equipment for the production of leading edge products that meet or exceed both Canadian and American standards in all aspects of manufacturing and installation. Regal employs a team of highly qualified and experienced site personnel, site supervisors, in house draftsmen, and in house engineering personnel and project managers. By completing the above stated alternative we will have restored this predominant building feature to a condition not seen in many .years all the while improving the operation of the units and reducing the energy consumption currently plaguing the building. Photos illustrating the different types of current windows can be found within Appendix A. 2-514 4. CONCLUSIONS Heritage Permit Application 307 Queen Street South, Kitchener, Ontario Bread and Roses Co- operative Homes (Kitchener) Inc. fully understands that caring for a designated property's heritage attributes protects its heritage value and the significance this building has in the City of Kitchener's landscape, culture and history. The goal of this project is to restore this predominant building component (windows) to its original flare and distinction while improving the current functionality and reducing the energy consumption which plagues the building. We trust that this information fulfills your requirements at this time, should you have any questions or require further information please do not hesitate to contact our office. KLEINFELDT CONSULTANTS LIMITED Prepared By: Leo Ferreira, B.App.Sc., E.I.T., Building Science Division Heritage Permit Application 307 Queen Street South, Kitchener, Ontario July, 2007 Front Elevation 3 /3 1St Storey Front Elevation 2/2 Basement Level Front Elevation 1/111 Storey Front Elevation 1/1 Basement Level 2-17 Heritage Permit Application 307 Queen Street South, Kitchener, Ontario July, 2007 Front Elevation Dutch Style Attic Level Front Elevation Main Entrance Side Elevation (Courtland) 6161" Storey Side Elevation (Courtland) Smaller 1/1 Basement Level 2-18 Heritage Permit Application 307 Queen Street South, Kitchener, Ontario July, 2007 Side Elevation (Courtland) Larger 1/1 Basement Level Rear Elevation 6/6 2" Storey Rear Elevation 2 /21" Storey 2-19 Side Elevation (Parking) 2/2 V Storey Heritage Permit Application 307 Queen Street South, Kitchener, Ontario July, 2007 Side Elevation (Parking) 1 /1 Basement Level 2-20 o d b r C:, I C LLJ YO LLJ Cis "2 g0 LLJ cs �y W C1j _.. r.L C) -p. U.. Ci C c.f ! {� .ewe•. q z 0 .w 1# Ld W Fry CY Lij sfa t� s ci iL h Cat o z c C,} +- aarr� r ) 4�^I t j t. LU 0. {.ice •' f <I: [..i" C� v'' 0 " LL.J 3:Z Lij V) Ul U7 C7 - g ° C) L� E— x � c Y-• � 06 0 tt ice- i jv a LLB `. E " } ' � uT) 00 04 ° n C) G m Z 0 trr i (n o a M 0 LL s ci 0 _ W E Q) ..t �, cf M cm . (n 0 LU o U ° o w .?' z all c� ci 2-22 LLJ ED w Vj - tit tZI 'i Q d tf tai %,` L (CC) to k K to tf} Eli I? � w cn -� Uz a k� n N 0 0 UJ v io uy � om al _ N C7.. �V go W x to a in w t r� 2-24 _ 2-25 C5 i "i ER E CO m wI ° U) Q id 4S E, h so cy- cp ih ryq � fti. v' to vs vt h( [] f- Y to w iN —w Cgo jj in Q cq 1 4m co a' _ 2-25 ER E 2-25 2-26 ' �,+ lln'l C5 4 .?. a'Cff Ld CY ui pt/F- 1.1 7 ti ly Fes-, W UO a E11 s4 } %} co N 2 0 � zmz � qcry CO mm r� [zs 3 (o m CL i} {): 3 cp z Z tci W M :.. Q .. co - 7 � � t to 0 KI t4 cnn 2-27 01 n 0 uj R ir1 Z3 p CO :?, ti lE# N 0 x.IY..: CL s.t CD �l � rn ca in ol Z t � z x G3 ' N i CY c� Vic., Co 2-29 Michelle Wade From: Leo Ferreira [LFerreira @kcl.ca] Sent: Friday, October 16, 2009 12:18 PM To: Michelle Wade; info @breadandrosescoop.org Cc: melodymts @hotmail.com; John Kirkpatrick; gersheridan @rogers.com Subject: RE: Bread & Roses Window Approval Mello Michelle, as per your request we offer the following for further clarification: a) The mock -up window produced by Regal Aluminum Windows & Doors Systems Inc. currently on -site is the window identified as W11 b) This window will be presented at the heritage meeting and later installed at the building for quality assurance — in keeping with the previous procedure, we will advise once the window has been installed and may be reviewed by Heritage staff C) We have requested this additional documentation from the manufacturer and the drawings are pending — we will provide once in receipt d) The courtyard windows were not included in the original scope of work however a total of 5 such window have been added via change order — these are 2 -W16 and 3 -W21 (identified as WC2 -1, WC3 -1, and WC3 -2). We have requested these window shop drawings from the manufacturer and the drawings are pending — we will provide once in receipt. All other existing windows found at the courtyard elevations will remain. e) The minor discrepancies found in the dimensions between the KCL produced drawings and the Regal produced shop drawings are a result of manufacturer specific machining tolerances — the shop drawing are most accurate for the replacement windows f) The arrows are shown in this configuration due to the limited spacing of the 6/6 window drawing — this is to confirm that the lower sash is the operable component of all operable hung windows g) The manufacturer has confirmed that the applied green colour of the mock -up window is the same Hartford Green colour previously submitted and approved by staff Ne trust this information is adequate at this time. A Regal representative will be in attendance at the heritage meeting to answer my window /manufacturer specific questions. >hould you have any questions, please do not hesitate to contact our office. Fhank you, co Ferreira, B.App.Sc. ,"IT, Building Science Division Ueinfeldt Consultants Limited !400 Meadowpine Blvd., Suite 102, vfississauga, ON UN 6S2 rel: 905.542.1600 ext. 215 ?ax: 90_5.542.2_729 roll -free: _ 877.493.1600 'mail: l ferre ira @kcl. ca JVebsite: www.kcl.ca From: Michelle.Wade @kitchener.ca [ maiito :Micheile.Wade @kitchener.ca] Sent: October 14, 2009 4:49 PM Co: Leo Ferreira; info @breadandrosescoop.org Cc: melodymts @hotmaii.com; John Kirkpatrick Subject: RE: Bread & Roses Window Approval EIIIIIII� ks I draft the staff report with recommendations I have a few additional questions. Could you please confirm if the sample window manufactured by Regal Aluminum Windows & Doors Systems Ine 's windWC 10/19/2009 fpe W5 or.W11 as shown on Drawing 1 of Appendix B of the May 2008 HPA? . Could you please confirm if the owner will install the sample window? hank You. lichelle lichelle Wade, BES eritage Planner evelopment and Technical Services Department lanning Division 51 9.741.2839 519.741.2624 TY. 1- 866 -969 -9994 iichelle.wade Pkitchener.ca rom: Michelle Wade ant: Tuesday, October 13, 2009 10:10 AM D: 'Leo Ferreira'; info @breadandrosescoop.org c: melodymts @hotmaii.com; John Kirkpatrick object: RE: Bread & Roses Window Approval Im lank you for providing the documentation via CD. I have had an opportunity to review the Heritage Permit Application IPA) dated September 2009 and the sample window. Based on my review of the HPA dated September 2009 and sample indow I have a few questions. Page 5 of the HPA dated September 2009 indicates that the proposed window system will include "custom made vinyl -ickmould trim and accessories." Please provide the drawings for the trim and accessories. Appendix B of the HPA dated September 2009 provides the shop drawings for some of the proposed windows. The designating ( -law applies to all elevations of the 1879 and c. 1893 buildings; however, the shop drawings do not contain drawings for all indows. It appears that the drawings are missing for W15, W16, W17, W18, W19, W20, W21, W22, W23, and W24 as originally entified in Appendix B of the HPA dated May 2008. Please provide the shop drawings for all of the proposed windows that are cated on the elevations of the 1879 and c. 1893 buildings. It appears that the shop drawings provided in Appendix B of the HPA dated September 2009 do not match the dimensions as ,iginally noted in Appendix B (Drawing 8, 9, and 10) of the HPA dated May 2008. Please explain the difference. Please confirm hich drawings replicate the existing wood windows. It appears that the shop drawings provided in Appendix B of the HPA dated September 2009 confirm that the majority of e windows will function as hung windows. It appears that the small arrow pointing up towards a hatched square confirms that the indow will function as a hung window. For the most part, the location of the arrow and square appear to be consistent with the vision between the upper and lower sash; however, in some instances (e.g. A01 - W1) the location of the arrow and square is at e muntin on the lower sash. Please confirm that those windows that will function as hung windows will operate between the ashes not at the muntins. The sample window demonstrates an exterior green colour, which appears to be different from the existing paint sample and the "oposed paint sample as provided on Page 9 of the HPA dated May 2008. Please confirm if the proposed exterior colour will he HPA is tentatively scheduled for the Tuesday, November 2, 2009 Heritage Kitchener Committee meeting. Ideally, in order to )nfirm the HPA on the agenda for the November meeting I will require a response to the above noted questions by this Friday October 16). 1 will begin to prepare my report with recommendations this week; however, I must have a final report with commendations by next Tuesday. Ideally, the final report will address the questions noted above. lease don't hesitate to contact me with any questions. ind Regards, lichelle lichelle Wade, BES leritage Planner [0/19/2009 2-36 welopment and Technical Services Department anning Division 519.741.2839 519.741.2624 Y.1 -866- 969 -9994 chelle.waden kitchener.ca om: Leo Ferreira [mailto:LFerreira @kcl.ca] nt: Monday, October 05, 2009 11:27 AM is Michelle Wade; info @breadandrosescoop.org :: melodymts @hotmail.com; Leon Bensason; John Kirkpatrick abject: RE: Bread & Roses Window Approval :Ilo Michelle, st wanted to follow -up. elivered the most recent application and backup documentation via CD last week, as per your request. I understand that you ve visited B &R to view the mock -up window. Did you have any inquiries thus far? Also, kindly confirm whether our application I be put on November's agenda. could you have any questions, please do not hesitate to contact our office. ank you, o Ferreira, B.App.Sc. T, Building Science Division einfeldt Consultants Limited 00 Meadowpine Blvd., Suite 102, ississauga, ON L5N 6S2 1: 905.542.1600 ext. 21.5 x: 905.542.2729 ,11 -free: 877.493.1600 nail: lferreira@kcl.ca ebsite: www.kcl.ca -om: Leo Ferreira ant: September 22, 2009 3:56 PM 'Michelle.Wade @kitchener.ca'; info @breadandrosescoop.org melodymts @hotmail.com; Leon.Bensason @kitchener.ca; John Kirkpatrick abject: RE: Bread & Roses Window Approval �Ilo Michelle, ease accept this as confirmation that a full =sized mock -up °window has been- produced by the --present - manufacturer and is -- failable for review (currently stored at B &R). could you have any questions, please do not hesitate to contact our office. lank you, eo Ferreira, B.App.Sc. ! T, Building Science Division leinfeldt Consultants Limited 300 Meadowpine Blvd., Suite 102, [ississauga, ON L5N 6S2 el: 905.542.1.600 ext. 215 ax: 905.542.2729 o ll -free: 877.493.1600 0/19/2009 2-37 mail: lferreira @kcl.ca lebsite: www.kcl.ca rom: Michelle.Wade @kitchener.ca [ mailto :Michelle.Wade @kitchener.ca] ent: September 22, 2009 3:48 PM ®: info @breadandrosescoop.org c: Leo Ferreira; melodymts @hotmail.com; Leon.Bensason @kitchener.ca abject: RE: Bread & Roses Window Approval Sabine, understand your concerns; however, staff request the same level of supporting information as was provided with your first )plication. In this regard, staff request that a sample window be prepared by the present window manufacturer. As you are aware, ndows are extremely critical to the cultural heritage value and interest associated with the Bread and Roses building. As a result, afl do not feel comfortable supporting the application to replace the existing replica wood windows without the opportunity to view a sample window. At the same time, please understand that we have internal deadlines. The internal deadline for final ports for the October meeting is today as the agenda package will be mailed to the Committee members this week. Subject to submission of a sample window, the application may be considered at the November 3rd meeting. In this regard, please note at the deadline for the November 3rd meeting is Friday, October 2, 2009. Should staff support the application and Heritage tchener have no concerns than your application may be approved at the November 3rd meeting and may not require formal ,proval by Council. sgards, chelle chelle Wade, BES �ritage Planner .velopment and Technical Services Department inning Division b 19.741.2839 519.741.2624 Y. 1- 866 -969 -9994 chelle.wade )kitchener.ca om: Bread and Roses [mailto :info @breadandrosescoop.org] mt: Monday, September 21, 2009 9:17 AM is Michelle Wade ;: LFerreira @kcl.ca; Melody Alderwick ibject: Re: Bread & Roses Window Approval . Michelle: tanks for the update on the heritage window application. I wonder if there is any way that we can be put on the enda for October 6. This is the second time that the co -op has made an application for the heritage windows, and the .ly thing that has changed from the application of June 2008 is that the co -op is using a different window mufacturen--Helaying-the appl cation -to N- ov-ernber's- meeting may also delay- the - installation of the windows-until-the gyring of 2010, if the co -op's application is approved. If the project is approved at the October meeting, there is a ,ssibility that the windows could be installed in late October -early November. :now that we missed the deadline to be on the agenda. However; there is very really little difference between this plication and our previous one. Let me know if an exception can be made in our case. .bine Behnk, Co- ordinator om: Michelle.Wade @kitchener.ca mt: Friday, September 18, 2009 3:11 PM r LFerreiraa kcl_ca ; Leon. Bensason(& kitchener.ca info@breadandrosescoop.org ; jkirkpatrick @kcl.ca )/19/2009 2-38 object: RE: Bread & Roses Window Approval �o )m in receipt of the Heritage Permit Application for the proposed maintenance and renovation work at 307 Queen Street South. pon my review of the application i will confirm if it is complete. I will not be able to schedule consideration of the application for e October Heritage Kitchener Committee meeting as I do not have sufficient time to review and prepare a report with commendations prior to the internal deadline. As a result, the application will be scheduled for the Tuesday, November 3, 2009 aritage Kitchener Committee meeting at 4:00 p.m, in the Conestoga Room at City Hall. sgards, ichelle ichelle Wade, BES �ritage Planner Dvelopment and Technical Services Department anning Division 519.741.2839 519.741.2624 -Y. 1 -866- 969 -9994 chelle.wade a kitchener_ca om: Leo Ferreira [mailto:LFerreira @kci.ca] ,nt: Wednesday, September 16, 2009 1:00 PM ►: Michelle Wade; Leon Bensason :: Bread and Roses; John Kirkpatrick abject: RE: Bread & Roses Window Approval )Ilo Michelle /Leon ie new application was delivered to your office this morning — kindly confirm receipt. Kindly review and comment at your nvenience. lould you have any questions, please do not hesitate to contact our office. lank you, !o Ferreira, B.App.Sc. . T., Building Science Division einfeldt Consultants Limited 00 Meadowpine Blvd., Suite 102, ississauga, ON L5N 6S2 .1: 905.542.1600 ext. 215 ill -free: 877.493.1600 nail: lferreira@kcl.ca ebsite: www.kcl.ca ,om: Leo Ferreira ;nt: September 14'2009 3:09 PM 'Michelle.Wade @kitchener.ca'; Leon. Bensason@ kitchener.ca 'Bread and Roses'; John Kirkpatrick abject: RE: Bread & Roses Window Approval BIlo Michelle /Leon, 7is is to confirm that, on behalf of B &R, we will be submitting the new application later this week — all back -up material including )proved shop drawings have been submitted to KCL. If time permits, we would very much appreciate being added to the October lenda. 2-39 0/19/2009 hould you have any questions, please do not hesitate to contact our office, hank you, eo Ferreira, B.App.Sc. i.T., Building Science Division leinfeldt Consultants Limited 100 Meadowpine Blvd., Suite 102, :ississauga, ON UN 6S2 -1: 905.542.1600 ext. 215 lx: 905.542.2729 )11 -free: 877.493.1600 nail:lferreira @kcl.ca 'ebsite: www.kcl.ca •om: Michelle.Wade @kitchener.ca [ mailto :Michelle.Wade @kitchener.ca] ant: September 8, 2009 1:23 PM Leo Ferreira; Leon. Bensason@ kitchener.ca; info @breadandrosescoop.org John Kirkpatrick; Leon.Bensason @kitchener.ca abject: RE: Bread & Roses Window Approval m' ie Heritage Permit Application deadline is the first Friday of each month for the following months Heritage Kitchener Committee eeting. As a result, the next deadline is Friday, October 2, 2009 for the Tuesday, November 3, 2009 Heritage Kitchener :)mmittee meeting. agards, ichelle ichelle Wade, BES aritage Planner avelopment and Technical Services Department anning Division 519.741.2839 519.741.2624 ry. 1- 866 - 969 -9994 ichelle.wade( - itchener.ca •om: Leo Ferreira [mailto:LFerreira @kcl.ca] ant: Tuesday, September 08, 2009 11:43 AM :): Michelle Wade; Leon Bensason; info @breadandrosescoop.org ubject: RE: Bread & Roses Window Approval ello Michelle /Leon, s we were unable to meet the deadline for the September meeting, kindly confirm the deadline for the October meeting. hould you have any questions, please do not hesitate to contact our office. hank you, co Ferreira, B.App.Sc. LT., Building Science Division :leinfeldt Consultants Limited 400 Meadowpine Blvd., Suite 102, 2-40 .0/19/2009 lississauga, ON L5N 6S2 'el: 905.542.1600 ext. 215 ax: 905.542.2729 o l l -free: 877.493.1600 mail: 1 ferreira @kcl. ca /ebsite: www.kcl.ca rom: Michelle.Wade @kitchener.ca [mailto: Michel le.Wade@ kitchener.ca] ent: July 15, 2009 2:46 PM o: Leo Ferreira; Leon.Bensason @kitchener.ca; info @breadandrosescoop.org c: John Kirkpatrick ubject: RE: Bread & Roses Window Approval i Leo, ie Heritage Permit Application submission guideline for the September 1st Heritage Kitchener meeting is Friday, August 7, 2009, lease don't hesitate to contact myself if you have any further questions. egards, ichelle ichelle Wade, BES eritage Planner avelopment and Technical Services Department anning Division 519.741.2839 519.741.2624 IY. 1- 866 - 969 -9994 ichelle.wade a kitchener ca ,om: Leo Ferreira [mailto: LFerreira @kcl.ca] ant: Wednesday, July 15, 2009 2:31 PM Leon Bensason; info @breadandrosescoop.org Michelle Wade; John Kirkpatrick abject: RE: Bread & Roses Window Approval allo Leon /Michelle agarding our permit application, I would like to confirm the submission deadline for the new application if we are to be considered r the September meeting. could you have any questions, please do not hesitate to contact our office. -o Ferreira, B.App.Sc. '.T., Building Science Division leinfeldt Consultants Limited 100 Meadowpine Blvd., Suite 102, :ississauga, ON L5N 6S2 ;1: 905.542.1600 ext. 215 Ix: 905.542.2729 )11 -free: 877.493.1600 -nail: lferreira@kcl. ca 'ebsite: www.kcl.ca rom: Leo Ferreira ent: May 27, 2009 1:39 PM 2-41 0/19/2009 ® 'Leon,Bensason @kitchener.ca; info @breadandrosescoop.org c: Michelle.Wade @kitchener.ca; John Kirkpatrick ubject: RE: Bread & Roses Window Approval ello Leon, le can confirm that shop drawings are being produced by said alternative manufacturer however we will not have the requested formation by the deadline for this June meeting. We appreciate your efforts and as always will keep you posted of any welopments. could you have any questions, please do not hesitate to contact our office. lank you, ,o Ferreira, B.App.Se. .T., Building Science Division '.einfeldt Consultants Limited 00 Meadowpine Blvd., Suite 102, ississauga, ON L5N 6S2 1: 905.542.1600 ext. 215 x: 905.542.2729 11-free: 877.493.1600 ail: lferreira@kcl. ca ,bsite: www.kcl.ca om: Leon.Bensason @kitchener.ca [mailto: Leon. Bensason@kitchener.ca] mt: May 26, 2009 11:40 AM is Leo Ferreira; info @breadandrosescoop.org Michelle.Wade @kitchener.ca; John Kirkpatrick abject: RE: Bread & Roses Window Approval �Ilo Leo, e resolution of Council which provided conditional consent to Heritage Permit Application 2007 -IV -009; made specific reference the vinyl windows manufactured by Merit Windows. It further required that the shop drawings be reviewed by staff to ensure )se drawings comply with the window design specifications prepared by KCL dated May 2008. If the owner is proceeding with other manufacturer other than Merit, staff will need to confirm that the window specifications are indeed the same and report ck to Committee and Council. Because the resolution references a specific manufacturer (Merit) any change needs to go back to mmittee and Council e last meeting of Heritage Kitchener before the Summer recess is on June 2nd (next Tuesday). The Committee does not meet ain until September. As this is a Part IV designated property, Council must consult with its municipal heritage committee. How along are you at being able to confirm that the window specifications of this new manufacturer are the same as that of Merit. e only option I can suggest (if getting approval before September is critical), is for you to provide documentation to staff prior to 9e 2nd, providing evidence that the windows of this new manufacturer match the specifications of the previously approved Merit idow. We would expect KCL or a rep from B &R to be present at the Heritage Kitchener meeting on June 2nd to circulate this armation to the Committee (15 copies) and to speak to this item. Staff would suggest that any approval be made conditional on iff confirming that the window specs from this new manufacturer comply with those previously approved, and will require shop iwings as-was -the- case -its- consenting -tothe -Merit - Windows -system. If you -Gan provide this information-and-documentation-in--- �ctronic form by this Thursday, we can try to e -mail it to the Committee members in advance of the meeting next Tuesday. this is the last meeting of the Heritage Committee before Summer, the agenda is quite full. We would appreciate confirmation ap if you intend to proceed in this regard, or whether you will seek consideration in September. on R. Bensason, MCIP, RPP, CAHP erim Manager of Long Range & Policy Planning velopment & Technical Services Department ). Box 1118 0 King Street West chener, Ontario 2-42 )/19/2009 anada, NUG 4G7 (519) 741 -2306 (519) 741 -2624 FY: (519) 741-2385 on.bensason @kitchener.ca ,om: Leo Ferreira [mailto:LFerreira @ kcl.ca] !nt: Monday, May 11, 2009 12:51 PM Leon Bensason; info @breadandrosescoop.org Michelle Wade; John Kirkpatrick abject: RE: Bread & Roses Window Approval :Ilo Leon, e appreciate your comments /suggestions. Developments over this past week have led to the decision to source an alternative anufacturer. For clarification, we do not intend to deviate from the original specifications but rather simply swap one (defaulting) anufacturer for another. One question that comes to mind is whether it would be acceptable to bypass the heritage council aeting as part of the approval process? lr your information, our contractor has already sourced a willing manufacturer. lould you have any questions, please do not hesitate to contact our office. lank you, !o Ferreira, B.App.Sc. T., Building Science Division einfeldt Consultants Limited 00 Meadowpine Blvd., Suite 102, ississauga, ON L5N 6S2 :1: 905.542.1600 ext. 215 x: 905.542.2729 11 -free: 877.493.1600 nail.: lferreira@kcl. ca ebsite: www.kcl.ca -om: Leon. Bensason@ kitchener.ca [mailto: Leon. Bensason@kitchener.ca] !nt: May 11, 2009 10:04 AM Leo Ferreira; info @breadandrosescoop.org Michelle.Wade @kitchener.ca; John Kirkpatrick abject: RE: Bread & Roses Window Approval �Ilo Leo, its is unfortunate news. )proval to proceed with the window replacement program was based on the Merit window specifications. iy deviation from those specifications will likely trigger another Heritage Permit Application. ie City's interest in maintaining the integrity of the heritage attributes of this property, has been well referenced in previous >rrespondence. you are aware, the Merit window, while a vinyl window, was ultimately deemed acceptable because it adequately matched the :sign and profile of the existing windows. vould suggest the work previously undertaken by KCL in documenting the existing windows should be used in examining able alternatives. ity staff can make inquiries with our colleagues in other jurisdictions regarding replacement window manufacturers, and forward lch information to you. f course, City staff are prepared to meet and discuss options and alternatives brought forward by KCL or B &R, ion eon R. Bensason, MCIP, RPP, CAHP oordinator, Cultural Heritage Planning 0/19/2009 2 -43 evelopment & Technical Services Department .O. Box 1118 DO King Street West itchener, Ontario anada, N2G 4G7 (519) 741 -2306 (519) 741 -2624 TY: (519) 741 -2385 on. bensason@kitchener.ca rom: Leo Ferreira [mailto:LFerreira @kcl.ca] ant: Monday, May 04, 2009 2:36 PM :): Leon Bensason; info @breadandrosescoop.org c: Michelle Wade; John Kirkpatrick abject: RE: Bread & Roses Window Approval ello Leon, ease accept this email as an update of the window project at 307 Queen South requiring input from your office. 'e are experiencing some complications with the approved window supplier and installer (Merit) as we have recently learned that ey have reneged on the warranty requirement specified by B &R and are only offering a one year warranty for this project. This oposed warranty period has been deemed unacceptable by B &R stakeholders and we are now contemplating pursuing other fenues, namely seeking a manufacturer who will honour the requirements of the specification. ndly provide corn ment/sug g estion at your earliest convenience. ease note: KCL is presently the sole authorized agent for B &R, kindly do not disclose information regarding these matters to squiring third parties ie Brook, Merit etc. could you have any questions, please do not hesitate to contact our office. lank you, -o Ferreira, B.App.Sc. .T., Building Science Division leinfeldt Consultants Limited 00 Meadowpine Blvd,, Suite 102, ississauga, ON L5N 6S2 J: 905.542.1600 ext. 215 .x: 905.542.2729 )11 -free: 877.493.1600 nail: lferre ira @kcl. c a ebsite: www.kel.ca - - - - -- !nt: March 16, 2009 9:42 AM 'Leon. Bensason @ kitchener.ca'; info @breadandrosescoop.org Michelle.Wade @kitchener.ca; John Kirkpatrick; 'Alex McMullen' abject: RE: Bread & Roses Window Approval lank you Leon. I will keep you informed as to when the replacement work commences. could you have any questions, please do not hesitate to contact our office. lank you, zo Ferreira, B.App.Sc. '.T., Building Science Division leinfeldt Consultants Limited 2-44 0/19/2009 WO Meadowpine Blvd., Suite 102, lississauga, ON UN 6S2 el: 905.542.1600 ext. 215 ax: 905.542.2729 oll -free: 877.493.1600 mail: Fferreira@kcl.ca lebsite: www.kcl.ca rom: Leon.Bensason @kitchener.ca [ mailto : Leon. Bensason @kitchener.ca] ent: March 13, 2009 6:30 PM D: info @breadandrosescoop.org; Leo Ferreira c: Michelle.Wade @kitchener.ca ubject: Bread & Roses Window Approval ardcopy is in the mail. ,Bread & Roses Window Approval.pdf>> son ;on R. Bensason, MCIP, RPP, CAHP Dordinator, Cultural Heritage Planning Bvelopment & Technical Services Department O. Box 1118 )0 King Street West tchener, Ontario anada, N2G 4G7 .(519) 741 -2306 (519) 741 -2624 FY: (519) 741 -2385 on. bensason @kitchener.ca 2 -45 0/19/2009