44 Commercial Core Areas of Alliston, Beeton and Tottenhamnewtecumseth.ca/wp-content/uploads/2013/02/Facade-Part-2-Specific... · Commercial Core Areas of Alliston, Beeton and Tottenham

Facade Improvement Guidelines for GEORGE ROBB ARCHITECT Commercial Core Areas of Alliston, Beeton and Tottenham

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Specific Guidelines and Cost Estimates for Priority Rows/Blocks/Buildings The following case studies of rows, blocks and buildings illustrate the general guidelines for facade conservation and improvement. The case studies are not substitutes for detailed historical research, condition assessment, costing and scheduling. Rather, they indicate the type of work that might be undertaken and the associated preliminary “ballpark” cost estimates. The priorities are at strategic locations in the Alliston, Beeton and Tottenham cores. Improving buildings at corner locations is a proven way of making whole areas look substantially improved. Corner buildings, when revived, show improvement on two street fronts and are highly visible from other points in the street pattern. The priorities are chosen for the purpose of studying a few buildings for a closer look among the many buildings in the cores that would benefit from facade conservation and improvement. Buildings not included in the case studies are also worthy of facade improvement. Each row, block or individual building is pictured as it appeared in 2004 and as it appeared in a historic photograph or photographs. Following the photographs are 1) a brief explanation of the approach taken to conservation and improvement and 2) a photographic illustration of suggested items of work with a corresponding preliminary cost estimate. The concepts are suggested without benefit of thorough historical research, condition assessment, knowledge of interior layout and discussion of the owner’s business requirements and budget constraints. The items of work are not presented in order of priority. Estimates are based on average commercial trade rates; local tradesmen may be able to perform the same tasks for less while specialist contractors for difficult or complex work may charge more. Estimates are subject to the economic climate at the time of tendering. In all cases, it is wise to add a contingency allowance of ten to 25 per cent of budget to cover the costs of unforeseen problems that may arise. In every case, a condition assessment by a professional familiar with the problems associated with historic buildings is urged. The average cost for an assessment of the building’s physical condition is $1,500 to $2,500. The parapet (the extension of the street facade above the roof) is vulnerable due to its exposure to the elements. Unlike the masonry wall below the roofline, it is subject to extremes in the freeze/thaw cycle since it is not warmed by the interior atmosphere of the enclosed building. In almost every case, deteriorated mortar joints and/or dislodged or missing bricks can be found. The character-defining parapet should be retained and protected from the elements with coping (over the top of the wall) and flashing on the roof side, either of metal or other waterproof membrane. The cost of such flashing, for a typical three-foot high parapet, ranges from $8 per lineal foot of storefront in pre-finished sheet metal to $24 per lineal foot in copper. Repairing the parapet’s damaged masonry and related mortar joints would cost approximately $25 to $30 per square foot.


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In estimating the costs for brick repair, it is important to understand masonry construction technology at the turn of the twentieth century in the Alliston, Beeton and Tottenham cores. The brick was relatively soft, mortars were lime based (rather than made with Portland cement), and mortars were always softer than the masonry units they bonded. This condition allowed a wet wall to dry more rapidly as the moisture within was wicked out of the wall through the porous mortar joints. In the winter cycle, if water were trapped in the wall and froze, it did so at the joints. In this way, the mortar was sacrificial to the bricks. The mortar, however, requires renewal on a regular basis. Mortar repairs should be undertaken with materials of similar characteristics to the original: mortars should be lime based and softer than the masonry units. Portland cement based mortars should be avoided. The cost of repointing (and repairing the occasional crack) in masonry walls ranges from $25 to $30 per square foot. In establishing a budget for this work, it is typical to assume only 20 to 30 per cent of the wall area would require repointing.

Many of the masonry buildings in the cores are painted. Paint has the effect of trapping moisture in the masonry wall and, as the moisture tries to wick its way out, it can freeze in the winter cycle and permanently damage the brick. While the paint coating may to some extent protect the brick from rain, it cannot protect it from: 1) rising damp, which is moisture that penetrates at the foundation level below grade and rises by capillary action above grade; 2) water penetration through cracks; 3) water penetration through inadequate caulking around windows and doors; and 4) water penetration through parapets. Paint and other coatings should be removed to ensure the longevity of the masonry wall. Harsh abrasive treatments such as traditional sandblasting should be avoided because of the destructive nature of that process. Chemical cleaners are available that do not in most cases damage the brick. There are several non-abrasive blasting techniques that may also be used to clean paint from masonry walls. Any cleaning technique should be tested in inconspicuous areas prior to treatment of major areas. Note that the local brick often appears to have been stained, and the use of any cleaning technique should be mindful of this prevalent condition. As well, it should be noted that several buildings appear to have been coated with a slurry of cement-based water repellant; removal of these coatings may not be practical. The cost for both chemical cleaning and non-abrasive cleaning is about $5 per square foot. In some instances, masonry foundation walls have been parged (covered) with a cementitious coating. These coatings can be detrimental in the same way as paint in that they prevent the wall from drying out. Parging should be removed, and the wall repaired by repointing. In the worst cases, the perimeter should be excavated and the wall repointed 100 per cent below grade. Above-grade repointing costs $25 to $30 per square foot while below-grade repointing will be slightly more expensive due to the cost of excavation.

The control of rainwater is likely the simplest means of preventing damage to masonry structures. Gutters and downpipes should be kept in proper working order and should discharge in a manner to direct water away from building foundations. Replacement cost is in the order of $2 to $3 per lineal foot.


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While many original windows remain, many have been replaced. Of those original windows that do remain, typically they have aluminum storm windows applied over them. An alternative to an exterior aluminum storm is an interior magnetic single-glazed storm. The advantages of these units is that they are more weathertight and allow the original window to be seen from the exterior. Interior magnetic storm windows cost approximately $25 per square foot or $300 for a three-foot by four-foot window opening. If replacement windows were required, a single-glazed custom-sized replica window would cost $30 to $35 per square foot or $420 per window opening plus installation. Often, original storefronts in the cores are complete, or nearly so, but concealed behind subsequent layers of other materials. Depending on actual conditions, $3,000 to $4,000 might be needed to remove plywood over transom lights, reglaze, replace or restore various trims, and refinish. In cases where the original storefront is completely lost, costs will be significantly higher. Replacing a decorative storefront cornice with its terminal gablets would be approximately $100 per lineal foot or $2,000 to $3,000 for a 20-foot wide storefront. Storefront framing and glazing could cost between $45 per square foot for contemporary materials and $90 per square foot for custom millwork. For a 20-foot wide storefront with recessed entrance, the cost could range between $13,500 and $27,000. These estimates do not take into account any structural changes that may be required behind the storefront or any interior functional alterations. Signage costs vary widely, depending on the type of sign chosen to advertise the store. Adhesive vinyl individual letters for application directly to the storefront window can be custom made for a few dollars per letter. This type of sign could also be painted directly onto the glass quite reasonably. Painted wooden signs (or vinyl printed signs mounted to a weather-resistant backing) would be in the range of $65 per lineal foot. While backlit signs of the conventional box style with painted acrylic fronts are not recommended, other forms of illuminated signs could be considered. Individual internally illuminated letters or individual cut letters silhouetted against an indirectly illuminated background would have to be priced specifically based on the ultimate design.

The following chart represents one form of budget preparation. Costs are for a hypothetical 20-foot wide storefront. Not all items apply to all storefronts or need to be undertaken at the same time.


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# Item Unit Rate Quantity Total 1 Condition assessment $1,500 1 $1,500 2 Rebuild parapet $30/sf 60 sf $1,800 3 Flashing for parapet $8/lf 20 lf $160 4 Remove paint from brick $5/sf 240 sf $1,200 5 Repoint brick $30/sf 20% x 240 sf $1,440 6 Replace windows $420 2 $840 7 Replace storefront cornice $100/lf 20 lf $2,000 8 Replace storefront $750/lf 20 lf $15,000 9 Signage Allowance $1,000 Subtotal $24,940 Design Fees (if applicable) 15% $3,741 Subtotal $28,681 Contingency Allowance 20% $5,736 Total $34,417


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1. Alliston Southeast corner of Victoria Street East and Church Street South, 1-9 Victoria Street East

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Southeast corner of Victoria Street East and Church Street South, 1-9 Victoria Street East Except for the corner unit (1 Victoria Street East), the storefronts along Victoria Street East have all been replaced. Restoring the storefronts using the storefront at No. 1 as the model would bring order to the ground floor of this prominent row. Historic photographs should also be consulted when planning storefront restorations. New signage along Victoria Street East could be erected as part of the storefront restorations. The new signs, based on historic examples, would serve to enhance the restored storefronts. On the Church Street South facade, retain and reuse the corbelled brick wall sign. The brick upper storey, which is characteristic of Alliston’s historic commercial buildings, requires repair. There are spalling, cracks, loose brick and missing units. In addition, moisture damage caused by inadequate drainage of water is evident on the Church Street South facade. When repairing brickwork, any redundant hydro wires and brackets along the parapet could be removed. The louvered shutters filling the heads of round-arched windows in the corner unit are a better solution than the treatment found in the two middle units, and the window heads in the two middle units could be replaced with louvered shutters. Flashing along the roofline is advised. A condition assessment must precede any improvement.


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Southeast corner of Victoria Street East and Church Street South, 1-9 Victoria Street East


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Northeast corner of Victoria Street East and Church Street North, 2-16 Victoria Street East

New Tecumseth Photographic Inventory Project


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Stephen Engelhardt, Ed. The Pictorial History of the Town of Alliston 1891-1991, p. 4.

W.G.E. Cumberland, A Brief History of Alliston ... , p. 46.


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Northeast corner of Victoria Street East and Church Street North, 2-16 Victoria Street East Restoring the storefronts along Victoria Street East would unify the ground floor of this row at Alliston’s main intersection. The surviving original gablets should be retained and incorporated into the design of the restored storefronts, which can be based on historic photographs. New signage along Victoria Street East could be erected as part of the storefront restorations. The new signs, based on historic examples, would serve to enhance the restored storefronts. The painted brick on three of the units – each unit painted a different colour – hides the red brick upper storey along much of the row, detracting from the building material that defines Alliston’s commercial core. The corner unit (2 Victoria Street East) is not only painted but also coated with a slurry. Masonry that is covered with paint or slurry can trap moisture between the brick face and layer of paint or slurry. After test patches in inconspicuous places on the buildings have indicated the appropriate cleaning technique or techniques, clean the brick of paint or slurry if possible. The cleaned brick will tie the upper storey of the row together and complement the restored storefronts. Some brickwork repair should be anticipated and undertaken after cleaning. Some brickwork repair is also required on the two unpainted units farthest from the corner (Nos. 14-16). While making improvements to the brick upper storey, redundant hydro brackets could be removed. Flashing the roofline is also advised. The two units farthest from the corner (Nos. 14-16) could further be improved by removing the shutters and restoring the elliptical canopy over each oriel window. Historic rooftop ornaments, which have been lost, should only be restored with the understanding that they are inherently fragile and will require more frequent attention than other building elements. A condition assessment must precede any improvement.


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Southwest corner of Victoria Street West and Church Street South, 1-7 Victoria Street West



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Southwest corner of Victoria Street West and Church Street South, 1-7 Victoria Street West Alliston’s main intersection could be greatly improved by returning some of the historic character to the block at 1 Victoria Street West. In losing its parapet, the white-painted block is lower than the red-and-white brick block at 5-7 Victoria Street West. To restore the profile of No. 1 and bring prominence back to the corner, a parapet in a design complementary to the historic parapet should be rebuilt. The white paint should be replaced with cleaned brick on the corner unit; and, on the severely altered west unit, with a paint colour matching the cleaned brick. Some brick repair should be anticipated after cleaning. It appears that an interior staircase against the exterior wall of the western unit would preclude restoration of the storefronts at 1 Victoria Street West; however, restoring the storefront cornice across both units would return an important feature to the streetscape. The plaster filling most of the west unit should be painted the same dark colour as the restored cornice. For a sign, embossed block letters could be applied to the restored cornice. The back-lit sign on the Church Street South facade could be replaced with a wall sign lit by overhead lamps. The handsome adjacent block at 5-7 Victoria Street West is overwhelmed by signs and inappropriate materials on the ground floor. The storefronts need replacing with a design complementary to Alliston’s historic storefronts, and the design should incorporate a traditional cornice across both storefronts. For signs, embossed block letters could be applied to the cornice. The brick upper floor could be improved by treating the tall, round-arched windows differently. If it is impractical to fill each entire window opening with clear glass, the round heads currently filled with plywood should be filled instead with dark glass and the rest of the window remain glazed in clear glass. Some brick repair is in order. Flashing the roofline is also advised. A condition assessment must precede any improvement.


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Southwest corner of Victoria Street West and Church Street South, 1-7 Victoria Street West


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Northwest Corner of Victoria Street West and Mill Street, 46-60 Victoria Street West

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Northwest Corner of Victoria Street West and Mill Street, 46-60 Victoria Street West There are three blocks of uniform height in the row – 46 Victoria Street West at the corner with Mill, No. 52 and No. 60. In each case, the storefront appears cluttered. Replacing each storefront with a design complementary to the traditional arrangement of Alliston’s historic storefronts would restore order to the ground floor across the length of three commercial blocks. In each case, the brick upper storey, which is characteristic of Allison’s core, has been obscured. Cleaning the brick of paint and removing the siding would reveal the visually interesting patterned brick underneath and unify the streetscape. Distinction between the stores can be achieved by use of new signs based on historic examples. After cleaning, correct any defects in the brickwork which were discovered. Cleaning should only be undertaken after test patches in inconspicuous places on each building have indicated the appropriate cleaning technique or techniques. Both the Victoria Street West and Mill Street facades at No. 46 would benefit from cleaning at the same time. For No. 60 covered in siding, damage to the brick as a result of installing the siding and allowing moisture to get trapped between the siding and brick face should be anticipated. The round-arched or segmentally arched windows, which create a rhythmic pattern down the street, should be retained or restored; and surviving pane divisions which are original (two-over-two in No. 46) should persist in any window repair or replacement. Rebuild the parapet where necessary, for example, on the Mill Street facade of No. 46 where the parapet has been cut into and sloped; and flash the roofline of each block. The pediment which used to stand atop No. 60 may be restored with the understanding that it is inherently fragile and will require more frequent attention than other building elements. A condition assessment must precede any improvement. For No. 46, architect David Eckler has prepared a preliminary assessment which should be reviewed and further developed. Further investigation of the bowed end pier at No. 46 is advised.


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Northwest Corner of Victoria Street West and Mill Street, 46-60 Victoria Street West


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2. Beeton Southeast Corner of Main Street East and Centre Street South, 1 Main Street East



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Southeast Corner of Main Street East and Centre Street South, 1 Main Street East For economic reasons, it would be impractical to rebuild the false front which used to jut out from the main wall. However, a new storefront based on the original one in the projecting false front could be introduced in the main wall (currently painted white). The new storefront with substantially more glazing than the picture windows and doorway today would organize the ground floor in a traditional pattern. Restoring the bay window to the east of the storefront would add visual interest to the building. Cleaning the rest of the walls of their grey paint would restore red brick, the common building material of Beeton’s core, to this important corner. Cleaning should occur only after test patches in inconspicuous places on the building have indicated the appropriate cleaning technique or techniques. The brick all round the building, including the rear wall which is covered in corrugated sheet metal, should be inspected and repaired where required. A new roof of wood shingle may be needed. A condition assessment must precede any improvement.


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Southeast Corner of Main Street East and Centre Street South, 1 Main Street East


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Northwest Corner of Main Street West and Centre Street North, 2-22 Main Street West

Bert Platt, Beeton, 1874-1974, p. 103.


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Northwest Corner of Main Street West and Centre Street North, 2-22 Main Street West The row, the longest in the study areas and Beeton’s signature architectural composition, would be improved by restoration of the storefronts; or, in the case of the Royal Bank block, by cosmetic revision. After uncovering the original storefront transom lights at the corner unit (2 Main Street West) and comparing the as-found evidence to historic photographs, use No. 2 as the model for restoration of the storefronts on the five units from the corner west to the Royal Bank. These storefronts were distinguished by multi-paned, prismatic transom lights, popular at the turn of the twentieth century. For the Royal Bank block which always has had round-arched windows on the ground level at one of the units, paint the plaster (now white) a dark colour and remove the shutters. For the westernmost units in the row (Nos. 16-22), restore the storefronts incorporating surviving features. New signs, based on historic examples, would complement the restored storefronts. The red brick upper storey along Main Street West, which exhibits a remarkable rhythm, suffers from severe deterioration, especially in the parapet, and requires repair. When scaffolding is up for brick repair, redundant hydro wires and brackets can be removed. Flashing atop the parapet is also advised as is repair of the brick firewall projections atop the five units closest to the corner. The architectural rhythm is only broken at No. 10, and the brick should be cleaned of the paint after test patches indicate the appropriate cleaning technique or techniques. The round-arched windows in time should be replaced with a uniform double sash along the length of the row, ensuring that the head in each is glazed as originally. As soon as possible, the heads filled with warped plywood should be replaced. The Centre Street North facade requires brick repair, especially near the foundation and near the roof. Parging over the fieldstone foundation should be replaced with the original scored mortar treatment. The outstanding chimneys seen from the rear of the row also require attention. The wood panels painted with a winter scene and strapped onto the west wall of No. 22 should be removed and the underlying brick repaired. A condition assessment must precede any improvement.


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Southwest Corner of Main Street West and Centre Street South, 1 Main Street West



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Southwest Corner of Main Street West and Centre Street South, 1 Main Street West The original storefront appears mostly intact. The sign running across it should be removed, the storefront repaired, and new signs based on historic examples erected. Cleaning the brick upper storey on the front facade and Centre Street South facade of paint would have a positive impact on Beeton’s main intersection. Brick cleaning should only occur after test patches in inconspicuous places indicate the appropriate cleaning technique or techniques. Brick repair should be anticipated after cleaning. The foundation parging along the Centre Street North facade needs to be removed. A condition assessment must precede any improvement.


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Southwest Corner of Main Street West and Centre Street South, 1 Main Street West


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9-15 Main Street West



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9-15 Main Street West Alterations to 9 Main Street West are in contrast to No. 15, which is largely in original condition. For No. 15, repair the wood on the storefront, repair brickwork in the upper storey where necessary, and in time replace the upper-floor windows with fully glazed, double sash windows. For No. 9, restore the storefront based on the storefront at No. 15, saving surviving original features from No. 9. This project would unify the ground floor across the two-unit block. Clean the paint off the upper storey, and repair any deteriorated brick underlying the paint. Brick cleaning should only occur after test patches indicate the appropriate cleaning technique or techniques. Once the brick is cleaned, the upper storeys of the two units will relate to each other again. Signs based on historic examples would complement the repaired and restored storefronts. The visually appealing rooftop ornaments atop the block could be restored with the understanding that they are inherently fragile and would require more frequent attention than other building elements. A condition assessment must precede any improvement.


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9-15 Main Street West


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34 Main Street West



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34 Main Street West The front of Beeton’s former town hall (now in commercial use) has been sandblasted. Testing for the degree of damage caused by the sandblasting is advised. Minor deficiencies in the brick on the Second Street facade (not sandblasted) should be corrected. At the corner of the building, the downspout should be extended another four feet to reach the ground so that rainwater will no longer splash up against the brick. The mirror glass in the transom lights bears no relation to the building’s architecture and should be replaced with clear glass divided into panes such as is shown in an historic photograph. Replacing the canopy sign with a narrow sign board across the current entrance would also improve the ground floor. A search for other historic photographs of the building may identify other ground-level features that can inform restoration or adaptation. Stabilize the round-arched fenestration on the uppermost level; or if finances allow, restore the windows. Repair the dormer windows along the roof running behind the front facade. Retain and repair where necessary the metal shingle roof. A condition assessment must precede any improvement other than extending the downspout.


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34 Main Street West


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3. Tottenham Southeast Corner of Queen Street South and Mill Street East, 1-13 Queen Street South

Allan Anderson, Ed. Tottenham: A History of Tottenham, Ontario, and the Area Around It, from the Pioneer Days to the Present Time ..., n.p.


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Southeast Corner of Queen Street South and Mill Street East, 1-13 Queen Street South



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Southeast Corner of Queen Street South and Mill Street East, 1-13 Queen Street South The row consists of a three-storey brick block giving prominence to the corner and five units of two-storey brick veneer buildings along Queen Street South. Not only has the original cornice survived at the important corner block but the rest of the original storefront also lies beneath the existing materials. The storefront should be uncovered fully and repaired. The current signs which overwhelm the storefront should be replaced with signs based on historic examples. The storefronts of the two-storey units, which used to present a uniform appearance, now vary widely. The three northernmost storefronts should in time be replaced with storefronts more in keeping with the original storefronts. The two southernmost storefronts can be improved by removing details including the metal canopy, angel stone and picket fence ornament. The last unit along Queen Street South could also benefit from replacing the door and uncovering the transom light over the door. At each storefront, the corbelled brick design on the top of the storefront’s brick piers – an interesting element – should be retained. The doorway to Nos. 9 and 11A should also be retained. While the storefront on the corner block can be improved relatively easily, the brick facades are more challenging. Brick has been painted, window openings filled with shortened replacements or blocked up, and tie rods liberally placed over the easternmost bay. The short sliding windows should be replaced with double-sash windows filling the openings, blocked windows opened again, and the brick cleaned of paint. After cleaning, there will be brick requiring repair on all sides of the building as evidenced by serious deterioration on the east wall. Cleaning should proceed only after test patches have indicated the appropriate cleaning technique or techniques. Flashing of the roofline is advised. Restoration of the cupola or chimneys could be considered knowing the inherent fragility of these building features. Review of the 1987 drawings by Zanelli Engineers Limited of Woodbridge who installed a metal structural frame inside the building should form part of the condition assessment which must precede any improvement. The continuity of the brick upper storeys along the Queen Street South units has been lost, with only one unit still showing a brick face. The ultimate goal would be to remove the plaster coating and sidings and repair the brick underneath. Brick repair should be anticipated. The defect in the voussoirs over one window at No. 11 should be corrected. Flashing the roofline is advised. Where possible, double-sash windows based on the original design should replace the altered windows. A condition assessment must precede any improvement.


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Southeast Corner of Queen Street South and Mill Street East, 1-13 Queen Street South


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Northeast Corner of Queen Street North and Mill Street East, 1 Queen Street North


Allan Anderson, Ed. Tottenham: A History of Tottenham, Ontario, and the Area Around It, from the Pioneer Days to the Present Time ..., p. 422.


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Northeast Corner of Queen Street North and Mill Street East, 1 Queen Street North Many years ago, the brick corner building was altered at its storefront and parapet; and it is not recommended that it be returned to its original appearance. However, the two brick veneer stores along Queen Street North to the north of the corner building remain close to their original appearance. In the corner building, the storefront openings can be left as they are. The metal awnings over the windows should be removed. For the two storefronts north of the corner building, the metal/vinyl sign canopies should be removed, the underlying storefronts repaired, and new signs based on historic examples erected. Slurry or paint has been applied over wood, metal and brick surfaces. This covering should be removed if possible and the underlying materials repaired. Cleaning the surfaces of the slurry or paint should proceed only after test patches in inconspicuous places on the building have indicated the appropriate cleaning technique or techniques. Brick repair should be anticipated as evidenced by spalled bricks. Metal over upper-floor window sills and exterior aluminum storm windows should be removed. Surviving original two-over-two or one-over-one wood window sash should be repaired, and interior magnetic storm windows added. The metal overhanging parapet on the corner building, concrete coping or metal flashing should be repaired where necessary. To bring the height of the two stores on Queen Street North up to the height of the corner building’s parapet so as to restore the unity of the block, iron cresting could be restored to the Queen Street North stores. A condition assessment must precede any improvement.


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Northeast Corner of Queen Street North and Mill Street East, 1 Queen Street North


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Southwest Corner of Queen Street South and Richmond Street West, 26 Queen Street South

Hilda McKenna et al, “Tweedsmuir History, Tottenham Women’s Institute,” n.p.


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Southwest Corner of Queen Street South and Richmond Street West, 26 Queen Street South The restoration of this handsome Romanesque Revival building at a prominent corner toward the core’s southern end would improve the streetscape south of Mill Street West. The storefront should be restored as shown in an historic photograph. Walls should be cleaned of paint after test patches have indicated the appropriate cleaning technique or techniques. Brick repair should be anticipated as evidenced by spalled brick. Wood window sills on the upper floor should be repaired or replaced, aluminum storm windows removed, wood window sash repaired, and interior magnetic storm windows installed. An interior magnetic storm over the central door’s glass pane (on the upper floor) could also be added. The parapet should be rebuilt all round and reflashed. A condition assessment must precede any improvement.


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Southwest Corner of Queen Street South and Richmond Street West, 26 Queen Street South


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Northwest Corner of Queen Street North and George Street, 28-34 Queen Street North and 2-6 George Street



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Allan Anderson, Ed. Tottenham: A History of Tottenham, Ontario, and the Area Around It, from the Pioneer Days to the Present Time ..., p. 395.



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Northwest Corner of Queen Street North and George Street, 28-34 Queen Street North and 2-6 George Street The once unified brick veneer commercial block is now divided into an unpainted section and two different painted sections – all in residential use. There is a brick veneer garage constructed in two parts, now covered in plaster and used as a youth centre, attached to the north end of the block. For the six bays along Queen Street North that are not painted, the foundation should be repointed. The entrance at 28 Queen Street North should be replaced with a design having more glazing, for example, sidelights; and the door at No. 30 replaced with a more appropriate choice. Brick should be repointed in red-tinted mortar where needed. Window sills should be repaired, aluminum storm windows removed, surviving original two-over-two windows repaired, and interior magnetic storm windows installed. The vinyl replacement windows can be left or replaced with a unit matching the original window design. The parapet should be uncovered and repaired or rebuilt. For the youth centre at No. 34, the brick parapet behind the false front mansard roof in the first part (to the south) can be uncovered and repaired and the plaster over the wall removed. However, for the rest of the front wall (to the north), demolition and replication of the masonry features in the first part is recommended. For the sections currently painted grey or brown and yellow, clean the brick of paint all round after test patches have indicated the appropriate cleaning technique or techniques. Repair any damaged brickwork, including the dislocated brick at the corner of the one-storey addition. The one-storey addition where an open porch originally stood could ideally be redesigned with a substantial amount of glazing, making the addition appear more of a void than a solid. On the Queen Street North facade, the blocked windows in the upper floor could be reopened and windows of similar design to the original installed. The shallow wooden porch along George Street could be redesigned with a metal railing in the style of the iron cresting which used to adorn the top of the block. The doors at 2 and 2A George Street could be replaced with a more compatible design. Surviving original two-over-two wooden window sash should be retained and repaired, and interior magnetic storm windows should replace the existing aluminum storm windows. Blocked windows could be reopened. The parapet should be uncovered and repaired or rebuilt. The aluminum band at the far western portion of the block should be removed. A condition assessment must precede any improvement.


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Suggestions for Street Verge Improvement Considerable effort has been made to beautify the street verge along Victoria Street, Main Street and Queen Street. While the priority now should be to conserve and improve the cores’ historic commercial buildings which make up the most important element in the cores, the facade improvement study has identified a few issues regarding street verges. 1. Bicycling Riding on Sidewalks As none of the Victoria Street, Main Street, Centre Street, Queen Street and Mill Street roadways provide dedicated bicycle lanes, bicyclists ride the sidewalks. Parallel parking occupies the edges of the roadways where bicyclists would normally ride. Bicycling riding on sidewalks conflicts with pedestrian use of the sidewalks. The opening of the river trail in Alliston may divert bicyclists away from the sidewalks. It is suggested that trail connections be made to the south bank where sheltered bicycle racks could be placed. The sheltered bicycle racks on the south bank would provide bicyclists with a place to park their bicycles; they could then walk to Victoria Street via the north entrances of Victoria Street stores. 2. Sidewalk Repair Broken and heaved sidewalks need prompt repair. The Town should inspect sidewalks in the cores every spring, and have an account for quick repair. 3. Sidewalk Signs New Tecumseth does not have a sign by-law. In devising a sign by-law, core businesses should be consulted about placing restrictions on sidewalk signs. 4. Identifying Businesses in the Street Verge The Beeton and Tottenham cores are small enough for the visitor to identify stores and offices easily. However, Alliston’s businesses which spread a considerable distance along Victoria Street are more difficult for the visitor to locate. A weather- and vandal-proof directory at either end of the Alliston core (near the railway tracks in the east and near Paris Street in the west) and near the Victoria/Church intersection could identify core businesses on a map. A uniform format for numbering street addresses on buildings would connect visitors reading the directory to individual businesses. The directories and uniform format for numbering street addresses on buildings should be considered in consultation with the Alliston Downtown Improvement Area.


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5. Street Furniture Several of the benches in the Alliston core are made of plastic slats which have warped. They should be replaced with a sturdy traditional park bench. 6. Tree Planting In Beeton, the possibility of removing some parallel parking spaces near Patterson Street and Tecumseth Street and beautifying those portions of Main Street with a treed verge should be explored. Bringing the treed verge closer into the core would enhance the core’s village character. The Tottenham core used to have rows of attractive street trees. The main intersection, which today is lacking in any landscaping amenity, would benefit from replanting. The feasibility of redesigning the Mill Street West roadway with a treed verge and a small number of parking bays should be investigated. Other locations for tree planting in the Tottenham core, for example, on Richmond Street West, should be considered.


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Implementation Strategy for Facade and Street Verge Improvement 1. A Co-ordinated Approach Facade conservation and improvement in the three cores is a significant undertaking that will take several years for individual success stories to mount up and have an appreciable positive effect on the townscape. It will take co-ordination among property owners, associations of commercial landowners, Town Council, staff and committees, community organizations, corporate sponsors and citizens of New Tecumseth generally to support facade conservation and improvement in the context of economic revitalization. The case studies conducted for this report indicate the necessity of remedial work to historic commercial buildings – the prime component in each of the three cores. There is some urgency in co-ordinating efforts now for the protection of the building stock in the Alliston, Beeton and Tottenham cores. As the Town has taken the lead on facade improvement guidelines and to demonstrate its interest in implementing them, it is recommended that the Town establish three task forces – one for each of the commercial cores. Each task force should focus on an action plan for encouraging architectural conservation and improvement. The composition of each task force, to be determined by Council, could consist of a member (or members) of Council, staff, Heritage New Tecumseth, associations of commercial landowners, other community organizations and the general public (especially those with fundraising experience or connections to community and corporate leaders). As well, the Town should give consideration to directing additional resources to commercial core revitalization and related facade conservation and improvement, in particular to 1) assisting the task forces prepare and carry out work plans, cultivate partnerships with community organizations, foundations and corporate sponsors, and raise funds in support of facade conservation and improvement; 2) facilitating communication between the task forces and Town Council and Town staff; 3) encouraging and assisting property owners who wish to undertake facade conservation and improvement projects, build new compatible buildings, and start and expand businesses; and, 4) marketing the cores in New Tecumseth, the commercial catchment areas of each core and in Central Ontario. Furthermore, Town Council should adopt a policy of encouraging facade conservation and improvement as prescribed in this report. 2. Financial Incentives As part of the study consultation, many of the stakeholders identified financial incentives as important in their decision to undertake facade improvements. Ontario municipalities have been offering grants and loans to businesses for facade conservation and improvement for some time. The Town of Orangeville, for example, offers the Downtown Heritage District Facade Assistance Program. An owner of non-residential or mixed-


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use property is eligible for a grant of 50 per cent of the cost of facade improvements up to a maximum of $10,000 per property. The owner’s proposed facade improvement must conform to the Town’s guidelines for facade improvement. The Town of Newmarket offers a suite of programs in support of building improvements in downtown Newmarket. The Project Feasibility Study Program offers property owners matching grants of up to 50 per cent of eligible costs to a maximum of $10,000 per property for structural analysis, evaluation of mechanical systems, concept plans and market analysis. The Facade Improvements and Restoration Program offers property owners matching grants of up to 50 per cent of eligible costs to a maximum of $15,000 per property ($20,000 if on a corner or laneway) and/or interest-free loans for repainting, repointing, cornice repair, storefront redesign, window repair and restoration and restoration of original facade appearance. The Interior Renovation and Improvement Program offers property owners matching grants of up to 50 per cent of eligible costs to a maximum of $15,000 per property and interest-free loans of up to 50 per cent of eligible costs to a maximum of $100,000 per property for upgrading the interiors of deteriorated or functionally obsolete buildings. The Residential Conversion and Intensification Program, for the conversion of second and third storey spaces to residential purposes, offers property owners matching grants of up to 50 per cent of eligible costs to a maximum of $12,500 and interest-free loans of up to 50 per cent of eligible costs to a maximum of $100,000. The Business Sign Program provides property owners or business tenants with grants of up to 50 per cent of eligible costs to a maximum of $2,500 per business for removal of inappropriate signs, installation of appropriate signs, erection of canopies or awnings or placement of heritage information signage. Newmarket’s suite of programs also involves waivers or rebates on municipal charges, waiving of standard parking requirements and waiving of standard parkland dedication requirements. For a municipal government to offer financial assistance to commercial enterprises, the Province of Ontario must first approve a community improvement plan. It is recommended that the Town of New Tecumseth consider a financial incentives program for facade conservation and improvement in the Alliston, Beeton and Tottenham cores and that each core task force have the development of a community improvement plan as part of its action plan. Any financial incentive programs the Town might adopt should include assistance for condition assessment of the building prior to facade conservation and improvement. In addition to municipal incentives, the federal government offers the Commercial Heritage Properties Incentive Fund. Taxable Canadian corporations that own properties listed on the Canadian Register of Historic Places, i.e., designated under the Ontario Heritage Act and nominated by the Province of Ontario, are eligible for grants of up to 20 per cent of eligible costs to a maximum of $1,000,000. The small, three-year fund is aimed at substantial commercial rehabilitation projects. 3. Designation under the Ontario Heritage Act Municipal grants and loans programs may motivate the well-intentioned core area property owner to undertake facade conservation and improvement projects in conformity with these facade improvement guidelines. However, another property owner at sometime in the future


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could erase the good work accomplished on the facade: the taxpayer’s investment in the good work would be lost. Usually, governments protect their investment in conservation projects by requesting historic designation or a heritage conservation easement in exchange for financial support. Still, after 30 years of the Ontario Heritage Act, the intent and effect of legal protective measures is often misunderstood. Stakeholders in the Alliston and Tottenham cores generally seemed adverse to legal protective measures, while those from the Beeton core seemed open to the idea of district designation (municipal designation of the core or part of the core as a heritage conservation district under Part V of the Ontario Heritage Act ). Beeton’s interest in district designation may be due in part to the high degree of architectural cohesiveness in the compact Beeton core. Study of Beeton’s historic commercial core as a heritage conservation district and preparation of a heritage conservation district plan in advance of district designation warrant serious consideration by the Town. For the Alliston and Tottenham cores where the reasons for pursuing district designation are fewer, designation of individual properties under Part IV of the Ontario Heritage Act should be considered. In every core, property owners who receive financial assistance for facade improvement projects above a certain amount should be expected to have their properties designated under the Ontario Heritage Act. 4. Technical Advice Free technical advice was also cited by stakeholders as an inducement to undertaking facade conservation and improvement. It is recommended that, once the facade improvement guidelines report is adopted by Council, the Town hold a workshop with clinic following for property owners in the cores. The workshop would explain and amplify the guidelines, and the clinic would provide an opportunity for interested property owners to meet with a conservation architect about a planned project or building concern. A matching grant for condition assessment, concept drawings, cost estimates and project scheduling should be made available to the property owner proposing facade conservation and improvement. Receipt of this grant (a relatively small amount) should not require designation under the Ontario Heritage Act. 5. Marketing The attractions and ambience of the cores and the surrounding countryside are not well-known outside the local area. Canada’s largest market is within a short distance of New Tecumseth. It is recommended that the Town publish a guide to New Tecumseth by car, train, bicycle and foot. The guide can be in print form and on-line. It is also recommended that the Town start a program to plaque historic buildings in the cores, commemorating the building’s origin and the year when extensive facade conservation and improvement projects were accomplished. Another way of showcasing the cores to the larger area is to invite the public to


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a free Doors Open Ontario event. Property owners who wish to participate in the Town-organized event open their doors to tours of the interiors of historic buildings on a designated day, and the Ontario Heritage Foundation advertises the event. 6. Review of the Official Plan and Zoning By-law The official plan policies for the urban commercial cores encourage both redevelopment and continuation of the existing built form. As the official plan is reviewed and updated, there should be a clear statement about the cores’ importance as long-established economic centres and areas of special identity. The policies should link the cores’ commercial viability to recovering historic character and enhancing small-town or village ambience. The policies should be encouraging of the conservation of the historic building stock and the addition of compatible infill. The zoning by-law encourages redevelopment with a maximum building height of 22 metres (about seven storeys) for the Urban Commercial Core zone. The potential exists for redevelopment of properties far above historic building heights. The Town may wish to consider a maximum building height more in keeping with historic building heights, which would have the effect of encouraging a compatible relationship between new construction and existing, in particular along the street frontages of the cores. 7. Sign By-law A lot of the signage in the cores does not suit the historic commercial buildings nor does it contribute to the character of the Town’s traditional main streets. Many municipalities regulate the size, type and placement of signs. It is recommended that the Town prepare a sign by-law in co-operation with stakeholders, with special provisions in it for the urban commercial cores. 8. Annual Inspection and Repair of Sidewalks A springtime inspection of the sidewalks in the core should become a regular task, and an account established to repair broken or heaved sidewalks promptly.


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BIBLIOGRAPHY

Anderson, Allan, Ed. Tottenham: A History of Tottenham, Ontario, and the Area Around It, from the Pioneer Days to the Present Time ... . Tottenham, Ont.: Tottenham Women’s Institute, 1980. Anderson, Allan and Betty Tomlinson Anderson, Ed. Tecumseth Township: The Unforgettable Past. Belleville, Ont.: Mika, 1984. Beeton Women’s Institute. “Tweedsmuir History Book.” n.d. Simcoe County Archives. Brook McIlroy Planning + Urban Design. “Urban Design Guidelines, Town of New Tecumseth.” April 2002. Cumberland, W.G.E. A Brief History of Alliston ... . 1947. Eckler, David. “Assessment of Building Conditions For Restoration and Rehabilitation: J.J. Cain Building (1887), 46 Victoria Street West, Alliston, Ontario.” Toronto: Architectural Conservancy of Ontario Advisory Board, 1997. Ellis, J.S. All About Us: A History of Alliston & Vicinity. Alliston, Ont.: J. Sandford Ellis. 1984. -----. Yarns of Yesteryear. Alliston, Ont.: Victoria and Grey Trust. n.d. Engelhardt, Stephen. Ed. The Pictorial History of the Town of Alliston 1891-1991. Alliston, Ont.: Alliston Centennial Committee. 1991. Goad, Charles E. “Alliston, Ont.” Toronto, Montreal & London: Charles E. Goad, Apr. 1904. The University of Western Ontario Archives. -----. “Beeton, Ont.” Toronto, Montreal & London: Charles E. Goad, Apr. 1904. The University of Western Ontario Archives. -----. “Tottenham Ont.” Montreal & Toronto: Charles E. Goad, Aug. 1890. Archives of Ontario. Hunter, Andrew F. A History of Simcoe County. 1909/1948. McKenna, Hilda et al. “Tweedsmuir History, Tottenham Women’s Institute.” c. 1980. Simcoe County Archives. Murdoch, Su. Take a good look: Maintaining, Restoring, and Constructing Building Facades in Orangeville’s Central Business District. Orangeville, Ont.: Town of Orangeville, 1998. New Tecumseth, Town of. “Commercial/Industrial Landscape Design Guidelines.” n.d.

-----. “Official Plan for the Town of New Tecumseth.” amended to July 2004.

-----. “Town of New Tecumseth Zoning By-law # 96-103.” amended to June 2004.


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Platt, Bert. Beeton, 1874-1974. 1974. Rubidge, W.F.B. “Map of the Town of Alliston.” Barrie, Ont.: Office of A.G. Ardagh, 12 June 1911. Simcoe County Archives. Underwriters Survey Bureau. “Alliston, Ont.” Toronto & Montreal: Underwriters Survey Bureau, Aug. 1926. Toronto Reference Library. -----. “Beeton, Ont.” Toronto & Montreal: Underwriters Survey Bureau, Aug. 1926. Toronto Reference Library. -----. “Tottenham, Ont.” Toronto & Montreal: Underwriters Survey Bureau, Dec. 1928. Toronto Reference Library. Zelinka Priamo Ltd. “Alliston Downtown Strategy.” Alliston Downtown Improvement Area. May 2000.


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APPENDIX: ILLUSTRATED GLOSSARY OF TECHNICAL TERMS USED IN THE REPORT

as-found evidence

what is observed on examining the present-day appearance and construction of an historic building (or landscape)

catchment area the zone from which customers come to a shopping destination

character statement

concise text with photographs, etc. that defines the general historical and architectural character of a place

condition assessment

a study of the physical condition of an historic building

contingency allowance

a line item in a budget for covering unforeseen expenses

coping a finishing cap to an exterior masonry wall, designed to throw off water

corbelled brick

a series of bricks, each built out (projecting) beyond the one below

corbelled brick wall sign

a course of brick projecting from the wall and acting as frame for a painted sign within

cornice a projecting ornamental moulding either of wood along the top of the storefront or of brick near the top of the building’s wall

documentary evidence

historic photographs, maps, drawings and written material that show what an historic building (or landscape) looked like

Fenestration

the arrangement of windows in a building


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fire insurance plan

a map made for property insurers and showing building materials, heights, uses, etc.

firewall the brick (or stone) wall separating one building from another for the purpose of containing fires

flashing sheet metal used to cover and protect joints and angles at the roofline or on the roof

gateway an architectural entry into a district, a term used in urban design

heritage conservation district

an historic area designated under Part V of the Ontario Heritage Act

landmark the tallest or most prominent building in an historic area

paint analysis a process where chips from layers of paint are removed, from the most recent layer to the oldest

parapet that part of the wall that ascends above the roof, often decorated

parging exterior plastering applied thinly over masonry

patina the signs of aging on masonry surfaces

pediment

a low gable, typically triangular, with mouldings


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shaped gable

a gable with multi-curved sides

sidelights the narrow framed pane of glass to either side of a doorway

spalling a crumbling of brick or stone

street verge the space between the roadway and property line, including the sidewalk; the

boulevard

terminal gablet

a gable-like ornamental detail of wood on each end of a traditional storefront cornice

traditional equilibria

the established patterns of air and moisture movement in an historic building

transom light the framed pane of glass above a doorway or window

Tweedsmuir history

a local history prepared by any Women’s Institute in rural Ontario

voussoirs

a range of bricks (or stones) standing on edge in an arch above a window or doorway


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Documents

44 Commercial Core Areas of Alliston, Beeton and Tottenhamnewtecumseth.ca/wp-content/uploads/2013/02/Facade-Part-2-Specific... · Commercial Core Areas of Alliston, Beeton and Tottenham