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Home My WebLink AboutDTS-10-183 - Demolition Control Application DC10/11/B/ATP 1000 Bleams Road REPORT Report To: Development and Technical Services Committee Date of Meeting: November 8, 2010 Submitted By: Alain Pinard, Interim Director of Planning Prepared By: Alexandra Pires, Planning Technician (519-741-3400 ext. 3177) Ward(s) Involved: Ward 4: South Ward (New Ward: 6) Date of Report: October 27, 2010 Report No.: DTS-10-183 Subject: DEMOLITION CONTROL APPLICATION DC10/11/B/ATP 1000 BLEAMS ROAD KITCHENER-WATERLOO CHRISTIAN FELLOWSHIP CHURCH Single detached dwelling proposed to be demolished Location Map – 1000 Bleams Road RECOMMENTATION: That Demolition Control Application DC10/11/B/ATP requesting permission to demolish one (1) single detached dwelling located at 1000 Bleams Road, owned by the Kitchener- Waterloo Christian Fellowship, legally described as Block 137 of Registered Plan 1648, be approved without conditions. è ó ï BACKGROUND: The Department of Development and Technical Services has received an application requesting the demolition of a single detached dwelling located at 1000 Bleams Road. The subject property has two zoning categories and two land use designations. The western portion which is currently developed with the Kitchener-Waterloo Christian Fellowship Church, a church office building, two interconnected parking lots and the single detached dwelling proposed to be demolished, is designated as Low Rise Residential in the City’s Official Plan and zoned a Neighbourhood Institutional Zone (I-1) in the Zoning By-law 85-1. The vacant lot located at the eastern portion of the subject property is designated as a Neighbourhood Mixed Use Centre in the Official Plan and zoned Neighbourhood Shopping Centre (C-2) in the Zoning By-law 85-1. The applicant is proposing to demolish the existing vacant single detached dwelling to make way for the future development of a new church auditorium addition. The applicant has advised that a formal Site Plan Application for the new addition will be submitted only if final demolition control approval for the single detached dwelling is received from City Council. Figure 1: Front view of property from Bleams Road è ó î Figure 2: Side view of property REPORT: Planning Comments: Planning staff often recommend a condition on a demolition control approval application that requires the applicant to obtain a building permit and upon its issuance, a demolition permit may be issued. The demolition permit would then set out the condition imposing a fine of $20,000 per unit if redevelopment is not substantially complete within two years after the demolition permit is issued. The main reason for this condition is to ensure redevelopment occurs in a timely manner. However, Planning staff are recommending that this condition not be included for this application. The applicant has advised that the dwelling does not serve a function to the subject lands and the space occupied by the dwelling will be required for the future church auditorium addition in accordance with the institutional zoning on the property. It is Planning staff’s opinion that the dwelling is situated on a large lot allowing sufficient separation between adjacent properties and its removal will not create an obvious void in the existing streetscape along Bleams Road. The applicant has advised that it is only feasible for them to submit a formal Site Plan Application for the proposed new auditorium only if the demolition control application is approved by Council. Seven criteria, as outlined in Council Policy I-1010, are used to evaluate the appropriateness of an application to demolish a residential property in circumstances where no building permit has be issued for a new building on the site: è ó í 1. Property Subject to the Ontario Heritage Act Heritage Planning staff have advised that the single detached dwelling is not designated under the Ontario Heritage Act. 2. Architectural and Historical Value Heritage Planning staff and the Heritage Kitchener Committee had identified this property as a potential cultural heritage resource and recommended that it be listed as a non-designated property of cultural heritage value or interest on the Municipal Heritage Register. Council resolved not to list the property but requested that the Kitchener Waterloo Christian Fellowship Church work with City staff to commemorate the heritage attributes of the property as part of future development plans. In order to assist with commemoration of the heritage attributes, Heritage Planning staff required that the single family dwelling be documented in accordance with the City's Photo Documentation and Recording Guidelines. The documentation was received on October 6, 2010. In addition, Heritage Planning staff have encouraged the applicant to consider salvaging some of the heritage attributes for use in a commemorative display. The heritage attributes of the house include: the fieldstone construction; the roofline; the windows and window openings; and, the stone sills and lintels. It may be feasible to retain a window or stone sill for use in a commemorative display. Heritage Planning staff note that the commemorative display may be made a requirement of future development approvals and the display may include: plaques, photographs, interpretive signage, and/or salvaged heritage attributes. 3. Condition of the Dwelling A City Building Inspector examined the dwelling on October 5, 2010 and advised that the overall building is in fair condition. The two storey stone farm house is approximately 1000 square feet with an unfinished basement. The property is serviced with water, gas, hydro and sanitary but has no storm water connection. There is an abandoned septic system in the rear or right side yard that will have to be removed. There is rubble or fieldstone foundation and exterior walls with rough sawn wood frame construction for interior. The exterior stone is in good condition. The roof and siding is also in fair condition without evident insulation. The rear storage area and cistern appear to be in fair condition as well. In regards to the interior conditions of the building, there appears to be forced air heating. There is a new electric hot water heater installed and there is no evidence of major settling or foundation movement. The wood frame and vertical sash windows are in fair condition as well. 4. Impact of Demolition on Abutting Properties, Streetscape, and Neighbourhood Stability The dwelling proposed to be demolished is situated on a large lot which provides sufficient separation between adjacent buildings along Bleams Road. The removal of the dwelling will not interrupt the character of the existing streetscape. The site plan for the proposed addition will be reviewed by staff to ensure that the streetscape is enhanced where possible and compatible with the abutting properties and surrounding neighbourhood. 5. Timeframe of Redevelopment The applicant has advised that a formal Site Plan Application for the proposed new auditorium addition will be submitted only if the demolition control application is approved by Council. This is due to the fact that the removal of the existing dwelling is required to provide space for the proposed addition and it would not be practical to make a formal site plan submission if demolition control of the single detached dwelling did not receive approval. 6. Proposed Use In Terms of Zoning and Compatibility with Adjacent Properties The applicant intends on demolishing the existing dwelling as it will not be included as part of the future development of the new church auditorium addition. If demolition control is approved è ó ì by City Council, the applicant has advised that the formal Site Plan Application will be submitted to the City. The application will be reviewed by staff to ensure that the proposed addition is compatible with the adjacent lands and will not impose any negative impact to the character of the existing surrounding area and adjacent properties. 7. Neighbourhood Consultation On September 30, 2010, all property owners within 60 metres of the subject property were circulated an information letter giving a summary of the proposal and were further invited to submit comments. The circulation period ended on October 22, 2010 and to date no responses have been received. Urban Design Comments Staff have reviewed the application and have no concerns with the proposed demolition. Heritage Comments Heritage Planning staff are in receipt of required documentation in accordance with the City’s Photo Documentation and Recording Guidelines on October 6, 2010 and as a result, Heritage Planning staff have no concerns with the proposed demolition. Engineering Comments The Engineering Department has noted that all existing services must be capped prior to the demolition permit being issued. If serviced from existing buildings, the connections have to be terminated at whichever building the service is coming from. The capping must be completed by the City at the expense of the owner. Staff do not have further concerns with the proposed demolition. Building Inspector Comments A City Building Inspector examined the interior and exterior of the existing dwelling. The Building Division has no objections to the demolition of this house and note that a demolition permit will be required. FINANCIAL IMPLICATIONS: No new or additional capital budget requests are expected with this recommendation. COMMUNICATIONS: Preliminary circulation of the demolition control application was undertaken from September 30, 2010 to October 22, 2010 to internal agencies and all property owners within 60 metres of the subject property. All comments that were received from internal agencies are attached as Appendix B. No comments were received from surrounding property owners as a result of this circulation. In addition, all property owners within 60 metres of the subject property were circulated an information letter giving a summary of the proposal and information regarding the date and time of the Council meeting dealing with the application. CONCLUSION: Planning staff have considered this application and are of the opinion that the proposed demolition is justified. The applicant has advised that the dwelling does not serve a function to the subject lands and the space occupied by the dwelling will be required for the future auditorium addition in accordance with the institutional zoning on the property. It is Planning staff’s opinion that the dwelling is situated on a large lot allowing sufficient separation between adjacent properties and its removal will not create an obvious void in the existing streetscape along Bleams Road. The applicant has advised that it is only feasible for them to submit a formal Site Plan Application for the proposed new auditorium only if the demolition control application is approved by Council. Therefore, Planning staff are of the opinion that the standard two year redevelopment condition should not be imposed on this application. As such, Planning è ó ë staff recommends that demolition control application DC10/11/B/ATP requesting permission to demolish one single detached dwelling located at 1000 Bleams Road, owned by the Kitchener- Waterloo Christian Fellowship Church, legally described as Block 137 of Registered Plan 1648, be approved without conditions. REVIEWED BY: Della Ross, Manager of Development Review ACKNOWLEDGED BY: Jeff Willmer, Interim General Manager Development and Technical Services Department Attachments: Appendix “A” – Demolition Plan Appendix “B” –Internal Agency Circulation Comments è ó ê è ó é è ó è è ó ç è ó ïð è ó ïï