City of Kingston Information Report to Municipal Heritage Committee Report Number MHC
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1 To: From: Resource Staff: Date of Meeting: November 2, 2015 Subject: Executive Summary: City of Kingston Information Report to Municipal Heritage Committee Report Number MHC Chair and Members of Municipal Heritage Committee Lanie Hurdle, Commissioner, Community Services Paige Agnew, Director, Planning, Building & Licensing Services Application for Heritage Permit under the Ontario Heritage Act 218 Green Bay Road File Number P At the October 5, 2015 meeting of the Municipal Heritage Committee, a recommendation regarding heritage permit application File Number P was deferred and a peer review was requested of the structural engineering reports prepared in support of the proposed demolition of the existing structure. The City retained Ian Fuller, P.Eng. of JP2G Consultants Inc. to fulfill the MHC s peer review request. A site visit was held on October 19, 2015 and a roundtable discussion was held at City offices with Mr. Fuller and Mr. Pelow, the applicant s structural engineer, and André Scheinman, the City s heritage preservation consultant. Following the site visit and roundtable discussion, Mr. Fuller provided a peer review report to City staff which is included as Exhibit A. Mr. Fuller s report concludes that the condition of the brick walls does not appear to be abnormal for a late 19 th century structure; however, the original foundation walls are in need of a significant repair. Although there is a technical solution that could be advanced to undertake the required repair, the unforeseen cost associated with this repair would be approximately $200,000 - $250,000, in his professional opinion. The report also acknowledges that there is an element of risk when underpinning reinforced masonry structures. Recommendation: This report is for information purposes only. 21
2 Information Report to Municipal Heritage Committee Report Number MHC November 2, 2015 Page 2 of 4 Authorizing Signatures: Lanie Hurdle, Commissioner, Community Services Gerard Hunt, Chief Administrative Officer Consultation with the following Members of the Corporate Management Team: Cynthia Beach, Corporate & Strategic Initiatives Denis Leger, Transportation, Facilities & Emergency Services Jim Keech, President and CEO, Utilities Kingston Desiree Kennedy, Chief Financial Officer & City Treasurer Not required Not required Not required Not required 22
3 Information Report to Municipal Heritage Committee Report Number MHC November 2, 2015 Page 3 of 4 Options/Discussion: Proposal/Background At the October 5, 2015 meeting of the Municipal Heritage Committee, a recommendation regarding heritage permit application File Number P was deferred and a peer review was requested of the structural engineering reports prepared in support of the proposed demolition of the existing structure. The City retained Ian Fuller, P.Eng. of JP2G Consultants Inc. to fulfill the MHC s peer review request. A site visit was held on October 19, 2015 where Mr. Fuller, André Scheinman, the applicant s structural engineer (John Pelow, P.Eng), Todd Hataley (property owner), the applicant s builder (Bill Maas), and City staff (Stacey Forfar, Manager of Development Approvals and Amy Didrikson, Planner - Heritage) were in attendance and reviewed site conditions. Mr. Fuller and Mr. Pelow returned with City staff and Mr. Scheinman to City offices to discuss the technical issues identified in the previous reports and the costing. Following the site visit and roundtable discussion, Mr. Fuller provided a peer review report to City staff which is included as Exhibit A. Mr. Fuller s report concludes that the condition of the brick walls does not appear to be abnormal for a late 19 th century structure; however, the original foundation walls are in need of a significant repair. Although there is a technical solution that could be advanced to undertake the required repair, the unforeseen cost associated with this repair would be approximately $200,000 - $250,000, in his professional opinion. The report also acknowledges that there is an element of risk when underpinning reinforced masonry structures. Conclusion The report included as Exhibit A is intended to address a motion of the Municipal Heritage Committee at their October 5 th meeting, and to assist in the review of heritage permit application File Number P Existing Policy/By-Law: Ontario Heritage Act, R.S.O. 1990, C. O.18. (Province of Ontario) By-Law Number Procedural By-Law for Heritage By-Law Number (OHA designation by-law for the Barriefield Heritage Conservation District) Notice Provisions: Not applicable Accessibility Considerations: Not applicable 23
4 Information Report to Municipal Heritage Committee Report Number MHC November 2, 2015 Page 4 of 4 Financial Considerations: Not applicable Contacts: Paige Agnew, Director, Planning, Building & Licensing Services extension 3252 Stacey Forfar, Manager, Development Approvals extension 3253 Amy Didrikson, Heritage Planner, Development Approvals extension 3288 Other City of Kingston Staff Consulted: Not applicable Exhibits Attached: Exhibit A Structural Peer Review, 24
5 Exhibit A Jp2g Consultants Inc. ENGINEERS PLANNERS PROJECT MANAGERS 1150 Morrison Drive, Suite 410, Ottawa, ON K2H 8S9 T , F , Via Heritage Development Approvals Planning, Building and Licensing Services City of Kingston 1211 John Counter Blvd., Kingston, ON K7K 6C7 sforfar@cityofkingston.ca Attention Stacey Forfar Re Independent Opinion Structural Peer Review 218 Green Bay Road Kingston, ON 1. Introduction 1.1. Authorization This report was prepared by Jp2g Consultants Inc. (Jp2g) at the request of City of Kingston in accordance with our proposal dated October 15, Mandate The subject of the current assignment is an existing late 19th century home located at 218 Green Bay Road that is exhibiting some structural distress. The purpose of our assignment is to offer an independent opinion as to the condition of the existing structure as there are differing opinions on the cost and effort required to remediate the structural issues. The engineer retained by the owner is suggesting that it is a very costly exercise which is precipitating the owners request to demolish the building. However, the heritage consultant is indicating that the effort required would be less than anticipated by the engineer Relevant Document Review The following reports were provided by the City of Kingston for our review: Date Organization Description 1 June 16, 2015 rev June 23, 2015 CaraCo Development Corporation Summary of potential solutions for foundation repair/rehabilitation with costing associated with one of the options 2 June 24, 2015 Pelow Engineering Structural condition review summary with opinions of effort required to rehabilitate the structure integrity 3 July 14, 2015 Andre Scheinman Condition review with opinion of effort required to rehabilitate the structure 4 July 27, 2015 Pelow Engineering Response Andre Scheinman s report 1.4. Scope of Work The scope of our effort was limited to: visiting the site to review the existing condition; facilitating a round table discussion addressing the technical issues in the respective reports; and reviewing the costing. 25 Page 1 of 5
6 Exhibit A 1.5. Limitations Jp2g Consultants Inc. is the Consultant referenced throughout this document. Our review is limited to an independent opinion to be used to inform the decision making process of the City of Kingston only. Our opinions do not relieve the professional responsibilities of others involved in the project. Jp2g has not assessed the stability of the existing structure under the current state of demolition and excavation and does not accept responsibility for any distress, damage or collapse that may occur as a result of temporary instability. Any user accepts that decisions made or actions taken based upon interpretation of our work are the responsibility of only the parties directly involved in the decisions or actions. No party other than our Client shall rely on the Consultant s work without the express written consent of the Consultant, and then only to the extent of the specific terms in that consent. Any use which a third party makes of this work, or any reliance on or decisions made based on it, are the responsibility of such third parties. Any third party user of this report specifically denies any right to any claims, whether in contract, tort and/or any other cause of action in law, against the Consultant (including Sub-Consultants, their officers, agents and employees).the work reflects the Consultant s best judgement in light of the information reviewed by them at the time of preparation. It is not a certification of compliance with past or present regulations. Unless otherwise agreed in writing by the Consultant, it shall not be used to express or imply warranty as to the fitness of the property for a particular purpose. No portion of this report may be used as a separate entity; it is written to be read in its entirety. Only the specific information identified has been reviewed. No physical or destructive testing and no design calculations have been performed unless specifically recorded. Conditions existing but not recorded were not apparent given the level of study undertaken. Only conditions actually seen during examination of representative samples can be said to have been appraised and comments on the balance of the conditions are assumptions based upon extrapolation. Therefore, this work does not eliminate uncertainty regarding the potential for existing or future costs, hazards or losses in connection with a property. We can perform further investigation on items of concern if so required. The Consultant is not responsible for, or obligated to identify, mistakes or insufficiencies in the information obtained from the various sources, or to verify the accuracy of the information. No statements by the Consultant are given as or shall be interpreted as opinions for legal, environmental or health findings. The Consultant is not investigating or providing advice about pollutants, contaminants or hazardous materials. The Client and other users of this report expressly deny any right to any claim against the Consultant, including claims arising from personal injury related to pollutants, contaminants or hazardous materials, including but not limited to asbestos, mould, mildew or other fungus. Applicable codes and design standards have undergone revision since the subject property was designed and constructed. As an example, design loads (such as those for temperature, snow, wind, rain, seismic etc) and the specific methods of calculating the capacity of the systems to resist these loads may have changed significantly. Unless specifically included in our scope, no calculations or evaluations have been completed to verify compliance with current building codes and design standards. Budget figures are our opinion of a probable current dollar value of the work and are provided for approximate budget purposes only. Accurate figures can only be obtained by establishing a scope of work and receiving quotes from suitable contractors. 26 Page 2 of 5
7 Exhibit A 2. Site Review Our office visited the site on October 19, 2015 for a cursory review of the property, in advance of the round table discussion, to help inform the discussions as well as our opinion. At the time of our visit, the interior finishes and portions of the ground and second floor structures had been removed. Excavations adjacent to a portion of the foundation wall on the exterior and interior have occurred. The house is described as a two story load bearing brick walled structure founded on a stone foundation. The excavations have revealed a shallow founding depth of approx. 2-0 with slightly deeper foundations adjacent the existing cistern. For the purpose of this report, portions of the house will be referenced as front and rear. Where front shall denote the front façade with the two flanking walls and rear shall denote that portion near the rear porch and masonry cistern. In our opinion, the condition of the interior and exterior brick walls of the front of the building were found to be in fair condition typical to that anticipated for a brick structure of this vintage. There are some areas of deterioration/cracking requiring restoration and some of the original embedded horizontal wood elements have rotted and are in need of restoration. The level of necessary repair observed is consistent with that which we believe would be anticipated for a structure of this vintage. Photo 1: Front Façade Photo 2: Interior Condition of Exterior Wall The brick walls at the rear of the building have undergone some significant distress in the past with cracking (previously repaired) beginning to re-activate. Excavation near the rear of the building where the cracking has re-activated has revealed significant distress in the foundation wall. Photo 3: Existing Crack Re-Activated Photo 4: Foundation Distress and Damaged Brick 27 Page 3 of 5
8 Exhibit A 3. Round Table Discussion Following our site visit, a round table discussion was had to discuss the issues identified in the reports. Those in attendance included: John Pelow Pelow Engineering Andre Schienman Heritage Consultant Stacey Forfar City of Kingston Amy Didrikson City of Kingston Ian Fuller Jp2g Consultants Inc. The basis of the discussion focused around the original Pelow report. In order of the issues identified in Pelow report, the discussion is generally summarized as follows: 1. It was agreed that it is not unusual for heritage masonry structures to not meet the standards of new construction with respect to straightness, square and level but is not specifically cause for concern. Furthermore it was agreed that stability issues with the exterior wall could be addressed by appropriate detailing of the new interior wall structure which is being installed for insulation purposes. Mr. Pelow confirmed that the context of his comment that the majority of the brick cannot be reused was made when considering deconstructing and rebuilding the building as opposed renovation and maintaining the existing building. 2. It was agreed that a significant foundation intervention/ repair/rehabilitation was required to extend the longevity of the structure. Differing opinions were expressed regarding maintaining the existing and insulating to provide appropriate frost cover versus underpinning to extend the bearing depth below frost. Mr. Pelow advocated an underpinning strategy with a new foundation to achieve frost depth and was not comfortable with the notion of maintaining/improving the existing performance level of the original foundation as would be allowed under Part 11 of the Ontario Building Code provide that the authority having jurisdiction approved such an approach. Particular concern was that only a small portion of the original foundation had been uncovered and therefore other unforeseen conditions may be uncovered. 3. All agreed that the moisture infiltration would have exacerbated the foundation deterioration. 4. All agreed that movement at the footing level was contributing the cracking in the brick and that the rotten horizontal wood elements within the brick will need to repaired. It was generally agreed that the rear portion of the structure had undergone sufficient distress to warrant demolition. 5. It was agreed that the extensive foundation repair would be to maintain the integrity of the building and Mr. Pelow expressed that foundation work on this building would present a risk of structural damage during construction. An engineered temporary structure within the building would be required to mitigate risks during the foundation underpinning and such a structure would not eliminate all risk. A review of the CaraCo costing revealed that extensive brick work and restoration cost were included in the tabulated cost of $471, It was agreed that the unforeseen encountered in this project was the condition of the foundation once uncovered. Using the CaraCo costing it appears that costs attributed solely to the foundation repair would be in the order of $225,000 to $250,000, which would include some additional temporary structure as well as brick repairs that may be required as a result of damage that could occur during the underpinning procedure. 28 Page 4 of 5
9 Exhibit A 4. Conclusion It is our opinion that regardless of the differing views with respect to the exact methodology for the repair and restoration of the foundation walls (ie. Insulate or underpin) that the original foundation walls is in need of a significant repair/remediation. A technical solution could be engineered to implement such a repair and would involve some form of underpinning. An order of magnitude cost of $200,000-$250,000 should be considered as a probable order of magnitude to affect these repairs. It should be noted that underpinning unreinforced masonry structures creates a situation where there is an element of risk while implementing the work. It is our opinion that the brick walls were generally visible from the exterior and that the removal of the interior finishes did not expose any conditions that would be considered abnormal. Therefore, in our opinion, the costs attributed to the brick work are not an unforeseen condition. Trusting this is satisfactory. Yours truly, Ian Fuller, M.Eng., P.Eng. 29 Page 5 of 5
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