Project

Allandale Station Base Building Restoration

Phase 2A Contract 2010-068T

Progress Updates

Full Steam Ahead!  Phase 2A is well underway.  Works completed to date are:

• Fire remediation of the restaurant building is complete.  This included dry-ice blasting the char off of the timber elements to determine salvageable timber.  The majority of timber (plates, studs, rafters, etc.) on the western portion of the restaurant building was replaced;
• Asbestos abatement in the crawl space of the restaurant building was completed by Quantum Murray, LP, under the guidance of  Decommissioning Consultant Services Ltd. (DCS);
• New sub-flooring in the restaurant building and the passenger depot is complete;
• Stripping of heritage wood (trim, sashes, etc.) on the interior of the restaurant building is complete.  These pieces are being safely stored and will be restored and reinstalled during Phase 3;
• Underpinning of the foundation in the southeast corner of the restaurant building is complete.  This included excavating beneath the footing to undisturbed soil, and then concrete poured underneath to prevent any further settling of the building;
• Masonry block wall in southeast corner of the restaurant building has been restored to secure foundation;
• Levelling of exterior walls of the restaurant building is complete;
• Levelling of granite masonry base on exterior of southeast corner of the restaurant building is complete;
• New steel columns and beams have been installed in the restaurant building and the passenger depot; 
• Rebuilding of chimney stacks on the office building, the restaurant building, and the passenger depot is complete; 
• Stripping of the asphalt roof shingles down to sheathing on the office building, the restaurant building, and the passenger depot is complete.  Installation of the new metal roof tile system is ongoing;
• Paint stripping on the exterior of the office building, the restaurant building, and the passenger depot is complete;
• Painting on the exterior of the office building, the restaurant building, and the passenger depot is ongoing;
• Rebuilding of original windows in the office building, the restaurant building, and the passenger depot is ongoing;
• Deconstruction of the office building, the restaurant building, and the passenger depot is complete;
• Rebuilding of roof dormers on the office building, the restaurant building, and the passenger depot is complete; 
• Rebuilding of entrance into the office building is ongoing;
• Encapsulation of the crawl space of the office building and passenger depot is complete;
• Masonry work on all buildings is ongoing;
• Mechanical and electrical work in all buildings is ongoing;
• Construction of the tower on the passenger depot is ongoing;
• Construction of the west canopy joining the office building and the restaurant building is ongoing; and,
• Restoration of the colonnettes in the restaurant building is ongoing. 

History/Background

Nestled on the south-eastern edge of the City of Barrie overlooking Kempenfelt Bay, the Allandale Train Station was the hub of activity in the early 1900’s for the Grand Trunk Railway (GTR).  The station buildings consisted of a passenger depot and restaurant as well as a two storey office building.  Three years after the bankruptcy of the GTR in 1919, the Allandale Train Station came under the jurisdiction of the Canadian National Railways (CNR).  Following years of declining passenger and freight traffic, Allandale was downgraded from a divisional point to a station in 1959.  Due to the diminishing rail service, the passenger depot and restaurant were closed during the 1980’s.  VIA Rail and GO Transit last used the office building as a passenger waiting room and for ticket sales briefly in the early 1990’s.  Since then CKVR/CHUM had interest in the Allandale Train Station in 2002.  The City is undertaking the overall restoration and programming of the Allandale Train Station project and the Station Lands.  A fire in 2009 caused significant damage to the western portion of the restaurant building.

Heritage

The Allandale Train Station was designated under the Federal Heritage Railway Stations Act, which is administered by the Historic Sites and Monuments Board of Canada.  It is our understanding from Ontario Heritage Trust that any railway station designated under this Act must be owned by a federally regulated entity.  The Station is now owned by the City of Barrie and as ownership is with a municipality, the Station is no longer protected by the Act.  As well, the restoration of the Allandale Train Station is under the guidance of the Ontario Heritage Trust.  The heritage value of the Allandale Train Station resides in its picturesque massing, the composition of its elevations, its residential scale, Italianate Villa detailing and its visual as well as symbolic identity with the community.  The characteristic picturesque elements of the turn-of-the-century railway stations include the wide overhanging eaves, covered outdoor waiting areas, dominating rooflines and a non-frontal asymmetrical composition.  The massing of this mid-size station consists of three functionally separate elements; the office building, restaurant building and passenger depot; giving the overall composition a residential scale.  Visual unity of the parts is achieved by the strong horizontal lines created by the dominant rooflines, the brick plinth, repetitive columns, horizontal windows and transom bars and the narrow horizontal wood siding and wood details such as the stringcourse.  The target date of restoration for the Ontario Heritage Trust is 1904 – 1905 for the passenger depot, 1904 – 1905 for the restaurant building and 1895 for the office building.

Scope of Work

Base Building Restoration (Phases 1 and 2A)

Phases 1 and 2A provide the necessary scope and resources to save the buildings to ensure that present and future members of the public can enjoy these buildings for generations to come.  The buildings continue to deteriorate as the major problems worsen including roof, structural and wooden heritage features, etc.  Further delaying this work would have escalated restoration costs and some heritage features would have been permanently lost.  Phases 1 and 2A are described in detail below.

Phase 1 is complete and included minor maintenance works and the completion of the Detail Design which specifically included:

1. Completion of minor works in preparation of the major tender;
2. Repair of major leak in roof;
3. Removal of asbestos;
4. Removal of fire damage in the wood attic using specialized Dry Ice techniques;
5. Clean-up of site;
6. Salvage historical elements;
7. Inventory of historical elements;
8. Investigations into the original materials and finishes (e.g. paints, stains, etc.);
9. Improvements to security and safety of the site;
10. Investigation of building structural rehabilitation requirements;
11. Investigation of foundation reinforcing measures;
12. Investigation of measures to permanently address building settlement areas;
13. Preparation of energy/water reduction reports (LEED assessment);
14. Issuance of Contractor Pre-qualification Documents; and
15. Preparation of tender documents and Architectural/Engineering drawings.

Phase 2A is the Base Building Restoration and is underway.  This will ensure the long-term preservation of the Allandale Train Station including:

1. Reinforcement of foundations;
2. Reinforcement of structural walls;
3. Replacement of roof shingles;
4. Reinforcement of attic support for ventilation units;
5. Replication of the tower on the southerly building;
6. Restoration of exterior walls;
7. Restoration of the two breezeways;
8. Restoration of ceilings;
9. Partial restoration of the interior walls to include insulation and vapour barrier;
10. Repair/replacement of sub-floors as needed;
11. Reinstallation of salvaged historical elements, including replicas where necessary;
12. Upgrades to meet the latest Building Code;
13. Upgrades to meet the latest Accessibility Standards and the Accessibility For All Ontarians Act;
14. Partial installation of base Mechanical and Electrical systems, including access; and
15. Installation of main site services including Natural Gas, Hydro, Telephone, Cable, etc.

Future Fit-out to Accommodate Planned Public Programming (Phases 2B, 3A and 3B)

Phases 2B, 3A and 3B are needed to meet facility requirements for the long-term public programming of the Allandale Train Station buildings and the Station Lands.  Once the base buildings are restored and made structurally sound, then specific improvements can be undertaken to accept the proposed programming elements.  Phase 2B will investigate and provide recommendations as to the best public use of the train station complex considering numerous facets such as:  long-term financial sustainability, (e.g. leasing, rental, etc.); community needs; integration with existing neighbourhood; integration with proposed Mixed Use Development; complementing the waterfront; exploration of public-private opportunities, etc.    A separate Staff Report and recommendations will be submitted to General Committee that will outline the findings of Phase 2B, including the associated costs to implement.  Phases 2B, 3A and 3B are described in detail below.

Phase 2B will be undertaken in parallel with Phase 2A.  Phase 2B is the programming and public consultation process that is about to commence.  The Supplement to the Community Consultation Report would create a plan for the public use and experience of the historic lands, a direction for creative industry partners on the site and build a 365 day vision for cultural and community programming for the Allandale Train Station and adjacent Station Lands to be constructed in Phases 3A and 3B.  The Supplement will include programming considerations for the Allandale Train Station buildings and the Station Lands and will include:

1. Consultation with the Department of Culture to determine what are the City’s Cultural needs that can be incorporated;
2. Consultations with Leisure, Transit, Facilities Department to obtain the City’s overall programming needs;
3. Consultation with the public including a review of potential community groups;
4. Consultation with potential creative industry partners including arts, culture and heritage organizations;
5. Consultation with staff on festival and other event program opportunities;
6. Preparation of a Draft 365 day community and culture operating plan for the Allandale Train Station and the Station Lands including Operating Costs;
7. Preparation of an application for registering the Allandale Train Station for a Parks Canada designation;
8. Consideration of Building Programming elements in relationship to the GO Station;
9. Consideration of Building Programming elements in keeping with the new Mixed Use Commercial Development; and
10. Consideration of the Station Lands to promote an integrated connection with the Allandale Train Station buildings, Station Lands, the Waterfront Master Plan, existing waterfront trail system and neighbouring development access points.

Phase 3A is the future construction of the recommended programmed interior building Fit-out developed from Phase 2B and will include:

1. Construction of the remaining drywall for the inside of the exterior walls;
2. Completion of the Mechanical and Electrical systems;
3. Construction of the interior non-structural walls to accommodate the programming recommendations; and
4. Completion of floor finishes, (e.g. wood, tile, etc.).

 

Phase 3B is the future construction of the recommended programmed site works for the Station Lands developed from Phase 2B and will include:

1. Construction of external programming elements associated with the Station Lands;
2. Construction of the secondary servicing for any lighting or power requirements; and
3. Construction works such as:  grading, drainage, trails, landscaping, specific programming requirements and associated works required to tie into existing and proposed programming.

Timeline

• Phase 1:  Completed.
• Phase 2A:  projected completion date is December 31, 2011.
• Phase 2B:  Completed.
• Phase 3A:  to be determined.
• Phase 3B:  to be determined.

Project Team

The City has retained McKnight Charron Laurin Architects Inc. (MCL) to carry out the contract administration with ERA Architects Inc. as the Heritage Consultants to prepare architectural drawings.  In addition, MCL has retained Brumar Engineering Ltd. as the mechanical engineers, e-Lumen International Inc. as the electrical engineer, Skelton, Brumwell & Associates Inc. as the civil engineers and SWS Engineering Inc. as the structural engineers.  Project management will be carried out by Graeme King, P. Eng., PMP, Senior Project Engineer with assistance from Joel Ackland, Project Technologist of the City of Barrie.  GeoSpec Engineering Ltd. completed a geotechnical investigation and Fluent Engineering Inc. prepared a LEEDs report.  The City has retained the services of Clifford Restoration Limited, an experienced heritage restoration expert as a General Contractor with the assistance of Roman Svoboda, restoration specialist.