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Home My WebLink AboutDTS-07-020 - Demolition Control Application DC06/08/C/CB, 16-26 College St & 145 Duke St Wr ~_~ - -~- I"~'C:~ I~-~~N~~_- ;'ct'rl[ o? Sc'Y t.'ic:?s Report To: Development and Technical Services Committee Date of Meeting: January 29, 2007 Submitted By: Jeff Willmer, Director of Planning (519-741-2325) Prepared By: Jeff Bannon, Planner (519-741-2643) Ward(s) Involved: Ward 1 -Bridgeport-Centre - J. Smola Date of Report: January 23, 2007 Report No.: DTS-07-020 Subject: DEMOLITION CONTROL APPLICATION DC06/08/C/CB 16-26 College St & 145 Duke St W Roland and Betty Lynn ., ; ` a Az,f ` ~~ r ~' ~,~- ~~~ ~r-$, ~ , 1 1 ~H ~4~, ~~ ~ 12~ ~z113r~ .a:::v That demolition control application DC06/08/C/CB requesting permission to demolish three former residential buildings municipally addressed 16-18 College Street, 22 College Street and 26 College Street / 145 Duke St W, located at the South-West corner of College Street and Duke Street in Downtown Kitchener, and legally described as Plan 374 Pt Lot A Pt Lot 155 Pt Lot 156 be revised to exclude 26 College Street / 145 Duke St West and to be approved in principle, subject to the following conditions: 1) That the owner obtain final site plan approval for a proposed development; and, 2) That the owner obtain a building permit for a proposed development. Upon satisfaction of conditions (1) and (2), the Chief Building Official may authorize and issue a demolition permit under Section 33(6) of the Planning Act. The demolition permit will be subject to the following condition: A. That in the event that construction of a new building is not substantially complete within 2 years of the date that demolition is commenced, the City Clerk may enter on the collector's roll, to be collected in like manner as municipal taxes, $20,000 for each dwelling unit contained in the residential properties in respect of which the demolition permit is issued and such sum shall, until payment thereof, be a lien or charge upon the land in respect of which the permit to demolish the residential property is issued. BACKGROUND: The subject properties are located at the South-West corner of Duke Street W and College Street. The subject properties are located directly across from Kitchener City Hall, next to St. John's Anglican Church at their rear lot lines and adjacent to a commercial /residential development to the South. The property at 26 College Street /145 Duke Street West currently contains a single detached dwelling which has since been converted to an office use. The property at 22 College Street contains a rooming house and the property at 16-18 College Street recently contained two ground floor commercial units with commercial and residential space on the second level. The owners are looking to prepare the lands for a possible interim parking lot. In the future, the owners wish to develop the lands for residential purposes, which could include a seniors housing facility. The subject properties are designated as Retail Core in the Municipal Plan and are zoned Retail Core Zone (D-1) in the Zoning By-law. REPORT: Planning Comments: Under the Planning Act, the purpose of Demolition Control is to maintain residential properties within the municipality and to prevent their premature or unjustified removal, including preventing demolition for reasons such as long-term redevelopment. 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 City's Heritage Planner advises that he would not necessarily consider any of the properties to be candidates for heritage designation. 2. Architectural and Historical Value The City's Heritage Planner advises that the properties at 22 College Street and 26 College Street / 145 Duke Street West were likely built c. 1890 and that both buildings represent an increasingly rare example of the former Town of Berlin urban fabric within the heart of the Downtown. As such, the heritage planner is of the opinion that these two buildings should be retained instead of being demolished for interim parking. At a minimum the Heritage Planner would recommend the retention of 26 College Street / 145 Duke St West as the other properties are of less architectural value and any additional parking spaces could be screened from the view along Dukes Street with the retention of the corner building. There are no concerns with the demolition of 16-18 College Street. 3. Condition of the Dwelling A City Building Inspector examined the subject properties and found the building at 16-18 College Street to be in good repair. The Inspector estimates that the building would require some upgrading to all doors and windows totalling approximately $50,000. The building at 20 College Street was determined to need more extensive repairs and the rear addition did not appear to be structurally sound. New windows and a roof are needed and the interior would require significant upgrades. The estimated repair costs are in excess of $200,000. The building at 26 College Street / 145 Duke Street West requires extensive interior upgrades to the heating, electrical and plumbing system but the exterior of the building is in good repair. The estimated renovation costs are approximately $50,000. 4. Impact of Demolition on Abutting Properties, Streetscape, and Neighbourhood Stability Planning Staff advise that prior to final approval of this demolition control application and issuance of a demolition permit, a site plan application could be considered in order to achieve appropriate building location and massing, and to ensure safety, attractiveness and compatibility of the redevelopment with the surrounding area. Staff also advise that in order to ensure timely redevelopment of the site a maximum time limit could be required. The potential negative outcome of the proposed demolition should also be considered. The intent of demolition control is to prevent the premature demolition of a dwelling for reasons such as long-term redevelopment. In this case, the applicant is proposing demolition for this reason. Permitting the demolition of the subject property without a redevelopment proposal would cause a gap in the streetscape that would not be filled within a definite timeframe. 5. Timeframe of Redevelopment The owner has stated that there is an intention to re-develop the property with an interim parking lot although there is no formal redevelopment proposal at this time. From the applicant's viewpoint, redevelopment of the subject lot is definite and forthcoming, although the timing and specific proposal is undecided. Planning staff advise that in certain cases premature preparation of a site for redevelopment is unavoidable and acknowledge that a maintained vacant property is favoured over a derelict building. 6. Proposed Use In Terms of Zoning and Compatibility with Adjacent Properties The subject application states that the subject lot would be graded, sodded, and maintained as a vacant site until such time as redevelopment occurs. A specific proposal and timeline for redevelopment of the property have not been provided to the City and, therefore, compatibility of a proposed use with adjacent properties cannot be determined at this time. Due to their excellent location, however, Staff acknowledge that the subject property along with the adjacent properties are well-suited to a future comprehensive residential redevelopment. 7. Department /Agency and Public Input With the exception of the concerns noted by the City's Heritage Planner noted above, no objections were received as part of the circulation. Conclusion: Planning Staff advise that the subject demolition, as proposed, is premature, because the City has not yet received or approved a redevelopment application and, therefore, has no assurance of the design and timeframe for redevelopment. Consequently, Staff advise that prior to final approval of this demolition control application and issuance of a demolition permit, a site plan application could be considered in order to achieve appropriate building location and massing, and to ensure safety, attractiveness and compatibility of the redevelopment with the surrounding area. Staff also advise that in order to ensure timely redevelopment of the site a maximum time limit could be required. These proposed requirements could be made conditions for final approval of the subject application. Also, after understanding the concerns of the City Heritage Planner, the applicant has verbally agreed that the corner building at 26 College Street / 145 Duke Street West could be retained at this time. As such, Planning Staff recommend that demolition control application DC06/08/C/CB requesting permission to demolish three residential buildings located at 16-18 College Street, 22 College Street and 26 College Street / 145 Duke Street West and legally described as Plan 374 Pt Lot A Pt Lot 155 Pt Lot 156, be revised to exclude 26 College Street / 145 Duke St West and be approved in principle, subiect to conditions outlined in the recommendation section of this report. FINANCIAL IMPLICATIONS: None. COMMUNICATIONS: Preliminary circulation of the demolition control application was undertaken on August 30, 2006 to internal agencies and all property owners within 60 metres of the subject property. Three comments were received from the internal circulation and no comments were received from property owners. Jeff Bannon, B.A. Della Ross, MCIP, RPP Planner Manager of Development Review Jeff Willmer, MCIP, RPP Director of Planning Attachments: • Appendix "A" -City staff comments