HomeMy WebLinkAboutCSD-11-154 - Demolition Control - 731 Huron RoadJ
Staff Reporf
KITC;H~,~T~R Community Services Department www.kircnenerca
REPORT T0: Community & Infrastructure Services Committee
DATE OF MEETING: November 28, 2012
SUBMITTED BY: Alain Pinard, Director of Planning
PREPARED BY: Mat Vaughan, Planning Technician - (519) 741-3400 ext.
3192
WARD(S) INVOLVED: Ward 5
DATE OF REPORT: November 15, 2011
REPORT NO.: CSD-11-154
SUBJECT: DEMOLITION CONTROL APPLICATION DC11119/HIMV
731 HURON ROAD
HEATHSHORE HOMES LTD.
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RECOMMENDATION:
That Demolition Control Application DC111191HIMV requesting permission to
demolish one (1) single detached dwelling located at 731 Huron Road, owned by
Heathshore Homes Ltd., be approved.
BACKGROUND:
The Community Services Department has received an application requesting the demolition of a
single detached dwelling located at 731 Huron Road. The subject property is zoned Residential
Three (R-3) in the Zoning By-law and designated Low Rise Residential in the City's Official
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Location Map - 731 Huron Road
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Staff Reporf
KITC;H~,~T~R Community Services Department www.kircnenerca
Plan. The Owner is not proposing to redevelop the property at this time but has indicated the
future use would consist of a low rise residential development which is consistent with the
policies of the Zoning By-law and Official Plan.
REPORT:
The owner is proposing to demolish the subject dwelling with the intent to redevelop the site in
the future with low rise residential development. The owner does not have specific
redevelopment plans at this time and has not submitted a formal building permit application for
the proposed redevelopment.
Circulation Comments:
Planning staff circulated the application to internal departments. Their comments are attached
as Appendix "B".
Planning Analysis:
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 will
be issued for a new building on the site:
1. Property Subject to the Ontario Heritage Act
The subject property is identified on the Heritage Kitchener Inventory of Historic Buildings.
Heritage Planning staff conducted a site visit of the subject property in order to determine
whether the property should be listed as anon-designated property of cultural heritage value or
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Figure 1: Front view of property from Huron Road
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Staff Reporf
KITC;H~,~T~R Community Services Department www.kircnenerca
interest on the Municipal Heritage Register. Upon evaluation, Heritage Planning staff confirmed
that the property should not be listed.
2. Architectural and Historical Value
Heritage Planning staff advise that although the property is identified on the Heritage Kitchener
Inventory of Historic Buildings, further evaluation confirms that the property should not be listed
as anon-designated property of cultural heritage value or interest on the Municipal Heritage
Register.
3. Condition of the Dwelling
A City Building Inspector examined the dwelling in October 2011 and advised that the single
storey house is approximately 1,000 square feet. The property is serviced with hydro only, and
has no storm, sanitary, gas, or water service at this time. There is a septic bed in the rear yard.
The single family dwelling features fieldstone foundation with timber frame construction. The
building has been damaged by fire and vandalism. Overall, the house appears to be about 80
years old and is in poor condition. The well needs to be decommissioned and the existing septic
system will have to be investigated or decommissioned prior to any new development. The cost
of repairing the damaged structure and finishes would be significant.
4. Impact of Demolition on Abutting Properties, streetscape, and Neighbourhood
Stability
The building proposed to be demolished is currently vacant, in poor condition and its removal
will help address any safety concerns. Due to the proximity to Huron Road, the deteriorating
condition of the house does not make a significant contribution to the streetscape and it is staff's
opinion that the demolition will not negatively impact the abutting properties. The future
redevelopment of the site will enhance the aesthetics of the large property and surrounding
location making a positive contribution to the streetscape.
5. Timeframe of Redevelopment
The applicant has stated that the timeframe for redevelopment is unknown at this time.
6. Proposed Use In Terms of Zoning and Compatibility with Adjacent Properties
The owner does not have specific redevelopment plans in mind as yet but given the existing R-3
zoning, the likely redevelopment will be one of the permitted uses.
7. Neighbourhood Consultation
On October 14, 2011, all property owners within 60 metres of the subject property were
circulated an information letter giving a summary of the proposal and invited to submit
comments. Planning staff received one phone call from a surrounding resident in favour of the
demolition as a result of the circulation.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
The proposed demolition is required priorto the future 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.
FINANCIAL IMPLICATIONS:
No new or additional capital budget requests are expected with this recommendation.
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Staff Reporf
KITC;H~,~T~R Community Services Department www.kircnenerca
COMMUNITY ENGAGMENT:
A neighbourhood circulation was made as part of this application to property owners within 60
metres of the subject property as the applicant has no immediate plans to redevelop the site. In
addition to this circulation, 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.
CONCLUSION:
Planning staff have considered this application and are of the opinion that the proposed
demolition is justified as the removal of the existing uninhabited single detached dwelling is
required to implement the future redevelopment of the subject lands. This will remove a single
detached dwelling that is in poor condition and will improve the safety of the area.
REVIEWED BY:
Della Ross, Manager of Development Review
ACKNOWLEDGED BY: Jeff INillmer, Deputy CAO
Community Services Department
List of Attachments:
• Appendix "A" -Demolition Plan
• Appendix "B" -Internal agency comments
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Fromm: Michelle Drake
Sento Thursday, October ~7, ~O~ ~:~~ Ply
Toy fat Gaughan
Subject, R~: internal Circulation Demo ~. 73~ Hunan Rd.dac
fat,
Report No. C~Dm11~ ISM
Appendix" "
The property municipally addressed 7~ Nunn Road is identii"ied on the i~leritage Kitchener Inventar~ at
Nistoric'~uildings, heritage Planning staff have conducted a site visit to evaluate the cultural heritage
value and interest associated vuith the pr®perty. Photographs of the interior and exterior of the building
~vere obtained on the site visit. I-leritage Planning staff` note that the building does not rnerit listing or
designation. ~s a result, heritage Punning staff have no concerns pith the proposed Derr®iition Control
application. .
I~iGhelle
Michelie Drake {nee llvade~, ~E
Heritage Planner
Community Services Department
Planning Division
P. 519.741.2839
F. 519.741.2624
TTY. 1-866-969-9994
mich~Ile.drakeCa.kitchener.ca
~~~LESE i~TE H~ T E-~L DESS~~~
10/31/2011 3 -
Report N~. CSC-11- I ~
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ae~ October 2~, 201 ~
Toy fat Vaughan
From: Trevor Qakley
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abject: ~3 HURON RD ~ Der~olition control A.pplicatian
The fallowing is a brief summary of the general conditions of the building.
Property Features:
Single storey house, approximately ~,a00 SF.
Detached brick shack containing well.
Property is serviced with hydro only, no storm, sanitary, gas, or water at this time
rear yard,
1~lell head in front yard on left side not yet capped or decommissioned.
Haase Descr~ipfivn:
Single family dwelling, damaged by fire and vandalism.
Fieldstone foundation with timber frame construction
Exterior Candifions:
Exterior brick in fair condition, soffit, and fascia in poor condition
Roof is in fair candition, insulation compromised by fire damage
Foundation is deteriorating at front wall
There is a septic bed in the
lnterivr Condifions:
forced air heating throughout, older oi! furnace. 0i! tank located in basement is empty.
vvater pump and pressure tank located in basement
Smoke and water damage evident throughout main floor.
Left side of house, including kitchen, are heavily damaged by fire
No evidence of major settling ar foundation movement.
House is fully boarded up and uninhabitable.
Overall Ol~servafions:
The house appears to be about 3D years old and is generally in paorcondition.
The well needs to be decommissioned and the existing septic system will have to be investigated or
decommissioned prior to any new development.
Overall candition. Poor
!t is understood that the house in the current condition does not meet the needs of the owner. vile understand that the
owner's intention is to demolish the existing house and redevelop lands as part of the adjacent subdivision. The Building
Division has na objections to the demolition of this home. Please note that a demolition permit will be required, please
contact 519-7~ ~ -2433 for mare information.
Respectfully,
Trevor Oakley, CET, CBCO,
Municipal Building official ll
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