Hughes Downey Architects Tel.: Rideau Street. Kingston, ON K7K 3A4 Fax:

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1 Hughes Downey Architects Tel.: Rideau Street. Kingston, ON K7K 3A4 Fax: TRANSMITTAL Date: May 18, 2016 To: Ryan Leary Heritage Planner Fax: Company: City of Kingston Pages: From: Bruce Downey Re: 85 King response to comments from site visit May 11, 2016 CC: Steven Sorensen COMMENTS: Ryan, I have created a table to show the comment and my corresponding response. I am pleased to be present at the June 1, 2016 meeting of the heritage Committee for comment, questions and clarification if needed. Thank you for this opportunity. To Ryan from Committee, Response to Comments May 17,2016 To endorse and encourage the scope and nature of this work wholeheartedly I commend the property owner, the designers and tradesmen involved, for taking on this tremendous endeavour to restore a noble site to a venerable and economically viable possession. It is also wonderful to see another great carriage house revitalized to an appropriate accommodation. My comments on the proposed work as summarized in the documents provide and upon site review, are as follows: To endorse and encourage the scope and nature of this work wholeheartedly To endorse the proposed work to restore, and repair as necessary, the woodwork adorning the mansion as planned To endorse the restoration and repair of the stonework, as it is presently being carried out and as it is proposed Pleased to hear the planned alterations are endorsed wholeheartedly. I am also excited by the enthusiasm with which this owner is taking on this project. The porches will be restored with minor modifications to address the fact the wood available today is nothing like the material used to construct the porches. Detail changes will involve adding stone bases to the porch Mikaela Hughes Architect Inc A Partnership of Corporations R. Bruce Downey Architect Inc. B. Arch., M.Phil., O.A.A, MRAIC B. Arch., O.A.A, MRAIC 356

2 Hughes Downey Architects Tel.: Rideau Street. Kingston, ON K7K 3A4 Fax: TRANSMITTAL I recommend the design for the restoration of the porches to include appropriate stone bases to protect the wood posts which sit on grade newel posts similar to those supporting the columns. At times I have also created a stone first step to get the woodwork off the ground. We may also introduce drainage holes through the bottom rail of the porch railings system to promote drainage and air movement. The appearance will not alter with this change. Garage Link I am pleased this garage remains supported by the Committee as it is an element the owner wanted and it reintroduces a building element that joins the main house to the garage as indicated on the insurance maps. I support the infill link garage, to relocate covered parking to this area, however, I m concerned for the Installation of load bearing steel beams set into the stone walls, as shown on plan. I am also concerned for the adjustments required to accommodate the design of the single storey garage: carriage house second floor window that becomes a door, with an added dormer for required height, to access the garage roof/ deck; consider the glazed door with muntins, the arched roof over same will be higher than shown to accommodate insulation and framing The beams supporting this garage roof will be supported by steel columns set just behind each side of the door opening. The cross steel members are supported by these two main beams oriented east west. The stone walls will have elements attached to then to ensure closure of the envelope but these are not the steel beams. Access door to the roof deck from the house is shown on the drawings as it will be required to offer access. The curved shape was employed to limit sharp angular lines, shed water to the side as oppose to over the doorway and employ a form used on the property and many buildings of this age. The door could have muntins and it would be helpful if that option was available. It is often considered appropriate that newer openings did not and in some cases should not employ architectural details but follow proportions evidenced in the historic structure. We have endeavored to do this. glazed shed roof attached to main house, covering the gap in garage decking, in order for both to provide light to the south facing windows impeded by the garage roof deck The windows on the south side of the house may have been introduced when the two storey structure was removed since they would have been indoors and presently they do not create a significant presence to the street view. The short roof planned over these windows is a solid roof with glazed wall panels which permit south light to continue to enter this side of the house, the form echoing, to a degree, the original two storey proportion without adding significant mass that was once there. This we felt allowed the carriage house to remain viewed as a complete structure. Mikaela Hughes Architect Inc A Partnership of Corporations R. Bruce Downey Architect Inc. B. Arch., M.Phil., O.A.A, MRAIC B. Arch., O.A.A, MRAIC 357

3 Hughes Downey Architects Tel.: Rideau Street. Kingston, ON K7K 3A4 Fax: TRANSMITTAL implied enclosure, of the current double garage door; to install/ provide glazing, wall and door in place without design or plan to illustrate same it is hard to know as such, no principal entry is shown to the new carriage house apartment; except through the new garage infilling all the blind windows on Simcoe St; I trust it appropriate to maintain one of the four in honour of their original design and a conversation piece this also necessitates the alteration of the roof to accommodate the now open window; is it possible to reiterate the blind component and install a blank behind the window top such as is found in the main house fenestration detail (blank window on east wall) a single operating sash; thus negating the roof change although the new fenestration on the west wall is not in public view, the scale, mass and proportion of these proposed openings is not consistent with that of the balance of the property and I encourage moderation In response to your request for additional comments, I offer this review. Respectfully, Sherman Hill An elevation infill was described on site and is included with the attached elevations. It is true the main entrance to the carriage house is through the garage as it is was in the past. The plan of entry may change to enter through the planned doors in the existing garage door but no effort is being made to create a residential entry in this scheme. Blind windows are employed on the main house and the carriage house, all on the non-principle façade. The blind windows on the house will remain. Blind windows and doors and other building elements meant to infer a use were often added to respond to the surroundings and to balance the design. In this case the blind windows, constructed after the adjacent house row along Simcoe, maintain a residential flavour to a service building constructed offering a pattern to an otherwise blank façade. The introduction of windows in these openings do remove this characteristic but retain the overall composition while responding to the change in use. If one unit was left it would disturb that balance. The alterations to the roof system to accommodate the one window is minor and invisible from the street. It is more important to the owner to have light into this living space at this end of the building where presently light is gained by short low units facing north. Larger openings to this new living space are on internal wall faces and those facing public view retain the historic sizing delineated in the stone work. Still, new openings have been designed into elemental parts consistent with this property. The windows grouped on the main house front façade are larger than those proposed for this building. This is a massive building and can absorb large elements due to its proportions. Great care has been taken to minimize the visual impact of the changes to this building while accommodating the new use and respecting the proportion, scale and fenestrations facing the street. R. Bruce Downey FRAIC. OAA Mikaela Hughes Architect Inc A Partnership of Corporations R. Bruce Downey Architect Inc. B. Arch., M.Phil., O.A.A, MRAIC B. Arch., O.A.A, MRAIC 358

4 NEW FRAMED INSULATED ROOF SET BACK DFROM EXISTING EAVE NEW EAVE SET BACK FROM EXISTING EXISTING EAVE LINE EXISTING CARRIAGE HOUSE DOORWAY TO BE FILLED IN WITH 4 PANEL OR 3 TWO PANEL DOORS. THE DOORS WILL BE WOOD OR WOOD METAL CLAD RAISE AND LOWER HEAD OF EXISTING WINDOW TO CREATE DOORWAY FOR FULL GLAZED WOOD DOOR OR WOOD METAL CLAD REPLACE 3 WINDOWS WITH NEW CASEMENTS WOOD OR WOOD METAL CLAD WOOD BRACKETS AND DETAILS AS FINISH METAL CRESTING CLEAR GLASS GUARD FLASHING ALONG WALL ROOF CONCEALING DOOR METAL ROLL-UP GARAGE DOOR OPENING WOODEN TRIM ON WOOD AND STEEL PROPOSED GARAGE CONCRETE DECK ON STEEL PAN ON STEEL BEAMS SET INTO MAIN STEEL BEAMS RUNNING EAST WEST ON EACH SIDE OF THE MAIN GARAGE DOOR, FIRE RATED DRYWALL, STRAPPING AND WOOD T &G FINISH STONE BASE PROPOSED NEW ROOFLINE EXISTING MEATAL ROOF REMOVED, DECK REPAIRED, RIGID INSULATION WITH 2 X 8 PT WOOD FRAMING MEMBERS, SHEATHING, STRAPPING AND NEW BATTEN OR STAND ING SEAM METAL ROOF ROOF OVER WINDOWS AND DOOR ON SOUTH ELEVATION OF MAIN HOUSE CARRIAGE HOUSE NORTH ELEVATION & GARAGE SECTION GLASS WALLS WITH 4 X 4 SUPPORT POSTS AND WOOD BEAM 85 KING ST. PROPOSED GARAGE AND CARRIAGE HOUSE ALTERATIONS TRANSOM LIGHT MAIN HOUSE EAST ELEVATION AND SECTION OF GARAGE & NORTH ELEVATION AND SECTION OF CARRIAGE HOUSE JA & RBD MAY CARRIAGE HOUSE PROPOSED GARAGE 359 GARAGE EAST ELEVATION & CARRIAGE HOUSE SECTION 1516 A-2 ¼ =1-0

5 ROOF OVER WINDOWS AND DOOR ON SOUTH ELEVATION OF MAIN HOUSE GLASS WALLS WITH 4 X 4 SUPPORT POSTS AND WOOD BEAM NEW OPENING REPLACING A SMALLER UNIT. THIS WILL HAVE A STONE HEAD AND SILL AND CUT STONE EDGES TO MATCH OTHER OPENINGS. THE WINDOWS WILL BE WOOD OR WOOD METAL CLAD CLEAR GLASS GUARD METAL CRESTING ROOF CONCEALING DOOR MAIN HOUSE METAL ROLL-UP GARAGE DOOR OPENING PROPOSED GARAGE WOODEN FREIZE BOARD WOOD BRACKETS TRANSOM LIGHT DOORS CONSTRUCTED SIMILAR TO EXISTING CARRIAGE HOUSE DOORS WITH UPPER GLAZING WOODEN TRIM ON WOOD AND STEEL STONE BASE CARRIAGE HOUSE WEST ELEVATION PROPOSED NEW ROOFLINE SHOWN DOTTED EXISTING FOUR BLIND WINDOW REVEALS RETAIN STONE RETURN AND REVEALED PORTION IS REPLACED WITH A VERTICAL SLIDER WINDOW TO FIT THE OPENING AND PATTERNED AFTER THE EXISTING WINODWS THIS SIZE. WINDOWS WILL BE WOOD WITH METAL CLADDING NEW OPENING ON WEST FACE TO ACCOMMODATE DIRECT ACCESS TO THE GARGDEN. THE WORK WILL INCLUDE A NEW STONE HEAD AND SILL AS WELL AS RETURN CUT STONE PIECES ALONG THE EDGE TO MATCH OTHER OPENINGS. THE WINDOW/DOOR UNIT WILL BE WOOD OR WOOD WITH METAL CLADDING 85 KING ST. PROPOSED GARAGE AND CARRIAGE HOUSE ALTERATIONS WEST ELEVATION AND EAST ELEVATION JA & RBD MAY ¼ = EAST ELEVATION 360 A-1

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9 SITE PLAN MAIN HOUSE PROPOSED GARAGE CARRIAGE HOUSE INSTALL FIRE GLASS IN STEEL FRAMES OF 1 ½ X 1 ½ METAL ANGLES BEHIND EXISITNG STORM WINDOWS IN ORDER TO CREATE REQIUIRED FIRE SEPARATION REMOVE STONE BELOW EXISITNG SILL CREATE A CUT STONE RETURN IN THE NEW OPENING RE-INSTALL STONE SILL AT LOWER LEVELINSTALL A SOLID WOOD DOOR TO SUIT ELEAVATOR REQUIREMENTS IN OPEING WITH PANEL ABOVE SIMILAR TO WHAT EXISTS ALL IN ONE PLANE AND PAINTED GREY 85 KING STREET - ALTERATION TO SOUTH WALL OF EXISITNG HOUSE TO ACCOMMODATE ELEVATOR ENTRANCE 364 AND ADD REQUIRED PROTECTION TO EXISITNG WINDOWS HUGHES DOWNEY ARCHITECTS