13
APPENDIX H Heritage Alternatives - Supporting Technical Review Materials
APPENDIX H
Heritage Alternatives -
Supporting Technical Review Materials
MEETING NOTES
610 Chartwell Road
Suite 300
Oakville, ON, Canada L6J 4A5
Tel.: +1 905-823-8500
Fax: +1 905-823-8503
wsp.com
JOB TITLE Wharncliffe Road / CNR Grade Separation – Utility Coordination Meeting
PROJECT NUMBER 3214089
DATE 23 June 2017
TIME 10:00 am
VENUE City Hall London – Boardroom 8th Floor
SUBJECT Utility Coordination Meeting
CLIENT City of London
PRESENT All Attendees
JOB TITLE Andrew Zuk, E.I.T., Implementation Manager, Network Provisioning
Bell [email protected]
Sunny Patel, P.Eng., Distribution Engineer
London Hydro [email protected]
Jagoda Borovickic, P.Eng., Manager of Design Engineering
London Hydro [email protected]
Janet Rae, System Planner, Outside Plant Engineering
Rogers Communications [email protected]
Robert Elliott, Construction Project Manager
Union Gas [email protected]
Ted Koza, P.Eng.,
Transportation Design Engineer, Transportation Planning & Design
City of London [email protected]
Josh Ackworth, C.E.T.,
Technologist II, Transportation Planning & Design
City of London [email protected]
Bob Rook, P. Eng. WSP [email protected]
NOT PRESENT
MEETING NOTES
Page 2
As above plus:DISTRIBUTION
MATTERS ARISING ACTION
1.0 Bob Rook noted that the Wharncliffe Road EA Study is nearing completion. The City has decided to include a Heritage Impact Assessment (HIA) Study for 100 Stanley Street as part of the Environmental Assessment. The residential property at 100 Stanley Street is designated under the Ontario Heritage Act as a priority one. Josh Ackworth indicated that this study is usually part of detail design. It was important to proceed with the HIA to address the uncertainty of the construction impact on 100 Stanley Street and provide a detailed assessment of heritage conservation strategies for the property. This study will guide the HIA and ultimately Council’s decision with respect to the EA and heritage property.
As part of the technical assessment, the City has retained Dagmar Construction who has completed numerous railway grade separation projects and Western Mechanical, whospecializes in relocating building structures.
As part of the HIA scope, the Project Team will investigate the following: Preserve 100 Stanley Street in-situ Modifications to the property with the dwelling remaining intact (reduction in property
size, removal of the garage, etc.) Relocation of the dwelling to a nearby property Documentation / demolition / salvage
2.0 Key elements of the Wharncliffe Road / CNR Grade Separation were reviewed. Wharncliffe Road would be reconstructed as a 4 lane urban roadway with auxiliary left turn and right turn lanes at Horton Street. The profile grade of Wharncliffe Road would be lowered to provide a 5.0m minimum vertical clearance at the underpass. At Horton Street, the lowering is approximately 1.5m. Horton Street would be widened to provide 3 through lanes in each direction as well as a left turn lane. The outside lane would also function as a right turn lane.
The CN structure would be a single span through plate girder bridge with two tracks. The structure would span 6 lanes which included: 2 through lanes in each direction Left and right turn auxiliary lanes on southward Wharncliffe Road Centre median island Provisions are also provided for future on-street bike lanes Nominal boulevard and sidewalks on both sides
3.0 During the EA Study, two methods to construct the rail / road grade separation were reviewed. This included a rail diversion versus in-place construction. Due to construction cost, impact on Horton Street and extended length of construction, CN and the Project Team supported construction of the new structure while maintaining rail traffic on the existing rail tracks. To build in-place, trestles would be constructed at each abutment. The superstructure (i.e. deck) would be constructed north of the existing structure and ultimately slide onto the abutment during a weekend rail closure.
4.0 London Hydro maintains an aerial pole on the east side of Wharncliffe Road. At Horton Street, the aerial pole line is on the south side of Horton Street. The Project Team noted that sufficient road allowance is available on the south side of Horton Street to relocate the aerial pole line. In addition, additional road allowance will be available along the east side of Wharncliffe immediately south of Horton Street. The City is also acquiring a number of properties including: 42 Wharncliffe Road 101, 105, 107 Stanley Street (To be confirmed by the City if it is one structure – 4 entrances
on Stanley) 69 Wharncliffe Road 71 Wharncliffe Road
MEETING NOTES
Page 3
73 Wharncliffe RoadOnce utility companies have confirmed the location of their relocated plant, consideration may be given to acquire additional road allowance or easements.
5.0 Union Gas maintains plant along the south side of Horton Street to the commercial plaza at 99 Horton Street. Union Gas will review possible new locations for servicing this building. There is presently no main on Wharnlciffe Road under the CN right-of-way.
6.0 Janet Rae noted that Rogers has no plant on Wharncliffe Road, north of Horton to Stanley Street. Rogers will review the location for installation of ducts to service future requirements within the Wharncliffe Road corridor.
Janet Rae noted that Rogers maintains a 48 pair cable along the CN rail corridor. The cable isattached to the existing bridge structure on the south side.
As the new superstructure will be slide in-place from the north, it is feasible (withavailable slack in the cable) to install a temporary crossing over Wharncliffe Road andultimately relocate to the new structure within a split sleeve. Details of the attachment can beprovided to Rogers.
Bob Rook requested information on the point of contact for this cable as there is likely to be timing constraints if service is impacted. We will ultimately wish to confirm if there issufficient slack to maintain the cable in service during construction.
7.0 It was agreed that the preferred location for relocation of the London Hydro aerial pole line was on the east side of Wharncliffe Road. The cables would likely be buried across Horton Street, CPR right-of-way, across the 100 Stanley Street property and Stanley Street. The crossing of Horton Street and CPR right-of-way would be by tunnelling. A steel casing pipe would be installed.
This corridor may also be used by Bell to replace their buried duct structure within the Wharncliffe Road right-of-way. New manhole structures would be required. Initial duct requirements were identified as 20 ducts (Hydro) and 8 ducts (Bell).
Hydro staff noted that a minimum of 3 poles would be required south of Horton Street andnorth of Stanley Street to transfer the buried cables to the aerial pole line.
Bob Rook noted that fill would be ramp from Stanley Street to the elevation of the abutment bearing seat at CNR crossing. This fill would ultimately be removed after the king piles areinstalled for the trestles. Additional dead load would be added to the buried concrete ductstructure beyond the encasing pipe. In addition, caisson rigs and cranes would result inincreased live loads.
WSP would develop a profile along the approximate alignment for the duct structure. Hydro would also require manholes at maximum spacing of 150m. Access would be required to the manholes or pullpits by Bell, Rogers and London Hydro.
Bell and London Hydro noted that adjusting their cables around the existing residence at 100 Stanley Street should not be a concern.
WSP
8.0 WSP will forward CAD drawings for Horton Street and Wharncliffe Road. In addition, property limits and acquisitions would be identified.
WSP
9.0 It was recommended that “Start Communications” be contacted as the cable firm was installing cable / duct on London Streets. Contact information provided by Josh Ackworth for Smart Communication is…
Bill Shewfelt Email: [email protected]
10.0 Jagoda Borovickic noted that installation of plant should avoid winter work.
MEETING NOTES
Page 4
11.0 Bob Rook noted that the geotechnical consultant (Golders) identified the use of wooden piles in fill embankments. This is a significant concern for tunnelling and installation of caissons for king piles.
12.0 The schedule for construction was noted as follows: EA Study completion in fall 2017 Design start fall 2017 with completion in 2019 Property acquisition in 2018 Utility relocation in 2019 Construction in 2020 / 2021
13.0 All attendees agreed to review and work on the design of their plant. The next meeting would be scheduled for July 26 or July 27.
These minutes are considered to be accurate recording of all items discussed. Written notice of discrepancies, errors or omission must be given within seven (7) days, otherwise the minutes will be accepted as written.
NEXT MEETING
An invitation will be issued as an additional meeting is required.
THE CITY OF LONDON
100 STANLEY STREET RESIDENCE RELOCATION FEASIBILITY DRAFT REPORT
PROJECT NO. 68361
JUNE 22, 2017
Mechanical Electrical Millwright Services Ltd.
Page 1 of 5
Mechanical
Electrical
Millwright Services Limited
160 Brock Street, Barrie, Ontario, L4N 2M4 Telephone (705) 737-4135 Fax (705) 737-1765
PROJECT NO. 68361
www.westernmechanical.net
INTRODUCTION
Western Mechanical Electrical Millwright Services Ltd. was retained by the City of London to evaluate
the feasibility to relocate the two-storey dwelling currently located at 100 Stanley Street. The proposed
final location of the building is yet to be determined, however the City has purchased two parcels on the
west side of Wharncliffe Road, south of Evergreen Avenue. These parcels are within approximately 60m
of the residence at 100 Stanley Street.
This report was commissioned as part of the Wharncliffe Road widening project. Our review included
meeting with the project consultants and a site visit to complete a visual non-destructive review of the
existing residence. The site visit was completed on May 17, 2017, full access was provided within the
residence to review the general layout and construction methodology of the building.
Building documents were not available at the time of the review and a structural condition assessment
of the building has not been provided.
DESCRIPTION OF EXISTING BUILDING
The existing two-storey residence had a footprint of approximately 65 square metres (700 sq.ft.). The
exact age of the building is unknown, however it would have been built in the late 1800’s to early
1900’s. We believe it is reasonable to make some assumptions for the structural framing based on the
period in which this house was constructed, and the conventional construction techniques typical for
this time period.
There was a full basement with approximately 1.83 m (6’-0”) of headroom with a concrete slab on
grade. A 1m diameter area of the concrete slab next to the stairs did not appear to be original. This
may have been a dug well or cistern that was filled or capped with concrete at a later date. The
foundation walls were triple wythe brick. A central double wythe load bearing brick wall ran North-
South partway along the basement supporting the floor framing. A built-up 5 ply 52x190 mm (2”x7-
3/4”) wood beam continued the support below the floor joists in line with this wall. The upper 1.2m (4’)
of the foundation walls were covered with fiberglass insulation and vapour barrier – a review of the
floor connection to the foundation and could not be completed in detail. In several locations, there was
staining on the vapour barrier, suggestive of water penetration; the staining was minor and appeared to
be dry. The West portion of the basement included a 480 mm (19”) high concrete ledge at the base of
the foundation wall – this may indicate that the basement floor had been lowered through
underpinning. The concrete ledge is characteristic of a concrete bench footing, which is typically found
when lowering a basement slab. The foundation walls at the East portion were full height with no
concrete ledge. In several locations, the foundation walls included a buttress approximately 300 (12”)
wide and extending to the interior a single wythe of brick. The purpose of these buttresses could not be
Page 2 of 5
Mechanical
Electrical
Millwright Services Limited
160 Brock Street, Barrie, Ontario, L4N 2M4 Telephone (705) 737-4135 Fax (705) 737-1765
PROJECT NO. 68361
www.westernmechanical.net
determined. On the East exterior wall of the building there was a fireplace, this included a mass
foundation of built up brick.
The main floor framing was exposed below in the basement, it consisted primarily of true 48x248 mm
(1-7/8”x9-3/4”) wood joists spaced near 400 mm (16”) centres. The support of the joists over the
perimeter walls could not be reviewed due to insulation cover. The floor joists were flush framed into
double joists around the stairs and the foundation for the fireplace.
Construction of the exterior walls was brick exterior with conventional wood studs covered with lath
and plaster interior finish. Pocket door on the main floor revealed the wood wall framing with lath and
plaster construction.
The second floor framing could not be determined due to covering with finishes. However, the interior
bearing walls in the basement were inline with two walls on the main floor. It is reasonable to assume
that wood floor joists for the second floor are supported on these walls and the support continues to
the foundation. We could not confirm whether the exterior walls are balloon framed or conventionally
platformed framed.
The roof had multiple ridges, valleys, and gable ends. The bottom portion of the roof is present in the
rooms on the second floor since the ceilings were sloped. An attic hatch was available at the top of the
stairs to review part of the framing. The roof structure was conventionally framed with wood rafters.
The second floor interior walls should be assumed to be supporting the roof loads.
Special features include a full height brick chimney approximately 812 x406 mm (32”x16”) centered on
the East exterior wall. A smaller 406 x 406 mm (16”x16”) chimney was located at the rear as an exhaust
for the kitchen stove. There was an elevated concrete patio at the rear approximately 3 x 2.2 m (10’x7’-
4”). One the exterior wall of the house above this patio was flashing and caulking on the brick which is
indicative of a roof that was previously over the patio. There was a covered wood porch at the front of
the house with two support posts. These posts were supported on masonry pier foundations.
SUITABILITY FOR RELOCATION
Following our visual review, we have determined that the building is in good structural condition
considering its age. We believe it is possible to move the building using convention techniques with
minimal damage to the existing structure. The structure would be supported on a stiff platform that is
lifted on hydraulic trailers and driven off the original foundation to the new.
Overhead utilities along Wharncliffe Road would need to be temporarily relocated or permanently
moved to an underground duct to facilitate moving the building. Underground utilities or ducts may
need to be reviewed for the heavy loads when moving the building. We assume that all locates will be
completed at the same time as the roadwork, therefore it is omitted from this report.
Page 3 of 5
Mechanical
Electrical
Millwright Services Limited
160 Brock Street, Barrie, Ontario, L4N 2M4 Telephone (705) 737-4135 Fax (705) 737-1765
PROJECT NO. 68361
www.westernmechanical.net
While preparing the existing building for relocation, the final site can be readied for receiving the
building. The two proposed sites are currently cleared and leveled. The new foundation can be installed
and earthwork completed that will allow for the installation of the building. The preferred method
would be to omit one of the foundations walls and drive the trailers into the basement and lower the
house onto the new foundation. Hydraulic trailers are ideal since they are able to keep the building
level and plumb for the duration of the building move and when driving on inclined grades. This
method will be dependent on the final grade elevations, it may not be economical to dig a trench into
the new basement. Other methods can be utilized to slide the house over the new basement if
required.
The methods to preparing a building for relocation are similar regardless of building construction and
materials. Relocating the building would be completed in the following sequence:
1. Building to be vacated, furnishings removed and all services disconnected. The furnace in the
basement would need to be removed and any ducts and plumbing pipes below the floor joists.
If completing the move in the winter, supplementary heat will need to be considered.
2. Excavate around the perimeter of the building to lower the grade to an elevation that will allow
installation of new steel beams in basement. The grade will need to ramp down at the front
into the basement or close to the basement level in order to bring in moving hydraulic trailers.
3. Cut an access hole in the foundation wall to brink in equipment.
4. Core drill through the existing brick foundation walls at a pre-determined spacing (ie. 600 mm
centres) and install short steel beams perpendicular to the wall with non-shrink grout.
5. Install steel channels on interior and exterior of foundation walls below the short beams.
Provide anchors through the channel to the brick.
6. Holes are cut in the foundation walls to install a series of steel beams below the channels
longitudinally and transversely to create a steel grillage below the building to evenly support the
building. This steel grillage should be rigid enough to support the building without causing any
differential movement when lifted or moved.
7. Additional steel on the exterior may be required to contain the brick veneer together –
historically, brick veneer was not well anchored to the wood framed exterior walls. Steel cables
can be added to tie the corners of the building together. Steel bracing should be extended up
the chimneys for increased rigidity.
8. Hydraulic jacks would be placed below the steel grillage and connected to a central power
supply which uniformly controls each jack so that lifting and lowering is synchronized.
9. Hydraulic jacks then pre-loaded and the remaining sections of foundation walls are cut free.
10. Once the building is free of the foundation, continue lifting until of sufficient height to load onto
hydraulic trailers.
11. The front foundation wall would be demolished at the ramp for the hydraulic trailers.
12. Additional ballast or steel and timber mats may be required in the basement to sufficiently
support the loads from the hydraulic trailers. The area of the existing slab that may have been a
well or cistern should be investigated to ensure any voids below the slab are filled.
13. Hydraulic trailers would be driven below the building and lift the steel grillage and structure
above off of the hydraulic jacks.
Page 4 of 5
Mechanical
Electrical
Millwright Services Limited
160 Brock Street, Barrie, Ontario, L4N 2M4 Telephone (705) 737-4135 Fax (705) 737-1765
PROJECT NO. 68361
www.westernmechanical.net
14. The building would then be driven off of the original foundation and moved to the new
permanent location. The travel path would ramp at the front into the new basement and the
hydraulic trailers would drive down into the basement and set the steel grillage on supports on
the new foundation. Work would be completed to ensure the building is level on the new
foundation.
15. Grouting between the new and original foundations would be completed and adequate
anchorage installed between the two. As work progresses supporting the building on the new
foundations, the steel grillage can be disassembled and removed. The front foundation wall
would then be completed up to the underside of the floor.
16. Waterproofing and backfilling would be completed. Utilities ran to the new basement and
basement insulated.
17. Furnace and ducts installed along with plumbing.
18. A review of the building condition should be completed once the new foundation is complete.
Any work to patch the interior finishes or brick veneer can then commence as required.
19. Final grading and landscaping completed.
New foundation design and submission for permit should be completed prior to vacating the residence
in order to minimize the impact to the resident. The expected timeline for construction is as follows:
- 1 month detailed review of the existing condition, design building move and fabricate steel
- 2 months excavation, grading, install steel cribbing, and install new foundations
- 3 weeks additional reinforcing of building & brick veneer
- 1 week prepare trailers for building move
- 3 months to restore building for occupation
We believe the project can be successfully completed within 7 months.
ADDITIONAL COMMENTS
Should the decision be made to relocated the building; the existing building condition must first be well
documented. Once the building is vacated, an extensive review of the structure should be carried out so
that the building is returned to existing condition or better. This will also ensure any heritage features
are maintained following the building move.
We recommend that any repair work completed on the residence be undertaken by a contractor that
has experience with heritage structures. Selecting the appropriate products for repointing the mortar
joints or patching lath and plaster is critical to ensure a good bond with the existing. Experienced
contractors will be able to select the appropriate product and ensure a seamless joint when blending
with the existing.
Page 5 of 5
Mechanical
Electrical
Millwright Services Limited
160 Brock Street, Barrie, Ontario, L4N 2M4 Telephone (705) 737-4135 Fax (705) 737-1765
PROJECT NO. 68361
www.westernmechanical.net
LIMITATIONS
This site visit included a visual non-destructive review only; second floor, wall, and roof framing were
covered with finishes and could not be confirmed.
Building permits and fees have not been included in our budget. This should also be completed well in
advance of mobilization for the building move.
Any alterations and repairs to the building must be completed in conformance with the Ontario Heritage
Act. Review for compliance and approval is by others.
Jeff Thompson, P.Eng. Structural Engineer
Western Mechanical Electrical Millwright Services Ltd.
APPENDIX A – COST ESTIMATE
ITEM DESCRIPTION EXCAVATION & SITE PREP AT NEW SITE AND EXISTING $30,000
NEW CONCRETE FOUNDATION & SLAB - TWO MOBILIZATIONS $40,000
SUPPLY STEEL GRILLAGE $60,000
INSTALLATION OF GRILLAGE AND BRACING STRUCTURE $80,000
MOVING THE STRUCTURE ON HYDRAULIC TRAILERS $100,000
REMOVAL OF GRILLAGE AND COMPLETING FOUNDATION $80,000
LANDSCAPING $20,000
DEMOLITION OF REMAINING ORIGINAL FOUNDATION $30,000
CONTINGENCY (20%) $88,000
$528,000
