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HomeMy WebLinkAboutCSD-11-128 - Demolition Control Application - Scott & Weber (DC1 KrTC:~~,ivER Staff Re ort p Camm unity Services Departm ent ~rw.ki~~~~r~e~.~ REPORT T0: Community & Infrastructure Services Committee DATE OF MEETING: September 26, 2011 SUBMITTED BY: Alain Pinard, Director of Planning PREPARED BY: Garett Stevenson, Planner 519-741-3400 x 3158 WARDS) INVOLVED: Ward 10 DATE OF REPORT: September 13, 2011 REPORT NO.: CSD-11-128 SUBJECT: DEMOLITION CONTROL APPLICATION DC11/009/SIGs 79, 83 SCOTT STREET 15, 25, 29 PEARL PLACE 66, 68, 82 WEBER STREET E RICHARD ALTVATER & SONS LTD. TER-BUILDING INVESTMENTS LTD. EIWO CANADIAN MANAGEMENT LTD. ~$ ~~ ~~ ~~ ~~ ~~ ~~ ~~ ~~ ~} ~~ ~~ ~~ ~~ ~~ ~~ ~~ ~~ ~} ~-~~ ~~ ~~ ~~ ~~ ~} A3 5~ 15 ~$ ~~ 55 6 ,~ 34 $3159 ~~ ~5 ~ 55 ~ 71 ~ 51 ~~ ~7 1$ ~`' z` ~ 19 1~$!~3 9~A ~` 15 1~2 ~~ ~~ ~~ 5A ~ 59 $1 $5 32 $} $9 A$ 9~ 9~ 9A 9~2 A3 ~ 1~~ ~° 1~5 87 91 Subject Properties: 79, 83 Scott Street & 15, 25, 29 Pearl Place & 66, 68, 82 Weber St. E. RECOMMENTATION: That Demolition Control Application DC11 /009/SIGs requesting permission to demolish a duplex at 79 Scott Street and four single detached dwellings located at 83 Scott Street, 15 Pearl Place, 25 Pearl Place, and 29 Pearl Place, owned by Richard Altvater & Sons Ltd., Ter- Building Investments Ltd., and EIWO Canadian Management Ltd., be approved without 4-1 1 Staff Report I~`r~.x~,ivER CommunityServicesDepartment www.kitchenerta BACKGROUND: The Planning Division has received an application requesting the demolition of five buildings located at 79 and 83 Scott Street and 15, 25, and 29 Pearl Place (see Demolition Plan, Appendix A). The dwelling unit breakdown of all buildings proposed to be demolished are as follows; - 79 Scott Street -two units - 83 Scott Street -one unit - 15 Pearl Place -one unit - 25 Pearl Place -one unit - 29 Pearl Place -one unit The five dwelling unit rowhouse building (formally addressed as 1-5 Israel Place) is not being considered with this application. REPORT: The subject site is zoned as Commercial Residential Two (CR-2) with Special Regulation Provisions 115R and 552R and Special Use Provision 125U. The property is designated as Medium Density Commercial Residential in the Central Frederick Neighbourhood Secondary Plan. The demolitions are proposed to prepare the property for future redevelopment. The Zoning By-Law and the Official Plan were amended in 2010 to facilitate the comprehensive redevelopment of the lands. The properties are subject to an Urban Design Brief and to conditions of an approved Heritage Impact Assessment (HIIA) outlined in the letter dated July 19, 2006 to Rino Dal Bello from Leon Bensason (Appendix B). Condition 6 and 7 pertain to the demolition of 79 Scott Street, 83 Scott Street (single detached dwelling only),15 Pearl Place, 25 Pearl Place, and 29 Pearl Place. Condition 6 and 7 were fulfilled on June 30, 2011. As a result, Heritage Planning staff have no concerns with the demolition of the above noted buildings. Heritage Planning staff note that 83 Scott Street also contains a rowhouse building (formerly addressed 1-5 Israel Place). This building is subject to additional conditions of the approved HIA. Condition 5, 8 and 9 pertain to this building. Condition 5, 8 and 9 have not been fulfilled. Heritage Planning staff understand that the rowhouse building is not currently proposed for demolition and therefore the current demolition control application does not apply to this building. Internal Circulation Comments: Preliminary circulation of the demolition control application was undertaken from July 22, 2011 to August 5, 2011 to all applicable internal departments. All comments that were received from internal departments are attached (Appendix C). There were no objections to the proposed demolitions. Planning Analysis: Staff are of the opinion that the proposed demolitions are appropriate to implement the future redevelopment of the property. The buildings are subject to an approved HIA and conditions of the assessment for the proposed buildings to be demolished have been completed to the satisfaction of the City's Coordinator of Cultural Heritage Planning. ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN: The proposed demolitions are required prior to the redevelopment of the subject site and will align with the Kitchener Strategic Plan as it ensures the implementation of the community priority "Development'; with comprehensive redevelopment that is consistent with Provincial, Regional and City planning policies. 4-2 1 Staff Report I~`r~.x~,ivER CommunityServicesDepartment www.kitchenerta FINANCIAL IMPLICATIONS: No new or additional capital budget requests are expected with this recommendation. COMMUNITY ENGAGMENT: Preliminary circulation of the demolition control application was undertaken to all property owners within 60 metres as no site plan application has been filed to redevelop the property at this time. Four property owner comments were received as a result of the circulation. One commenter had no objections to the demolitions and requested that the demolitions occur as soon as possible so that the demolition work can be done at the same time as the construction of the new Consolidated Courthouse nearby. The second respondent advised that they had no objection to the demolition and wanted to be advised of any future demolition correspondence. A third respondent supported the proposed demolition and expressed an interest in having the full redevelopment of the property occur as soon as possible. A fourth respondent suggested that the existing buildings be moved to be reused on another property and cited some concern for access to the future development via Pearl Place. The issues identified by the fourth respondent have been considered in the HIA or will be considered during the formal site plan application review. All comments are attached to this report (Appendix D). All property owners within 60 metres of the subject property will receive notice of the date of the Committee meeting dealing with this demolition control application for information purposes. The four property owners who provided written comments will be mailed a copy of the staff report. CONCLUSION: Planning staff have considered this application and are of the opinion that the proposed demolitions are justified as the removal of the existing buildings is required to implement the future redevelopment of the subject lands. ACKNOWLEDGED BY: Jeff Wilmer, Deputy CAO Community Services Department List of Attachments: Appendix A -Demolition Plan Appendix B -HIA letter, from Leon Bensason, dated July 14, 2006 Appendix C -Internal comments Appendix D -Property owner comments 4-3 Report ~1~. ~~L~-'11- ~ ~,~~ lA5i Appendix" 4- 4 Report Rlo. ~[~v~ 1- ~ppondi~ " ~~ City fall, p.~. Bex 1118 20~ King Street hest Kitchener, Ontario Canada,l~2G ~C7 PHD~E: X519} 7412306 FAX: X519} 7~1-224 TDDITYY: X519} 741-2385 Duly ~, 200 Rino Dal Bella, BES Planner PEII~ Ltd, 379 queen Street South Kitchener, 4N., ~2G Iw6 Dear Mr. Dal Bello, Re. NIP olo7lwlG~~ ZCA o1.l~4lwIGR. ~Crosscan Investments Limited} Veber Street, Scott Street, Pearl Place, Israel Place Approval o Heritage impact Assessment This letter approves the Heritage Impact Assessment submitted in relation to Municipal Plan Amendment Application MP D1lD7lwlGR and Zone Change Application ZC ollZ4lwlGR, made far lands located on weber Street East and Scott Street, awned by Crosscan Investments Ltd. Approval o~ the HIA gives no assurance that the subject Planning applications will be approved by the City, but rather provides direction to the Development & Technical Services Department with regard to appropriately addressing the conservation of identified cultural heritage attributes in the processing of Planning related applications. The Heritage Impact Assessment dated December ZDDS (see Appendix `A' }was prepared by Historica Research Limited and was supplemented by a Memorandum dated March I3, 2DO6 from Christopher , Andreae of Historica Research Limited to Paul Puopolo of Planning & Engineering Initiatives Ltd, see Appendix `B'}; and by a letter dated March ~~, ~DD~ from Rino Del Bello of Planning & Engineering Initiatives Ltd to Leon Bensason, Heritage Planner far the City of Kitchener see Appendix `C'~; all as attached to this approval letter, It is the Department's position that the documentation submitted in support of the requirement to prepare a Heritage Impact Assessment has met the City's HIA~terms of reference. In reviewing the HIA and related addendums, it is the position of the Development & Technical Services Department that the fallowing canservatian option mast appropriately addresses. the conservation of the cultural heritage attributes of the property and shall be implemented in the processing of the subject Municipal Plan Amendment and. Zane Change applications, as well as apply to other development related applications made far the property accordingly: A roved Conservation a flan 1. That the redevelopment of the subject property be consistent with the design of site plan Concept 1B, attached to the letter dated March 22, ZOD~ from Rino Del Bella of PEIL to Lean Bensason, Heritage Planner; accommodating the conservation of 87 Scott Street in situ; the construction of an apartment building having a maximum height of l l stories; and ultimately resulting in the demolition of 79 & 83 Scott Street,l-5 Israel Place, and l5, 25 & 29 Pearl Place. .. t..l:: ~~. .~~: -~~ ~(~~~ ,(3 Printed on I Ob n~o pest consumer fifer, Ecol.oga ccrtifi~ci and ~rtirfuc~d witi~ Bi€~~as energy. `°-> ,.~ ~• ~ ~ . F Z. That City staff initiate the heritage designation of 1~7 Scott Street under Part ~ of the antario Heritage Act, with the notice of intent to designate to be considered concurrent with Council's consideration of the sub jest MPA and ~C applications. . That the proposed 1 l storey apartment building be subject to a high standard of urban design, placing particular emphasis an articulating the building elevations and choosing building materials and design elements on lower floors that achieve a more pedestrian scale and a cohesive development in the context o the surrounding residential neighbourhood. 4. That in recognition of the narrow setting and intimate feel of the existing Pearl Place streetscape; landscaping introduced on the subject property recreate a visually intimate community on Pearl Place and in particular attempt to mitigate the impact of views to the proposed development and parking lot from the existing residential development on the east side of Pearl Place. 5. That given the particular rarity of the terrace buildings located at ~~5 Israel Place, such buildings be documented to a minimum HABSIHAER Standard fI to consist of measured drawings of the exterior and photographs of exterior and interior views {see Appendix `D' for HABSIHAER Documentation Standards}, prior to the issuance of a demolition permit. G. That all other buildings on the property be documented to a minimum DTS Photographic Documentation Standard for Heritage Properties see Appendix `E' }, prior to the issuance of a demolition permit, 7. That an inventory of items to be salvaged from existing structures and suitable for reuse in the proposed new redevelopment, be prepared and submitted to the City prior to the issuance of a demolition permit; and that such inventory identify how these artifacts could be integrated into the new development. ~. That consideration be given to installing an interpretive marker or signage an the site illustrating and describing the unique and distinctive enclave which existed on Pearl Place, with particular emphasis an the significance of the terrace buildings located at 1d5 Israel Place, to be reviewed by Development & Technical Services staff.. 9. That given the particular rarity of the terrace buildings located at 1-5 Israel Place, a condition be added to the consideration of any demolition control application made for these buildings, which would require the submission and approval of a site plan application and the issuance of a building permit for the apartment building, prior to the issuance of a demolition permit. If you have any questions or require additional information related to the above, please do not hesitate to contact me. Lecn Bensason, MCfP, RPP Heritage Planner c. Jeff willmer, Director of Planning Ryan Mounsey, Senior Planner Urban Design} Attachments Appendix `A' : Heritage Impact Assessment dated December 2QQ5 by Historica Research Limited Appendix `B' : Memorandum. dated March l 3, ~oo~ from Historica Research Limited to PEIL Ltd. Appendix `C' : Letter dated March ~2, 2oa6 from PEII~ Ltd. to Leon Bensason, Heritage Planner. Appendix `D': HABSIHAER Documentation Standards Appendix `E": DTS Photographic Documentation Standard far Heritage Properties 4-6 R~p~r~ too. ~~~m11o ~ a"~~ ~ra~~r :~~ oc~v ~.~aaz e ~ ~~~ ~ ~,~ ~ O U ~ ~ ~. r ~7 U .~ A. Q O a» C a () ~. 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