SAINT JOHN HERITAGE DEVELOPMENT BOARD AGENDA JUNE 7, 2017 CONSEIL D AMÉNAGEMENT DU PATRIMOINE DE SAINT JOHN ORDRE DU JOUR

Transcription

1 SAINT JOHN HERITAGE DEVELOPMENT BOARD AGENDA JUNE 7, 2017 CONSEIL D AMÉNAGEMENT DU PATRIMOINE DE SAINT JOHN ORDRE DU JOUR LE 7 JUIN, 2017

2 The City of Saint John Heritage Development Board AGENDA Wednesday 7 June, 2017 Le 7 juin, :30 P.M th floor Board Room à 530 h dans la salle de conférence, au 10 e étage 1.0 Approval of Agenda/Adoption de l ordre du jour 2.0 Approval of Minutes/Approbation du procès-verbal de la dernière réunion 2.1 Meeting Minutes May 3, Business Arising/Revue de la dernière réunion 3.1 Letter to HDB from Greg Paterson, King Street East, May 9, Introduction of Applicants/Guests/Présentation des requérants et des invités 5.0 Applications for Certificates of Appropriateness 5.1 Peter Smit, 1260 Manawagonish Road a) Application for Heritage Permit 5.2 John Desmond, Princess Street a) Application for Heritage Permit 5.3 Kennedy Coleman-Eustace, 79 Duke Street a) Application for Heritage Permit 6.0 Reports/ Rapports 6.1 Monthly Heritage Permits by staff 7.0 Other Business/Autre affaires 8.0 Next Meeting/Prochaine reunion 9.0 Adjournment/Clôture de la réunion

3 HERITAGE DEVELOPMENT BOARD OF THE CITY OF SAINT JOHN WEDNESDAY, MAY 3, 2017 The meeting of the Heritage Development Board was held in the 10 th Floor Boardroom of City Hall, commencing at 5:00 pm. IN ATTENDANCE: Shane Goguen, 1 st Vice Chair Elizabeth McGahan, 2 nd Vice Chair Patrick McCaffrey Scott Rinehart Melissa Wakefield Councillor Blake Armstrong Amy Poffenroth, Deputy Commissioner Alice Fudge, Heritage Officer Mark Reade, Senior Planner Julie Carleton, Recording Secretary Taylor McIntyre, Recording Secretary ITEM 1.0 AGENDA MOVED by Pat McCaffrey, SECONDED by Blake Armstrong to approve the agenda for the meeting of May 3, CARRIED. ITEM 2.0 MINUTES MOVED by Blake Armstrong, SECONDED by Melissa Wakefield to approve the minutes for the meeting of April 12, 2017, with a small change to the spelling of Melissa s last name. CARRIED. ITEM 3.0 BUSINESS ARISING FROM THE MINUTES No business arising. ITEM 4.0 INTRODUCTION OF APPLICANTS/GUESTS Alice introduced Taylor McIntyre as the new Recording Secretary and thanked Julie Carleton for her good work with the Heritage Development Board. Applicants and guests in attendance were Sam Robinson, Jeff Matthews, Steve Mitchell of Irving Oil and Jayashri Deshmukh and Dan McAllister of B+H Architects representing King Street East; Bill Tobin and

4 Heritage Development Board Minutes Don Starrett, representing 14 King Square South; Emily Haws, representing the Telegraph Journal and Councillor Donna Reardon. ITEM 6.0 REPORTS ITEM 6.1A REPORT TO THE HERITAGE DEVELOPMENT BOARD: REQUEST FOR REMOVAL KING STREET EAST, IRVING OIL LTD. Alice provided a report to the Board on the procedure for the removal of three properties within the King Street East Heritage Conservation Area, PID , PID and PID , from the Saint John Heritage Conservation Areas By-Law to facilitate the development of a parking structure. Alice reminded the board that the request must go through Common Council to be approved as it requires a by-law amendment. The Board will give their recommendation and Council will either approve or deny the request. Alice mentioned that the site is difficult to analyze as there are virtually no built heritage contexts available to provide context for design on the surrounding block. As the Court House is not facing King Street East it cannot be evaluated as context due to the standards in the by-law. The By-Law standards do not allow the Board to look elsewhere to analyze for infill design. It would be challenging to evaluate any proposal for this site. In a typical situation, a parking structure would not comply with heritage standards. Irving Oil Limited has looked at the surrounding areas during the design process for the parking structure; however; the Board is only evaluating the appropriateness of building on this site. The design will have to be approved by the Planning Advising Committee (PAC) and other City departments. Alice recommends that the Board support the removal of the 3 designated PIDs from the by-law. Jayashri Deshmukh and Dan McAllister of B+H Architects and Jeff Matthews of Irving Oil gave an overview of their proposed design and requests to the Board. They presented their plans for converting the existing parking lot on King Street East to a parking structure to complement their new home office on King Street South. When designing the building, they looked at the overall city and the spirit of the city. They were inspired by the nearby Court House and used it as an anchor element. They are aiming to enhance the urban fabric. They looked at the compositional elements of buildings in the area and the materials used in the area (bricks, etc.). They want the structure to in scale with the surrounding area and do not want it to look like a typical parking garage. Pat stated that he liked the design and says it fits well in the location. He is in support of the project. He was concerned about the current traffic on Leinster Street as St. Malachy s Memorial High School is on the same block and the nearby intersection of Leinster Street and Sydney Street. He recommends that they move the Leinster Street entrance in order to not increase vehicle traffic.

5 Heritage Development Board Minutes Jeff says the next phase of the project will include a traffic study of the area. He believes this study will address Pat s concerns. Mark Reade mentioned that the PAC will distribute the study to other service areas of the City. Blake said that you would never know it is a parking structure when driving by. It is a world class act by Irving Oil. He says that Irving Oil is improving the uptown image with this structure. Elizabeth was curious how many vehicles could be using the parking garage. Jeff said that it will allow approximately 400 vehicles in the structure and surrounding surface lots. It will likely be an increase of 200 vehicles from current use. Councillor Donna Reardon asked if the by-law only exists if the components are there (re: not being able to analyze surrounding area as context), does it even have to be removed from the bylaw? Shane added that the nature of the structure combined with the fact that there aren t any other buildings on the block to provide context, it would be near-impossible for the board to apply standards on the proposed structure. Alice mentioned that it is a very calculated approach to infill guidelines. Shane said that the question rises that maybe the lot shouldn t have been included in the by-law when that area was included ten years ago. Amy mentioned that when they reviewed this area for the by-law they sought one of two options: remove it from the by-law or have a sitespecific by-law amendment so it stays in the heritage by-law but is site specific, similar to the new Home Office. Elizabeth asked if there will be a plaque to acknowledge the history of hangings at the back of the Court House. Jeff doesn t believe that it is Irving Oil s place to do so. At this stage, their focus has been on design and the regulatory process. Item 6.1B REPORT TO THE HERITAGE DEVELOPMENT BOARD: REQUEST FOR REMOVAL KING STREET EAST, IRVING OIL LTD. It was MOVED by Pat McCaffrey, SECONDED by Councillor Blake Armstrong to approve. The Heritage Development Board advices Common Council that it does not oppose the removal of the 3 PIDs from the Saint John Heritage Conservation Areas By-Law. Carried. Elizabeth McGahan and Irving Oil representatives leave the meeting. ITEM 5.0 CERTIFICATES OF APPROPRIATENESS ITEM 5.1A APPLICATION FOR A HERITAGE PERMIT # ADMIRAL BEATTY 14 KING SQUARE SOUTH Alice provided a presentation on this application for a Heritage Permit to: a) remove and replace bricks at identified locations on south and east facing (rear) elevation to allow for repairs to structural steel; b) install metal cladding on east elevation (match existing) to cover deteriorated brick at rear and front alley; c) replace all aluminum windows with metal clad wood windows; d) repair copper flashings;

6 Heritage Development Board Minutes e) and replace in kind existing precast concrete sills. This application is one of the first ones under the newly amended by-law. Alice has used the National Standards for the Conservation of Heritage Buildings as guidance. The main intent of the national standards in regards to any maintenance to the building, specifically the identified character defining elements of these buildings is where these guidelines come to play. In this situation, it has been identified that the rear elevations is not considered a character defining elements of this building. It is recommended that the brick be repaired with bricks in kind with the original building. The guidelines for replacing and repairing an entire façade of brick state that work should be documented before and after repair. Alice is recommending denial of covering the brick in the front alley with metal cladding as it is considered a character defining element and metal cladding is not appropriate for the specified location. The replacement of all the windows would be extensive but Alice believes that it would an improvement overall for the building considering the current windows are not the original and are fairly modern for the heritage building. The new windows will be a Marvin brand sliding window. Alice is recommending approval of all other requests in the application. Don shared that the reason for the repair was that when they were doing renovations to the Charlotte Street side of the building a few years ago, they noticed that there were some structural issues on the back wall. They investigated the route of the problem and decided the best course of action to repair the issues. Regarding the request to add metal cladding in the front alley, Don said that their structural engineer recommended the cladding as a means to protect the brick. Shane asked for clarification on why the metal cladding is only being placed on the top portion of the front alley brick. Don states that the brick gets progressively worse as it reaches the top of the building. The lower portion of the brick seems to be protected from the elements by the neighbouring building (Imperial Theatre) deeming it acceptable to repoint the brick in that area. Alice questioned if copper cladding is possible to match the existing copper cladding on the rear facing elevation. Don said he will look into the possibility but sites it is an expensive process and it is difficult to find workers willing to do the work. Blake asked why they would only want to put the cladding halfway down the wall, just to the moulding. Don said that since the bottom half of the brick façade is not damaged like the top portion, it will not require as much work to fix it. Don also said that they would get a similar looking cladding to match the existing copper on the top portion of the alley. He said that if you look at the rear walls, the green metal cladding they had previously used looks very similar to the existing copper cladding. Members and guests discussed the difference between using modern and heritage brick and mortar and how they relate to each other.

7 Heritage Development Board Minutes Pat noted that metal cladding would be an eye sore, especially with the Imperial Theatre and Irving Oil s new Home Office next door. Alice asked if they would consider repointing and repairing the brick and testing it for a year before installing cladding. Don said it can be done but it wouldn t fix the problem of the brick absorbing moisture. Don said anything is possible; however; money always comes into consideration. Melissa asked what would happen when the lower brick deteriorates like the higher portion of brick on the wall. Don mentioned that it is protected enough from the elements and it isn t experiencing the same problems and it shouldn t be an issue in the future. Don suggested that maybe they could put a cladding with a similar colouring to the brick rather than green to blend in and be less noticeable to passers-by as well as protect the original brick. ITEM 5.1B APPLICATION FOR A HERITAGE PERMIT # ADMIRAL BEATTY 14 KING SQUARE SOUTH MOVED by Pat McCaffrey, SECONDED by Blake Armstrong to approve: CARRIED. Patrick McCaffrey leaves the meeting. to remove and replace bricks at identified locations on south and east facing (rear) elevation to allow for repairs to structural steel; install metal cladding on east elevation (match existing) to cover deteriorated brick at rear; replace all aluminum windows with metal clad wood windows; repair copper flashings; and replace in kind existing precast concrete sills. ITEM 7.0 OTHER BUSINESS Item GERMAIN STREET EMERGENCY PARTIAL DEMOLITION Alice provided members an update on 163 Germain Street regarding the emergency partial demolition. The rear of the building has been deteriorating for a number of years. A portion of the back wall of the main building failed and bricks fell three levels down to a parking lot. The owners have applied for an emergency partial demolition permit. The permit is for removing the floors, walls and roof of the back L and their goal is to maintain the back and party wall. Owners have stated they intend on coming to the board with a design for infill and repair. ITEM 8.0 NEXT MEETING The next regular Board meeting will be held Wednesday, June 7, 2017.

8 Heritage Development Board Minutes ITEM 9.0 ADJOURNMENT There being no further business the meeting adjourned at 6:30 pm. Alice Fudge Heritage Officer, Growth & Community Development Services

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10 APPLICATION FOR A HERITAGE PERMIT PETER SMIT 1260 MANAWAGONISH ROAD (PID ) Date: June 2, 2017 To: From: Heritage Development Board Growth and Community Development Services Prepared by: Alice C. Fudge Heritage Officer Approved by: Amy Poffenroth, P.Eng, MBA Deputy Commissioner SUBJECT Application for a Heritage Permit for the removal of the front porch from the building to enable the restoration of the original Georgian style entrance (circa 1815). BACKGROUND The Quinton Farmhouse was constructed in 1815 by builder Jesse Quinton. The farmhouse is an excellent example of rural Georgian architecture and it is the sole tangible evidence of the pre- Loyalist connection in Saint John (Quinton Farmhouse: Research Report, Harold E. Wright, 1990). This single property was designated under the Saint John Heritage Conservation Areas By-law in This home is an early example of Georgian architecture which is rare to Saint John, apart from the Loyalist House (Merritt House) on Union Street, constructed in Some of the earliest available photo documentation of the Quinton Farmhouse are dated 1880; in these photos, the Page 1 of 5

11 1260 Manawagonish Rd June 2, 2017 front porch is present. The porch is a wood framed enclosure around the central entrance with a low hip roof, wood dentils, panel door, sidelights and wood pilasters of a similar Georgian/Colonial style as the main building. Page 2 of 5

12 1260 Manawagonish Rd June 2, 2017 Photo of front porch with Quinton Family members Porch exterior Porch interior, original entrance The current owner of over 20 years has been meticulously restoring this building, interior and exterior, to its original architectural essence. In 2016, owner Peter Smit was awarded a Heritage Award for the restoration of the cedar shingled roof. Page 3 of 5

13 1260 Manawagonish Rd June 2, 2017 The proposal is to remove the central front porch, so that the owner can recreate an original style entrance surrounds of the front door, circa Interior Quinton Farmhouse: Georgian style wood mouldings, stylistic influence for the proposed exterior entrance surrounds. Submitted by owner. ANALYSIS This proposal can be considered a Restoration project; Restoration: the action or process of accurately revealing, recovering or representing the state of a historic place or of an individual component, as it appeared at a particular period in its history, while protecting its heritage value. The Standards for Preservation, Rehabilitation and Restoration apply to this proposal from the Standards and Guidelines for the Conservation of Historic Places in Canada. The guiding principle for this proposal comes from Standard 2, Conserve changes to an historic place that, over time, have become character-defining elements in their own right. This discussion has two perspectives: to conserve the central porch which has been a part of the building for most of its existence; or, remove the porch to return the building to its earliest version of the simple Georgian entrance surrounds. It is not certain what year the porch was added to the building, however documentation shows it is present as early as There is no documentation of the house façade prior to the porch being constructed. Porches are practical additions to homes that shelter the entrance from the Page 4 of 5

14 1260 Manawagonish Rd June 2, 2017 weather and are often designed to maintain the continuity of style. It is believed that this porch was a later addition, recognizing that the rural Georgian style of home incorporated characteristics from English-Colonial style homes which have ornate crowns and pilasters surrounding a panel door. However, this addition was developed with a complementary style and is considered to be contributing to the heritage value of this historic place because of its long-standing presence. Following the Standards and Guidelines for the Conservation of Historic Places in Canada, it is not recommended to remove later building additions which have heritage value. It is recommended to conserve the porch as part of the whole building. RECOMMENDATION Staff cannot support the approval of a Heritage Permit for the removal of the front porch from the building. Page 5 of 5

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19 APPLICATION FOR A HERITAGE PERMIT JOHN DESMOND PRINCESS STREET (PID ) Date: June 5, 2017 To: From: Prepared by: Heritage Development Board Growth and Community Development Services Alice C. Fudge Heritage Officer Approved by: Amy Poffenroth, P.Eng, MBA Deputy Commissioner SUBJECT Application for a Heritage Permit to install insulation and metal siding on the east-facing wall of the building. BACKGROUND Constructed during the rebuilding of Saint John s commercial core between 1877 and 1881, this building is known as the Knox & Thompson Building. It is a three-storey brick Italianate building with extensive brick detailing and sandstone arch window headers. Knox and Thompson established a cabinet making business in Following the Great Saint John Fire of 1877, the two men had this structure built on Princess Street for the purpose of operating their store and workshop. The extent of its trade continued to grow during the 19th century until it spanned throughout New Brunswick, Nova Scotia and Prince Edward Island. By 1887, it was known as the oldest and one of the most prominent cabinet making businesses in the City. The character defining elements that describe the Italianate architecture of the Knox & Thompson Building include: Page 1 of 3

20 79 Duke Street June 2, rectangular three-storey massing; - exterior brick walls; - cornice ornamented by brick corbel bands with a band of decorative brick below; - segmented arch, vertical sliding, 2 over 2, wooden windows; - sandstone segmented arches and recessed, decorative brickwork over windows; - bands of sandstone forming the sills of the second and third storey windows; - central brick pilaster ending in a corbel stop; - two brick pilasters flanking the ends of the front façade; - ground-level storefront with a cornice, fascia, recessed entrances and large storefront windows Princess Street, front façade; proposed work to east side wall. The proposed work is to protect and insulate the east masonry walls of the building. This involves installing strapping, rigid insulation, and metal siding from the ground level to the roof along the entire length of the building, except for a section of roughly 6 feet back from the street façade. ANALYSIS This is a Rehabilitation project; The Standards for Preservation, Rehabilitation and Restoration apply to this proposal from the Standards and Guidelines for the Conservation of Historic Places in Canada. The guiding principle for this proposal comes from Standard 8, maintain character-defining elements by reinforcing their materials using recognized conservation methods. Replace in kind any extensively deteriorated or missing parts of character-defining elements, where there are surviving prototypes. Page 2 of 3

21 79 Duke Street June 2, 2017 The proposed intervention of this wall system aims to protect the brick masonry wall from further deterioration plus improve the energy efficiency and interior comfort of the building. The owner proposes to install vertical wood strapping on to the exterior brick wall (necessary to fasten at the mortar joints not into the bricks), rigid insulation over top of the strapping which allows for an air space, and metal cladding installed on the exterior to shed rain. By adding insulation to the exterior of the building this changes the vapour permeability of the brick wall; the dew point will move further outwards and any internal moisture can fall or evaporate within the air space between the brick and the rigid insulation. Because of the air space, the brick wall tends to perform as it was designed; the air space should have a lot of air movement if it is performing as its intended and for this reason the insulating of the brick wall may not have optimal results. This over-cladding will however protect the brick wall from weather. Over-cladding the brick wall assembly, which is a character-defining element, is not recommended in the Standards and Guidelines for the Conservation of Historic Places in Canada: Not recommended: over-cladding a deteriorated or poorly insulated exterior wall with a new material or assembly, without considering the impact on heritage value or the condition of underlying materials. By covering the brick wall with metal cladding will negatively impact the value of this heritage building. The current condition of the brick wall is extremely deteriorated in some areas. It is strongly recommended that these areas are repaired with proper masonry conservation practices. In summary, the proposed work does not meet the intent of the Saint John Heritage Conservation Areas By-law and the Standards for Conservation of Existing Buildings, specifically those Standards relating to maintenance/repair of a structure s character-defining elements and as expressed in the Practical Conservation Guideline for MASONRY. RECOMMENDATION Deny the application for a Heritage Permit to install insulation and metal siding on the eastfacing wall of the building. Page 3 of 3

22 APPLICATION FOR A HERITAGE PERMIT KENNEDY COLEMAN-EUSTACE 79 DUKE STREET (PID ) Date: June 5, 2017 To: From: Prepared by: Heritage Development Board Growth and Community Development Services Alice C. Fudge Heritage Officer Approved by: Amy Poffenroth, P.Eng, MBA Deputy Commissioner SUBJECT Application for a Heritage Permit for the replacement of 41 windows with black vertical sliding vinyl windows. BACKGROUND Built in 1926, Shillington McCavour Apartments is a three-storey concrete block Craftsmen style building, an example of Craftsman multiple-dwelling architecture from the later rebuilding period in Saint John. This style is evident in the exposed rafters under a wide cornice, the square column bases of the portico and the use of quoins. The character defining elements that describe the Craftsman architecture of Shillington McCavour Apartments include: - tall, rectangular three-storey massing; - concrete block construction; - wide cornice supported by exposed rafters; Page 1 of 3

23 79 Duke Street June 5, tripart windows consisting of two vertical sliding windows flanking the center window; - two vertical sliding, 2 over 2 wooden windows; - quoins flanking each window and the corners of the front façade; - concrete window sills; - pedimented, off-centered portico supported by fluted, Doric columns with large square, brick bases; - two wooden doors, three glass panels in each. 79 Duke Street after a structure fire in adjacent building, March 13, Debris and firefighting caused damage to front windows. The proposed work includes the replacement of the damaged front windows (non-original wood window inserts) plus the replacements of the side and rear windows (original wood windows) both with black vinyl windows to match the size and configuration of the existing. ANALYSIS This is a Rehabilitation project; The Standards for Preservation, Rehabilitation and Restoration apply to this proposal from the Standards and Guidelines for the Conservation of Historic Places in Canada. The guiding principle for this proposal comes from Standard 8, maintain character-defining elements by reinforcing their materials using recognized conservation methods. Replace in kind any extensively deteriorated or missing parts of character-defining elements, where there are surviving prototypes. Page 2 of 3

24 79 Duke Street June 5, 2017 The proposed replacement windows will match the size, function and colour of the original windows; however the material, vinyl, and the flat profile of the new windows do not match the original style of windows of this building. Vinyl windows have been approved by the HDB only in special cases. This application is requesting the approval of black vinyl replacement windows at 41 openings on the building, including the street facing windows. In summary, the proposed work does not meet the intent of the Saint John Heritage Conservation Areas By-law and the Standards for Conservation of Existing Buildings, specifically those Standards relating to maintenance/repair of a structure s characterdefining elements and as expressed in the Practical Conservation Guideline for WINDOWS. - Proposed Vinyl Window RECOMMENDATION Deny the application for a Heritage Permit for the replacement of 41 windows with black vertical sliding vinyl windows. Page 3 of 3