HomeMy WebLinkAboutCSD-12-003 - 184 Breithaupt St - Demolition Control ApplicationStaff Report
KIT[',HE~:NER Community5ervicesDepartmenr www.kitthenerty
REPORT TO: Community & Infrastructure Services Committee
DATE OF MEETING: January 30, 2012
SUBMITTED BY: Alain Pinard, Director of Planning
PREPARED BY: Alexandra Pires, Planning Technician, 519-741-3400 x3177
WARD(S) INVOLVED: Ward 10
DATE OF REPORT: January 19, 2012
REPORT NO.: CSD-12-003
SUBJECT: DEMOLITION CONTROL APPLICATION DC11/23/B/ATP
184 BREITAUPT STREET
THE ALLEN BUILDING INC.
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Location Map: 184 Breithaupt Street
RECOMMENDATION:
That Demolition Control Application DC11/23/B/ATP requesting permission to demolish
one (1) single detached dwelling located at 184 Breithaupt Street, owned by The Allen
Building Inc., be approved without conditions.
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BACKGROUND:
The subject dwelling is municipally addressed as 184 Breithaupt Street and is designated
General Industrial in the City's Official Plan and zoned Industrial Residential (M-1) in the Zoning
By-law 85-1. The owner is proposing to demolish the existing dwelling to redevelop the site with
a commercial parking facility, which is a permitted use in the Zoning By-law. The owner also
owns the recently renovated building across the street at 108 Ahrens Street. 108 Ahrens Street
cannot accommodate on-site parking requirements as the site is largely covered by the building
on it. Therefore the proposed parking spaces at 184 Breithaupt Street are intended for the office
and warehouse uses at 108 Ahrens Street. The owner has submitted a formal site plan
application for the proposed redevelopment.
Approval of the demolition control application will permit the removal of one residential unit from
the City's housing stock. However, staff is of the opinion it is justified as the lot will provide
parking to support an employment use in the M-1 Zone.
Figure 1: Front view of the dwelling from Breithaupt Street
REPORT:
The Planning Act states that Demolition Control is intended to maintain housing stock within a
municipality and prevent their premature or unjustified removal. The applicant is proposing to
redevelop the site with a use that does not require a building permit for a new building, as such
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seven criteria as outlined in Council Policy 1-1010 are used to evaluate the appropriateness of
an application to demolish a residential property.
1. Property Subject to the Ontario Heritage Act
The subject building is not listed on the Heritage Kitchener Inventory of Historic Buildings
or designated under the Ontario Heritage Act.
2. Architectural and Historical Value or Interest
The City's Heritage Planner advised that there are no heritage concerns with this
property or with the proposal for demolition.
3. Condition of the Dwelling
A City Building Inspector visited the subject property and advised that the dwelling
appears to be about 70 years old and is in good condition. Building staff do not have
concerns with the proposed demolition.
4. Impact of Demolition on Abutting Properties, Streetscape and Neighbourhood
Stability
The subject property is located within a residential enclave at the North-East corner of
Breithaupt and Ahrens Streets and is surrounded by low rise residential development
and other industrial and commercial uses. A formal site plan application for the proposed
commercial parking facility has been submitted for staff's review. The site plan review
process will provide the opportunity to ensure that the City's site design requirements
are implemented so that there is minimal impact to abutting properties and Streetscape.
The proposed parking spaces are intended for the office and warehouse uses that will
occupy the recently renovated building at 108 Ahrens Street. It is staff's opinion that the
proposal will contribute to the employment stability of the neighbourhood by increasing
the potential of an existing industrial-commercial building which is the predominant use
in the M-1 Zone.
5. Timeframe of Redevelopment
The applicant has indicated that they plan to redevelop the property with a commercial
parking facility immediately, pending demolition control and site plan approval.
6. Proposed Use in Terms of Zoning and Compatibility with Adjacent Properties
The subject property is zoned Industrial Residential (M-1) in the Zoning By-law 85-1 and
designated General Industrial in the City's Official Plan. The proposed commercial
parking facility is a permitted use in the M-1 Zone and conforms to the City's Official Plan
and Provincial Policy Statement by ensuring the protection of employment lands.
The proposed use will require Site Plan Approval prior to construction. At the site plan
review stage, staff will have an opportunity to work with the applicant to ensure an
appropriate site plan design that is compatible with adjacent properties.
7. Neighbourhood Consultation
All property owners within 60 metres of the subject property were notified of the subject
proposal and invited to submit comments. Six (6) written responses were received
during the public circulation period (see Appendix "B").
A summary of the concerns pertaining to the proposed demolition and future use include
unwanted light pollution, interruption to the existing streetscape, decrease in property
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values, infiltration of water from subject to surrounding properties, proposed fencing
material, pooling of water caused on the City lane due to poor area grading, littering, loss
of green space, limited access to the City lane, the lack of concern for older
neighbourhoods and potential damage to existing buildings caused by demolition works.
Most of these concerns can be addressed through the site plan approval process.
Circulation Comments:
Planning staff circulated the application to internal departments and comments are provided in
Appendix "A".
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
The site will be redeveloped through appropriate site plan design and will align with the
Kitchener Strategic Plan as it ensures the implementation of the community priority
"Development", with comprehensive redevelopment consistent with Provincial, Regional and
City Planning Policies.
FINANCIAL IMPLICATIONS:
No new or additional capital budget requests are expected with this recommendation.
COMMUNITY ENGAGEMENT:
A neighbourhood circulation was undertaken to all property owners within a 60 metre radius of
the subject property. Six (6) written responses were received from property owners as a result
of the circulation and is discussed in the Neighbourhood Consultation section of this report and
provided as Appendix "B".
An information letter will be circulated to all property owners within a 60 metre radius of the
subject property in advance of the Community & Infrastructure Services Committee meeting
dealing with the subject application. In addition, all respondents of the neighbourhood circulation
will be circulated a copy of the staff report.
CONCLUSION:
Planning staff are of the opinion that the removal of the subject dwelling is justified as the lot will
provide parking for an employment use in the M-1 Zone. Staff will work with the owner to ensure
compatibility with the adjacent residential properties and an attractive streetscape through the
site plan approval process. Planning staff recommend that Demolition Control Application
DC11/23/B/ATP requesting permission to demolish one (1) single detached dwelling located at
184 Breithaupt Street, owned by The Allen Building Inc., be approved without conditions.
REVIEWED BY:
Della Ross, Manager of Development Review
ACKNOWLEDGED BY: Jeff Willmer, Deputy CAO
Community Services Department
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Report X10. CSD®; ~ ~ ~~
lexanra Tres Appendix ""
T®® Michelle ®rake
Subject: RE: Internal Circulation Memo m 184 Breithaupt Street.doc
Fro :Michelle ®rake
Sent: Monday, January 16, 2012 9:32 AM
T°o: Alexandra Pires
object: RE: Internal Circulation Memo - 184 Breithaupt 5treet.doc
Hi Alexandra,
No Heritage Planning comments.
Michelle
Michelle ®rake (nee Wade), BES
Heritage Planner
Community Services ®epartment
Planning Division
P. 519.741.2839
F. 519.741.2624
TTY. 1-866-969-9994
michelte.drake(c~kitchener.ca
**PLEASE NOl°E CHANCE T® E-FAIL A®®RESS***
From: Alexandra Pires
Sent: Tuesday, December 13, 2011 2:36 PM
To: Steve Ross; Tim Benedict; Trevor Oakley; Greg Reitzel; Brian Page; Leon Bensason; Binu Korah; Linda Cooper;
Sandro Bassanese
Cc: Dan Glenn-Graham
Subject: Internal Circulation Memo - 184 Breithaupt Street.doc
Please provide comments by January 3, 2012.
The Community Services ®epartment has received an application requesting the demolition of a single
detached dwelling municipally addressed as 184 Breithaupt Street. The subject property is designated as
General Industrial in the City's Gfficial Plan and zoned Industrial Residential (M-1) in the Zoning By-law 85-1.
The applicant has submitted a formal Site Plan Application for the redevelopment of the subject site with a
parking lot, as permitted in the Zoning By-law 85-1.
This application will be circulated for comment to neighbouring properties within a 60 metre buffer of the
subject property.
Please forward any comments that you may have regarding the proposed demolition control application by
Wednesday, January 3, 2012. If you have any questions, please do not hesitate to contact the undersigned at
519-741-3400 x 3177 or by email at alexandra.pires aC7.kitchener.ca
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ate: ®ecember 22, 2011
°(®: Alexandra Pires
From: Trev®r ®akley
c:
object: 164 BREI`THAtJP`T ST a [demolition Control Application
The following is a brief summary of the general conditions of the building.
Property Features:
• Two storey house, approximately 1,400 SF, with unfinished basement.
® Garage at rear of property has already been removed.
• Property is serviced with water, gas, hydro, and sanitary, no storm at this time.
House laescription:
• Single family dwelling.
• 3 bedroom, 1.5 bath
• Fieldstone foundation with wood frame construction.
Exterior Conditions:
• Exterior siding, soffit, and fascia recently replaced and in good condition
• Roof is in good condition, appears to be insulated
• Rear porch over rear entrance in fair condition.
Interior Conditions:
• Forced air heating throughout, newer gas furnace. M1Jewer B-vented gas water heater.
• Electrical is mostly update, fuse panel OK, some knob and tube observed.
• Plumbing has been added throughout the years and largely does not comply with current codes.
• No evidence of major settling or foundation movement.
• Some water penetrating the foundation is removed by sump pump in basement, discharging to sanitary.
• Finishes on main and 2"d floor have been updated and are in good condition.
Overall Observations:
• The house appears to be about 70 years old and is generally in good condition.
• The siding is likely installed over the existing brick, unable to assess condition.
Overall condition: Good
It is understood that the house in the current condition does not meet the needs of the owner. The Building Division has
no objections to the demolition of this home. Please note that a demolition permit will be required, please contact 519-
741-2433 for more information.
Respectfully,
Trevor Oakley, CET, CBCO
Municipal Building Official II
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fir' ._ ..~ „ .,-_
INTERNAL MEMO
City ~af`Kitchener
City Hall, 20~ King 5t. West
P.O. fox 1118
Kitchener, ®N N2G 4G7
ate: Decerr~ber 22, 201 ~
T~: Alexandra Pire~
Er®rr~: Eric Riek
cc:
uject: 1 ~4 ~reithaupt Street
1 have reviewed the aforementioned demo application and have the following engineering
comments:
1. The owner is required to make satisfactory financial arrangements with the Engineering
Division for the removal and/or capping of existing service connections to the subject
building.
2. Note, for future development, any redundant driveways are to be closed with new curb
and gutter and boulevard landscaping, all to City of Kitchener standards, at the owner's
expense and all completed prior to the occupancy of the building.
3. The owner is required to implement erosion and sediment controls to ensure the
demolition of this property does not adversely affect any neighbouring/adjacent
properties.
Regards,
Eric Riek, C.E.T.
Engineering Technologist
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Fr®av~e
Senta RAonday, January 02, 2012 10a5 PM
T®: Alexandra Pires
Sujecto demolition at 184 Breithaupt St.
Hello Alexandra -
iVly name is Bob Egan and I have a concern regarding the ®emolition Control Application (DC11/23/B/ATP) for 184
Breithaupt St.
I am the owner and resident of 116 Ahrens St. West (for the past 6 years) and my property abuts the proposed parking
lot on 184 Breithaupt. My concern is with the night time lighting of the parking Ivt -high illumination lights will
drastically alter the tranquility of the neighbourhood, flooding both back yards and bedrooms with an unwanted and
unnatural light. '
We in the neighbourhood got a taste of this earlier when very high illumination lights were placed on the exterior of the
Allen building {Breithaupt side) destroying the ambience of my dining room and my neighbour's bedroom - it was like a
searchlight shining direetly in your house.
I support development in this neighbourhood since I both live and work here (my business is at 100 Ahrens St. West) and
I am excited about the Allen Building becoming a hub of business and commerce. nny hope is that they will work to
preserve the commercial/residential balance that makes this neighbourhood so great.
Installing low wattage, neighbourhood-friendly lighting in their parking lot will be a significant step in the right direction.
Thank you and please keep me posted regarding the staff report and any meetings held about this property.
Sincerely,
6-8
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r®rn:
entm Friday, January 13, 2012 4:56 PM
°T®> Alexandra Pires
Sujecte Re: demolition at 184 8reithaupt St.
alexandra -
With regard to the proposed demolition and parking lot at 184 ~reithaupt St. I vote against this project proceeding. To
knock down a house in the middle of a residential block for parking seems absurd for several reasons -
1) the integrity of the entire block will be compromised, it will no longer be a residential neighbourhood with the big gap
of a parking lot in the middle of it.
2) the property values of the lots surrounding or in view of this proposed lot are likely to drop. who wants to live next to
a parking lot?
3) the light pollution from the proposed lot will totally destroy the night time ambience of the neighbourhood.
4) the neighbourhood is coming back from being an undesirable place where crackheads walked the street and property
was stolen from back yards and front porches. some younger families have moved here and invested in making this a
better place to live _ razing a perfectly good house makes no sense if the city's objective is clean up neighbourhoods and
provide space for residents to live near the downtown core.
5) this lot could start a domino effect -once the property values drop due to this lot, other owners will be more likely to
sell their property to be razed for lots. Where will this stop?
6) this is a historical block as the neighbourhood houses are all century buildings. The preservation of this
neighbourhood is something the city should be fighting for. This is a local asset that greatly benefits the downtown core
and should be treated as such.
7) i believe a nature walk and bike path is planned or being considered for the freight train tracks that intersect
breithaupt and ahrens. a house that borders that path wilt be a lot more valuable than a parking lot.
8) there are several existing parking lots within a 2-block radius of this proposed lot. can they handle the 16 or so cars
this lot is proposed to hold?
thanks -
On 2012-01-13, at 2:08 PM, <Alexandra.PiresC~kitchener.ca> wrote:
> Good Afternoon Mr. Egan,
> Would you be able to give me a call to further discuss your concerns? I am available all afternoon.
> Please let me know. Thank you,
> Alexandra
6-9
January 4, 2012
Alexandra Pires, Hons. BA
Planning-Technician
CSD-Planning Division
Kitchener City Hall, bth Floor
200 King Street West, P.O. Box 1118
Kitchener, ON
N2G 4G7
Dear Ms. Pires,
RE: DEMOLITION CONTROL APPLICATION DC 11/231B/ATP
186 BREITHAUPT STREET
I received your letter on December 20, 2011 and. reviewed your plans on the application.
My concerns regarding your letter are as follows:
- will the parking lot be paved and a fence installed to prevent someone from driving onto my
property
- will the elevation be higher than the existing elevation? If it will be this would cause problems
of water running into the basement of my home
- will the back lane have some kind of drainage system as there is a consistent amount of water
anywhere between 10-12 inches stretching 30' long in between 1$4 and 186 Breithaupt in which
makes the ground really soft.
- I refuse anyone trying to interfere with my property or tenants who reside there so no parking will
be allowed in front of the garages like the workshop out back which was removed
- my experience was never a good one when owning a building or house next to a parking iot and
this resulted in people putting their litter, parking onto the on my property at all hours of the night
and morning without permission and leaving behind items that should have been in storage.
I hope you understand the above concerns pose serious threats to my property and I would
appreciate to hear from you with your comments.
Yours Truly,
6- 10
Texan ra iris
Fr®rne
Sent> Friday, January 06, 2012 1:43 PM
Tom: Alexandra Pires
Subject: 184 ~reithupt St.
Good Day Alexandra,
I would like to make the following comments regarding the demolition of this house:
I feel it would be a negative detraction for the neighbourhood because it would alter the streetscape and
make the neighbourhood look less friendly and more industrial. Many of us have bought homes in this older
neighbourhood and have spent money renovating them and improving the "'green space" by planting gardens
and trees. This has enhanced the aesthetic appearance of the area. We have tried to revitalize this area and
feel a parking lot would be ugly and decrease the value of our property. Allowing another residential home to
be demolished would undermine the improvements we have seen in this area since moving here 13 years
ago. Even though some of the houses are 100 years old they still have charm and beauty of there own. Many
younger families are buying property here. 1fVe are close to amenities like the library and The Centre in the
Square, and can walk to Victoria Park. Reducing the area to utilitarian usages, even though many properties
are zoned M1,(ours included), would be short-sighted since this neighbourhood is ideally situated for people
using public transportation and being able to walk to work. If properties are "decommissioned" to become
parking lots people will choose to buy or move somewhere else. The integrity of older neighbourhoods should
be respected and not viewed as unimportant.
Thank you,
118 Ahrens Street
Kitchener
ps. The developer who bought the former Delta property should have done his due diligence and checked
with the City for parking requirements first before they converted a single commercial property to an eight or
more commercial tenant property. We then wouldn't have this situation.
6- 11
lexan ra ire
From:
Sent: Monday, January 09, 2012 7:49 PM
1°~: Alexandra Pires
Subjeet: ®emolition Control App. ®C11/23/B/ATP
~ ~ !~'~ ~
124 Ahrens St. W.
Kitchener
1. Our concerns are damages to our homes (cracked walls, basement walls, and others} cause by demolition at the 184
Breithaupt St.~ from shaking ground made by heavy equipment.
2. We are disagree to the redevelopment of a commercial parking facility.
3. In our opinion this area zone should be change to residential zone only.
4.-But away, we already have problem with soo many cars parked on Breithaupt St. and Ahrens St. W. for all day.
Because the around businesses and Train Station, already have not enough parking spaces.
Please sent a copy of the stuff report in the future.
This transmission (including any attachments} may contain confidential information, privileged material (including
material protected by the solicitor-client or other applicable privileges}, or constitute non-public information. Any use of
this information by anyone other than the intended recipient is prohibited. if you have received this transmission in
error, please immediately reply to the sender and delete this information from your system. Use, dissemination,
distribution, or reproduction of this transmission by unintended recipients is not authorized and may be unlawful.
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January 9th, 2012
eta®lition C®ntroi Appiicatiort
RE: 184 Breithaupt St.
Received an information package on Friday, January 6th, 2012 that was hand delivered by a
representative of the GSP Group at approximately 3:OOpm.
1 do have a concern regarding any potential damages to my house or property. A very large
garage or shed and it's concrete foundation were remeved at 184 Breithaupt property a few
months ago. The removal caused a lot of shaking to the ground and my home. I w®uld like to
request a document signed by the City and the Owners of 184 Breithaupt stating their
responsibility for any damages that they may occur td my property or house during the demolition
and construction of the new plan. My house is a fieldstohe foundation that was built over 100
years ago.
Aside from that issue, 1 am in agreement with the Plan that has been provided.
Please send a copy of your report that will be considered at the Community and Infrastructure
Services Committee and send confirmation that this a-mail was received.
Thank you,
Owner of 176 ~ 180 Breithaupt St.
6- 13
Michael Elliott
From: Elko Properties Ltd. <info@elkoproperties.com>
Sent: January-23-1212:15 PM
To: 'Michael Elliott'
Subject: RE: 184 Breithaupt Street Kitchener
Walter and I have no objections regarding the demolition of the dwelling and constructing 16 parking spots. However, we
would appreciate a chain link fence along the entire side of our property.
Yours Truly,
Elke Korte
Ph#: 519-741-5760
Fax#: 519-741-5874
Email: info(caelkoproperties.com
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