Hughes Downey Architects Tel.: 613-544-9183

230 Rideau Street. Kingston, ON K7K 3A4 bruce@hughesdowney.ca Fax: 613-547-0852

TRANSMITTAL

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

Date: May 18, 2016

To: Ryan Leary – Heritage Planner

Company: City of Kingston

Fax:

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, 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

Response to Comments – May 17,2016 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

356

Hughes Downey Architects Tel.: 613-544-9183

230 Rideau Street. Kingston, ON K7K 3A4 bruce@hughesdowney.ca Fax: 613-547-0852

TRANSMITTAL

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

I recommend the design for the restoration of the porches to include appropriate stone bases to protect the wood posts which sit on grade 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 ‐ 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

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. 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. 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.

357

Hughes Downey Architects Tel.: 613-544-9183

230 Rideau Street. Kingston, ON K7K 3A4 bruce@hughesdowney.ca Fax: 613-547-0852

TRANSMITTAL

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

‐ 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

358

CARRIAGE HOUSE

NORTH ELEVATION &

GARAGE SECTION

GARAGE EAST

ELEVATION & CARRIAGE

HOUSE SECTION

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

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

PROPOSED GARAGE CARRIAGE HOUSE

MAIN HOUSE

ROOF OVER WINDOWS AND DOOR

ON SOUTH ELEVATION OF MAIN

HOUSE GLASS WALLS WITH 4 X 4 SUPPORT

POSTS AND WOOD BEAM

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

TRANSOM LIGHT

EXISTING EAVE LINE

WOOD BRACKETS AND

DETAILS AS FINISH

ROOF CONCEALING DOOR

CLEAR GLASS GUARD

METAL CRESTING

WOODEN

TRIM ON

WOOD AND

STEEL

STONE BASE

METAL ROLL-UP GARAGE

DOOR OPENING

85 KING ST. PROPOSED

GARAGE AND CARRIAGE

HOUSE ALTERATIONS

EAST ELEVATION AND SECTION OF

GARAGE & NORTH ELEVATION AND

SECTION OF CARRIAGE HOUSE

JA & RBD

MAY 17 2016

¼”=1’-0”

1516

A-2

PROPOSED GARAGE

FLASHING ALONG WALL

NEW EAVE SET BACK FROM EXISTING

NEW FRAMED INSULATED ROOF

SET BACK DFROM EXISTING EAVE

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

359

WEST ELEVATION

EAST ELEVATION

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

PROPOSED NEW ROOFLINE SHOWN

DOTTED 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

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

PROPOSED GARAGE

CARRIAGE HOUSE

MAIN HOUSE

ROOF OVER WINDOWS AND DOOR

ON SOUTH ELEVATION OF MAIN

HOUSE

GLASS WALLS WITH 4 X 4 SUPPORT

POSTS AND WOOD BEAM

DOORS CONSTRUCTED SIMILAR TO

EXISTING CARRIAGE HOUSE DOORS

WITH UPPER GLAZING

TRANSOM LIGHT

WOODEN FREIZE BOARD

WOOD BRACKETS

ROOF CONCEALING DOOR

CLEAR GLASS GUARD

METAL CRESTING

WOODEN TRIM ON

WOOD AND STEEL

COLUMNS STONE BASE

METAL ROLL-UP

GARAGE DOOR

OPENING

85 KING ST. PROPOSED

GARAGE AND CARRIAGE

HOUSE ALTERATIONS

WEST ELEVATION AND EAST

ELEVATION

JA & RBD

MAY 17 2016

¼”=1’-0”

1516

A-1 360

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MCNEELY. ENGINEERING LTD.

88 Bay St, Kingston, ONPhone # 613-544-5500

S3Project: I. 5/2.B363

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

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

85 KING STREET - ALTERATION TO SOUTH WALL OF

EXISITNG HOUSE TO ACCOMMODATE ELEVATOR ENTRANCE

AND ADD REQUIRED PROTECTION TO EXISITNG WINDOWS HUGHES DOWNEY ARCHITECTS

SITE PLAN

CARRIAGE HOUSE

PROPOSED

GARAGE

MAIN HOUSE

364