PB YONGE STREET QUEEN STREET WEST RICHMOND STREET. 2 QUEEN STREET WEST Toronto Preservation Board FORMERLY 184 YONGE 2 QUEEN

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1 PB YONGE STREET FORMERLY 184 YONGE 2 QUEEN QUEEN STREET WEST RICHMOND STREET

2 2 Queen Street West - P. Jamieson & Co, 1897 (Source: Toronto Public Library)

3 2 Queen Street West - current condition. (Source: ERA Architects, 2016 )

4 2 Queen Street West - proposed. (Source: Zeidler Partnership, 2017 )

5 South and East elevations 1986, City of Toronto Easement Photos #CT (Source: Toronto Archives )

6 2 Queen St W 184 Yonge St Unsympathetic repairs and deterioration from 1980s restoration work on 2 Queen Street West. (Source: ERA Architects, )

7 Ongoing deterioration and current repairs of 2 Queen Street West. (Source: ERA Architects, )

8 Interior investigations, showing condition of back up wal brick and 1980s strucutal bracing Modified window openings at 184 Yonge Street (Source: ERA Architects, )

9 Heritage Impact Assessment: 2 Queen Street West 1. Status Quo -Maintain cladding and stabilize the exposed heritage façade: 2. Repair In-Situ -Removing the existing cladding and stabilizing the entire heritage façade: Severely eroded brick > 10mm Moderately eroded brick < 10mm Environmental staining/ efflorescence Cracked/ broken brick units Spalled terra cotta Condition unknown Adjacent building, Yonge Street, included in designation 18 Issued April 9, Queen Street West - October 8, 2014 ERA Architects 3. Full Dismantle + Reconstruction -Dismantle and reconstruct the building with a mix of new and salvaged materials; Heritage Impact Assessment: 2 Queen Street West 4. Partial Retention + Reconstruction -Dismantle and reconstruct the building with new brick masonry and salvaged materials; 28 Issued April 9, 2013

10 1980 EXISTING CONSTRUCTION 1980s addition at zero lot line 1980s Cladding deteriorating Existing facade deteriorating 2016 LIGHT-TOUCH APPROACH ALTERATION: retain existing 1980s addition, reclad with distinguishing material to improve legibility of the street wall MAINTAIN: retain existing (not historic) floor levels RESTORE: remove existing cladding and restore historic building facade REHABILITATE: restore character of original storefront to accomodate contemporary retail 2016 PODIUM APPROACH ALTERATION: replace existing 1980s addition with improved step-backs, to maintain integrity of the street wall RESTORE: reinstate original floor levels to make appropriate window-to-floor interior condition RESTORE: remove existing cladding and restore historic building facade REHABILITATE: restore character of original storefront to accomodate contemporary retail 2016 CLASSICAL APPROACH ALTERATION: replace existing 1980s addition with classical reference: tower built above existing base at zero lot line RESTORE: reinstate original floor levels to make appropriate window-to-floor interior condition RESTORE: remove existing cladding and restore historic building facade REHABILITATE: restore character of original storefront to accomodate contemporary retail Zec Consulting Inc. Building Envelope Consultants Site Review Report # 1 Zec Consulting Inc. To: Mr. Stephen Sandhu From: Ms. Vera Zec Fax: Building Pages: Envelope 7 Consultants Date: October 20, 2016 Date of October 18, 2016 Review: Site Review Report # 3 Mr. Mario Tremblay Re: 2 Queen Street West CC: Mr. Paul Desroches Please note that this report is intended for the use of those persons to whom it is addressed. Also note that statements made in this report are based upon our visual examination of the project site during our site visit. For construction projects, Zec Consulting Inc. is not responsible for the actual construction of the work, responsibility for which shall remain with the Contractor. For site evaluations, Zec Consulting is herewith providing our professional opinion regarding specific existing conditions referred to in our report, based upon observations made during To: our site visit. Mr. Zec Stephen Consulting Sandhu Inc. cannot report on conditions which From: are not apparent Ms. Vera Zec during our site visit. As such, this report shall not be interpreted as a warranty or guarantee. Fax: Pages: Work Reviewed Date: November 2, 2016 Date of November 10 th and 14 th, 2016 ary 30, Assessment of the masonry walls at the South elevation. Review: Mr. Mario Tremblay 2.0 Deficiencies Re: 2 Queen Street West la Banelis CC: Mr. Paul Desroches Please note that this report is intended for er the Partnership use of those Architects persons to whom it is addressed. Also note that statements made in 2.1 See comments below. this report are based upon our visual examination of the project site during our site visit. For construction projects, Zec Consulting Inc. is not responsible for the actual construction Queen Street of the West, work, Suite responsibility 200 for which shall remain with the Contractor. For site evaluations, Zec Consulting is herewith 3.0 Comments nto providing ON our M5V professional 2X2 opinion regarding specific existing conditions referred to in our report, based upon observations made during our site visit. Zec Consulting Inc. cannot report on conditions which are not apparent during our site visit. As such, this report shall not be interpreted as a warranty or guarantee. 3.1 We reviewed the condition of the masonry elements including the metal and wood cornices. All members are in poor condition. The bricks Mr. have Banelis, lost a significant amount of the surface due to on-going 1.0 erosion Work Reviewed and the wood panels, trims and cornices are exhibiting signs of decay (Photograph No. 1.1). 2 Queen Street West, Toronto, ON RJC No. TOR Review of the on-going work. Brick Interior Wall Review Restoration and Addition 3.2 The parged terracotta surrounds and capitals located around the windows appear to be well secured with no 2.0 obvious Deficiencies signs of movement. The parging is cracked and spalled throughout (Photograph No. 1.2). Jones Christoffersen Ltd. (RJC) visited 2 Queen Street West in Toronto, Ontario on October 24, 2016 to 2.1 See comments below. w the brick interior wall. The intent of this review was to assess the condition of the interior brick wall 3.3 An advance paint delamination is evident at the wood advise window on potential frames remediation and all caulking approaches. is hard, brittle and has fully 3.0 deteriorated Comments (Photograph Nos. 1.3 and 1.4). BACKGROUND wide penetrations through 3.1 the The wall removal have been of the discovered loose masonry and numerous has been locations completed at the east end drops. The (Photograph No. 1.5). securement of the loose RJC terracotta reviewed is the in following progress. background In addition documents: to the masonry anchors, plywood forms are being installed at the suspect window head junctions..1 ZEC Consulting Inc. s Exterior Cladding Assessment Report, dated November 18, This 3.2 We instructed the crew to temporarily report notes the seal exterior wide brick masonry is poor openings. conditions overall The loose and requires wood wholesale removal and 1 Valleyanna Drive, Toronto, Ontario, M4N 1J7 elements are to be secured and replacement. all decayed and unstable wood is to be removed. Tel.: (416) , Fax: (416) , verazec@rogers.com 3.3 Removal of the metal panels RJC reviewed was completed the following along areas the on site: north end drop. The exposed masonry was found to be in advanced stage of erosion and spalling. Efflorescence staining was visible throughout..1 Limited interior visual review of the 3 rd, 4 th and 5 th floors. 3.4 A rather large opening was.2 exposed Visual review at the of five 2 nd (5) floor exploratory area. It recesses is evident to assess that the concrete opening wall components and note extends throughout the entire any width visually of obvious the wall deterioration and is partially (Refer blocked to Photographs with bricks. 1 and 2 in Appendix A). OBSERVATIONS The following observations were noted during our limited interior visual review: 1 Valleyanna Drive, Toronto, Ontario, M4N 1J7; Tel.: (416) , Fax: (416) , verazec@rogers.com.1 The brick walls are of load-bearing mass masonry construction and are typically three (3) wythes thick. The interior wythe appears to generally consist of burned clay brick..2 The interior brick is in fair-to-poor condition at the areas reviewed with evidence of moisture and age-related deterioration (Refer to Photograph 3 in Appendix A). Jones Christoffersen Ltd. 144 Front Street West, Suite 500 tel toronto@rjc.ca ve Thinking Practical Results Toronto ON M5J 2L7 fax web rjc.ca

11 Existing Metal Work 0% Reused and/or Reparied 100% Rebuild Existing Face Brick 0% Reused and/or Reparied Existing Windows 9 Units Refurbished (proposed) Existing Terra Cotta 50% Reused and/or Reparied Existing Stone 90% Reused and/or Reparied

12 W360x196 W360x196 W360x196 W360x196 P UTILITIES/GAS ALCOVE 213 VESTIBULE 201 PASSENGER/ FIREMAN' S ELEVATOR 203 PASSENGER ELEVATOR 204 STAIR STAIR 1A 206 SHAFT SHAFT MECH CL. 211 SERVICE ELEVATOR 207 D202b D202a RESTAURANT & OFFICE LOBBY 202 EL ' D212 CACF 212 EL ' EL 88.70m LEVEL 2 RETAIL 200 EL ' EL 88.47m EL ' Reconstruction of South and East Streetwalls D208 ELEC ELEC. CL. 208 STAIR 2A ISSUED STAIR ISSUED ISSUED DATE ISSUED Project north LEVEL 2 - RETAIL GROSS 6,484 SQ.FT (602 SQ.M) NET 5,208 SQ.FT (484 SQ.M) 2 Queen Street West - Ground Floor Plan - proposed. (Source: ERA Architects, 2017 ) E.R.A. Architects Inc., 10 St T: (416) F: (416 Project 2 QUE Address For CADILLAC FA Project no. Scale Drawn by Reviewed by Drawing title 1 LEVEL 2 (GROUND FLOOR PLAN) H-101 1:100 Sheet no. H This drawing is the property reproduced without express proceeding with work. The C site and report any discrep scale from the drawings. responsible for any changes

13 Proposed Reconstructed Horizontal Elements Strong Vertical Framing Anchored at Street Level with Reconstructed Stone Arches New Metal Storefront

14 2 Queen Street West - proposed. (Source: Zeidler Partnership, 2017 )

15 2 Queen Street West - Looking east along Queen Street - proposed. (Source: Zeidler Partnership, 2017 )

16 2 Queen Street West - Looking south on Yonge Street - proposed. (Source: Zeidler Partnership, 2017 )