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HomeMy WebLinkAboutDTS-08-164 - Demolition Control Application DC08/11/P/KA - 163 Plains Road - Becker Estates Inc.ii ID ~_ ~... .~ REPORT Report To: Development and Technical Services Committee Date of Meeting: October 20, 2008 Submitted By: Alain Pinard, Interim Director of Planning X519-741-2325) Prepared By: Jason Malfara, Student Planner Katie Anderl, Senior Planner X519-741-2987) Ward~s~ Involved: South Ward -Kelly Galloway Date of Report: October 9, 2008 Report No.: DTS-08-164 Subject: DEMOLITION CONTROL APPLICATION DC08/111P/KA 163 PLAINS ROAD BECKER ESTATES INC. RECOMMENDATION: That demolition control application DC081111PIKA requesting permission to demolish one single detached dwelling located at 163 Plains Road, owned by Becker Estates Inc., legally described as GERMAN COMPANY TRACT, PT LOT 159 PT LOT 160, be approved, subject to the following conditions: a) That prior to the application being approved by Council, the owner complete and submit proper photographic documentation of the house to the satisfaction of the City's Coordinator of Cultural Heritage Planning, and b) That prior to the application being approved by Council, the owner submit a Letter of Undertaking, to the satisfaction of the City Solicitor, agreeing to confirm in writing that the main entrance doorway and side panels have been removed and donated to an appropriate heritage museum or if the items are not accepted by a heritage museum, an appropriate heritage reclamation organization, to the satisfaction of the City's Coordinator of Cultural Heritage Planning. BACKGROUND: The subject property is located on the south side of Plains Road between Fischer Hallman Road and Huron Road. The lands currently contain a single detached dwelling and are part of proposed draft plan of subdivision 30T-07205 which proposes a new mixed use residential community. The applicant is proposing to demolish the dwelling in preparation for the development of the new subdivision. The lands are currently designated Low Rise Residential in the Municipal Plan and are zoned Residential Three ~R-3) with a Holding Provision in the Zoning By-law. While the draft plan has not yet been approved, the lands are within the urban area and are designated for development. 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. Until such time as the proposed draft plan is approved and registered, staff expect that no new building permits will be issued for a new building on the site. In such cases where a building permit has not been issued for a new residential building, seven criteria outlined in Council Policy I-1010 are used to evaluate the appropriateness of an application to demolish. Notwithstanding that a draft plan of subdivision has been submitted which includes the lands of this property, City Staff have weighed the proposal against the required criteria as follows: ~. Property Subject to the Ontario Heritage Act This building is listed on Heritage Kitchener's inventory, however it is not designated under the Ontario Heritage Act. 2. Architectural and Historical Value of the Dwelling A Heritage Impact Assessment was conducted by Carson Woods Architects Ltd. in support of the proposed draft plan of subdivision and found that the dwelling is of minimal historical significance. The HIA recommends that the main entrance doorway and side panels be donated to an appropriate heritage museum. Heritage Planning staff have also requested that photographic documentation of the building be provided. The owner has agreed to submit the photographic documentation prior to the request proceeding to Council, and has agreed to provide the City with a Letter of Undertaking to donate the main entrance doorway and side panels. 2 3. Condition of the Dwelling The Heritage Impact Assessment found that the dwelling is in need of repair. Many of the home's original elements have been removed. An inspection completed by the Building Department concluded that the house would require major repairs thatwould exceed its value. 4. Neighbourhood and Streetscape Quality Currently the lands are rural in nature and the house is well removed from Plains Road. Staff understand that the house is currently vacant. Demolition will help ensure that the building does not fall into further disrepair and will help address concerns of vandalism. 5. Timeframe of Redevelopment The proposed plan of subdivision is currently under review and issues are being addressed by City departments and agencies. Staff expect that these lands will be developed as part of the first stage of development, once the proposed plan is approved and registered. 6. Community Feedback On September 5, 2008, all property owners within 6o metres of the subject property were notified of the demolition application and given the opportunity to comment. No comments were received. 7. Zoning Compliance of the Proposed Use The subject lands are proposed to be redeveloped with low rise residential uses. Appropriate zoning will be applied to the lands concurrently with the proposed plan of subdivision. DepartmentlAgencyCommenu The application was circulated to all applicable agencies and internal departments, and no objections were received. Heritage Planning staff have no concerns with the proposed demolition subject to the following conditions: 1. That the owner confirm in writing that the main entrance doorway and side panels have been removed and donated to an appropriate heritage museum; and, 2. That the owner complete and submit proper photographic documentation of the house to the satisfaction of the City's Coordinator of Cultural Heritage Planning prior to the issuance of a demolition permit. As discussed above, prior to the request proceeding to Council, the owner has agreed to submit the photographic documentation and to provide the City with Letter of Undertaking to donate the main entrance doorway and side panels to an appropriate heritage museum or if the items are not accepted by a heritage museum, to an appropriate heritage reclamation organization. The Building Division staff conducted a brief inspection of the structure and supports the demolition application. They found that the building is currently boarded up and requires major repairs. Building Division staff is in support of the application for demolition. FINANCIAL IMPLICATIONS: No Capital expenditures are required as part of the approvals or development of these lands. COMMUNICATIONS: Preliminary circulation of the demolition application was undertaken on August 5, 2008 to applicable internal departments and agencies and on September 5, 2008 to all property owners within 60 metres of the subject property. The comments received are discussed in the report above and are 3 attached. Notice of this report will be circulated to all property owners within 60 metres of the subject lands and a copy of the report to all property owners responding in writing. CaNCLU5IC~N. Having considered the criteria established in Council Policy I-~ 0 0 and having considered the applicant's intent to develop the lands, Planning Staff are satisfied that the proposed demolition is justified, As such, Planning Staff recommend that demolition control application DC08f 111PfKA requesting permission to demolish the single detached dwelling located at 163 Plains Road, owned by Becker Estates Inc., be approved by Council, subject to certain conditions. ~.- ;~ son al~ara ,~= Student Planner ~~ 5, Della Ross, MA, MCI ,RPP Manager of Development Review _~ ~ ~ ~ ~, ~ j f ~ Katie ~nderl, BES,~IICIP, RPP Senior Planner ~: Alain Pinard, MCIP, RPP Interim Director of Planning Attachments: Appendix "A" ~ Proposed Draft Plan of Subdivision 30T-0720b Appendix "B" - DepartmentfAgency Comments Appendix "C" -Neighbouring Property owner Comments 4 10 ~hn'7~~NA~N~~~ ~ccVp•q~~: €~M~?q~ ~~~ c~~~O~~a~D ~t~M ~t~~c00m~ m+UNflj ~tNO~©01c~C1 ^o~O.OQQNi,~~r1] ~~ry~ - -... ~NO ~=r°©crJl*3ch©~ ~ "~'©N©C?t+^i ~CVdri"i ~'tV N ~'rt'G7 OOCVt+ ~4'r~= L.-~CaC7pN ~'tVt)rc+7 ~N C9OOc*) ~cr7CJ~-rt ~~ ~ G *'~cD C77 tU WWW l~i W tats W ~.1 W tai] ~ W tL~ tY ~ LLB L~ it: ~ LL' C~ ~ ~" ~ LLJ ~ Q a d a a a 4 <t `I "Z a ¢ ~ -'~ ~ ~ SU N p,, ~- {~ ~ r^ ~ ~ C~ ~ h h ~ ~ ~ *- ~ M ~ ~ p7 Cr} tD ~ C{) ~ (f~ cD I ~ h• ~ e^ r ~ s- e~- *'i r t t r~ r r~ ~ r}• r ~ r e ~ i~ r ~ r r ~ r r r~ r r ~ r c- ~ ~^^^ Y x ~' _ ~ U~ y~ ~ U ~ ~ U ttf U N G U G1 r r ~ ~ cp ~ W W W q3 1tJ v 0 W t~ W ~ m 111 ~ 11a ~ W ~ ill ~ rn ~ ~t d Q ~Q ~ 4 ~~~ ~ Q ~ Q ~ '~ ~~Q ~ ~ ~ Q ~E~a~m ~~ ~ E a~ ~ ~. ~ E~ ~ ~ ~. ~ ~ W Ill m p Q' y ~ tlJ N ~ ttt ~ ~ Etl E}` ~ 11,1 ~ 0 tt1 L~ ~ LtJ ~ Q' ~ 11,3 ~ ~ W Q1 Lt1 U1 ~ W i Ul ~ °~ fn tl ~ ~ ~ ~°' ~ N (!~ ~... ~. 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From: Sent: Tuesday, September 1~, 2008 3:34 PM To: Katie Anderl Subject: 780 Huron Road & ~~3 Plains Road -Demolition Control Application Katie, I am in recei t of our letter dated September Oth, 2008 regarding Demolition Control ~ y Applications for the properties municipally addressed as 780 Huron Road ~DC08121HIKA} and 103 Plains Road (DC0811 ~IP1KA}. As an adjacent landowner, we have reviewed the notification and have na objections to the proposed demolition on either property. we would kindly request that a copy of each staff report be forwarded to our attention once they have been prepared. As well, we would like to be notified of the date and time of the future public meetings to be held by DDS. Respectfully, The content of this email is the confidential property of Activa and should not be copied, modified, retransmitted, ar used for any purpose except with Active's written authorization. If you are not the intended recipient, please delete all copies and notify the sender immediately ~ oisi2oos