HomeMy WebLinkAboutCSD-12-110 - Demolition Control - Weber St Road WideningStaff Rye orb
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REPORT TO:
DATE OF MEETING:
SUBMITTED BY:
PREPARED BY:
WARD(S) INVOLVED
DATE OF REPORT:
REPORT NO.:
SUBJECT:
Planning & Strategic Initiatives Committee
September 10, 2012
Alain Pinard, Director of Planning
Garett Stevenson, Planner (519-741-3400 x 3158)
Ward 10
August 22, 2012
CSD-12-1 10
DEMOLITION CONTROL APPLICATION DC12/015/W/GS
WEBER STREET ROAD WIDENING
REGION OF WATERLOO
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Location Map -Study Limit: Weber Street West Environmental Assessment
IF1-1
RECOMMENDATION:
For information
LEGISLATIVE BACKGROUND:
The Region of Waterloo is exempt from Demolition Control approval from Kitchener City Council. Where
residential structures are identified to be demolished in an approved Environmental Assessment, there is no
legislative authority for Kitchener City Council to make a decision on the application.
However, since there are numerous dwellings being demolished, both City and Regional Planning staff felt
that Kitchener City Council would benefit from information on the process to date.
REPORT:
The Community Services Department has received an application requesting the demolition of 52 residential
dwelling units within 34 buildings within the proposed Weber Street West corridor road widening. The Region
of Waterloo has received approval of an Environmental Assessment Study which determined the required
transportation improvements required on Weber Street West from College Street to Guelph Street in the City
of Kitchener. The study included a review of alternative concepts for widening and realigning Weber Street
West as well as the provision of a new bridge (road underpass) at the existing CN railway tracks north of
Victoria Street North.
Improvements to Weber Street West are intended to address increasing traffic congestion within the existing
two lane corridor and provide added safety at the CN railway crossing, which is expected to experience
additional train movements through VIA Rail upgrades and new GO Transit service to Kitchener. The study
was completed as a Schedule "C" project under the Municipal Class Environmental Assessment process, as
directed by the Ontario Ministry of the Environment.
The existing two lane section of Weber Street West between College Street and Guelph Street is presently
experiencing significant traffic congestion and delays. This congestion is expected to continue to increase in
the future as overall traffic volumes rise. The need for traffic capacity improvements throughout the Weber
Street West corridor has been identified in the 1999 Regional Transportation Master Plan, 2010 Regional
Transportation Master Plan Update Study, and the Weber Street Transportation Study completed as part of
this Class EA.
Additional non-residential properties have also been identified for demolition to facilitate the widening of the
right-of-way. The proposed residential demolitions are consistent with the approved Environmental
Assessment, which involved extensive public consultation.
Seven criteria, as outlined in Kitchener 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 only Designated Heritage Structure within the study limits is the Kitchener VIA Station. The approved
alignment and proposed non-residential demolitions will not adversely impact this building.
2. Architectural and Historical Value
The Preferred Design Concept and supporting Heritage Impact Assessment Study was presented to the
Regional Heritage Planning Advisory Committee (HPAC) on April 14, 2011.
The approved Heritage Impact Assessment (HIA) completed in part with the Environmental Assessment
made several recommendations with regard to the mitigation of identified cultural heritage resources. In
anticipation of the demolition of several of these resources, the HIA recommended appropriate
documentation as a minimal level of conservation. In addition to the documentation of individual buildings
IF1-2
on select properties, the HIA also recommended photo documentation of streetscape views of the west
side of the Weber Street West corridor.
The Region of Waterloo retained a Heritage Planner with Stantec Consulting Ltd. to complete an in-house
salvageable materials review and documentation in late August 2012. This will involve completing the
street view photography and documentation as noted in the HIA. The work will have to be completed
prior to any building being demolished within the corridor.
The Region of Waterloo is responsible and committed to ensuring that the recommendations of the HIA,
as included in the Class EA ESR, will be duly completed over the next few months. The completion of the
salvageable materials inventory must be scheduled over a longer period of time as right of entry is not
always forthcoming due to expropriation process timelines. This work will be completed in due course
and a copy of all documentation will be forwarded to Kitchener Planning staff for their own documentation.
The Region of Waterloo and Stantec Consulting Ltd. are meeting with representatives of Habitat for
Humanity in early August 2012 to coordinate the removal and re-use of materials that may be of interest
to Habitat for Humanity Re-Store.
The City's Coordinator of Cultural Heritage was consulted and provided a draft copy of the HIA. The City
is not the approval authority for HIAs pertaining to Regional projects.
To ensure that a Building Permit for Demolition is not prematurely issued, the City's Cultural Heritage
Coordinator will not sign off on the Demolition Tracking Sheet until such time as all of the work required
by the approved Heritage Impact Assessment is completed to the Satisfaction of the City's Director of
Planning.
3. Condition of the Dwelling
A Building Inspector visited each of the subject properties on July 26, 2012 and a copy of the Inspector's
notes can be found in Appendix "C".
The Building Division has no objections to the demolition of these dwellings by the Region of Waterloo for
the widening and reconstruction of Weber Street West from College Street to Guelph Street. Individual
Building Permits for Demolition are required by the Building Division.
4. Impact of Demolition on Abutting Properties, streetscape, and Neighbourhood Stability
Planning staff anticipate that there will be significant impact to the streetscape along Weber Street West
where demolitions are proposed. Due to the lot configurations and the location of the dwellings proposed
to be demolished on each lot, the Region is required to purchase entire properties, even in instances
where only a portion of the property is required. Throughout the Environmental Assessment process, City
Urban Design and Planning staff worked with the Region to lessen these impacts. Planning staff have
encouraged the Region to consolidate remnant parcels and offer them for sale for redevelopment. Urban
Design staff have also worked with Stantec Consulting Ltd. to identify passive recreational and sitting
areas along Weber Street West to enhance or install new multi-use trails and paths, and to install
significant landscaping within the right-of-way. Planning staff anticipate that redevelopment along Weber
Street West will occur, but also understand that a significant street edge is lost until such time as
redevelopment occurs.
5. Timeframe of Redevelopment
At this time, construction is anticipated to begin in April 2013 and is scheduled for completion by
December 2014. Preparations to the construction area and some demolitions may occur before April
2013. The timing of the construction is anticipated to be in advance of major construction required for the
approved Light Rail Transit (LRT) improvements along King Street West. The objective is to have Weber
Street West completed and able to handle anticipated additional capacity during the LRT construction.
IF1-3
6. Proposed Use In Terms of Zoning and Compatibility with Adjacent Properties
The zoning of the subject properties vary. In all cases, the existing zoning will facilitate redevelopment of
the remnant portions of property with compatible residential uses to that of the surrounding
neighbourhood. Planning staff anticipate that comprehensive redevelopment of consolidated remnant
parcels may require Owner-initiated zone change applications at a later date.
7. Neighbourhood Consultation
As discussed in the Community Engagement section below, property owners, interested parties, business
owners, the general public, and stakeholders have been involved in the public consultation process
associated with the Environmental Assessment.
Circulation Comments:
Planning staff circulated the application to internal departments and no concerns were identified (see
Appendix "C").
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
The proposed demolitions are required in order to facilitate the reconstruction and widening of Weber Street
West. This significant infrastructure project aligns with the Kitchener Strategic Plan as it ensures the
implementation of the community priority "Development". The increased transportation capacity of Weber
Street West will allow a shift of transportation demand from King Street West -which is proposed to increase
transit capacity with the LRT and decrease vehicle capacity with the closure of one traffic lane is each
direction. The Plan also encourages planning for safety as part the community priority of "Development".
Incorporating safety in the new design of the below grade crossing of Weber Street West and the CN Railway,
as well as the straightening of the intersection of Victoria Street North and Weber Street West, will greatly
reduce vehicle collisions and increase pedestrian safety.
FINANCIAL IMPLICATIONS:
No new or additional capital budget requests for the City are expected with this recommendation.
COMMUNITY ENGAGMENT:
The first Public Consultation Centre (PCC) held by the Region of Waterloo for the Environmental Assessment
was on April 15, 2010. Notices for this meeting were mailed out and/or hand-delivered to property and
business owners within the project limits as well as appropriate regulatory agencies and stakeholders. Notices
were also placed in the local newspaper and on road-side signs. At the meeting, background information
including the need and justification for the project was presented. Current and future traffic volumes and
patterns were available for review. The alternative solutions being considered and the proposed evaluation
methodology were also available for review. The potential need to acquire property was identified and the
Region's Property Acquisition Process was explained. A listing of properties potentially impacted by each of
the alternative solutions was presented for the information of property and business owners.
The second PCC was held on November 30, 2010. Drawings and details of the alternative design concepts
and results of the preliminary evaluation and the Project Team's Preferred Design Concept were presented
for public and stakeholder review and comment.
The Preferred Design Concept was presented at a Public Input Meeting held on March 8, 2011 in the
Regional Council Chambers.
A neighbourhood circulation was not undertaken as part of this application as the proposed demolitions were
previously identified by the Region in several public meetings.
IF1-4
CONCLUSION:
The Region of Waterloo has received approval of the Environmental Assessment prepared by Stanetc
Consulting Ltd. for this project. The Region is continuing communications and negotiations with land owners
to facilitate the purchase of the remaining properties required along the right-of-way. The widening of Weber
Street West, including installing a grade separation at the existing trail crossing near Victoria Street N, is
required to accommodate current and future traffic volumes. The demolition of 52 dwelling units, within 34
buildings, is required to facilitate this project. Planning staff have been involved through the Environmental
Assessment process and will continue to work with the Region on redevelopment of remnant parcels along
the corridor. No decision is required of Kitchener City Council on this request.
REVIEWED BY:
Della Ross, Manager of Development Review
ACKNOWLEDGED BY: Michael May, Deputy CAO
Community Services
Attachments:
• Appendix "A" -List of Subject Properties
• Appendix "B" -Demolition Map
• Appendix "C" -Internal Comments
IF1-5
Report No. CSD-12-1
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