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HomeMy WebLinkAboutDTS-08-167 - Demolition Control Application DC08/13/F/AP - 1201 Fischer-Hallman Rd - RBJ Schiegel Holdings Ltd.ii ID ~ ~~ i~ ~ ~ ~ ~ T ~y , JA1 i kA J J .1A r_ 11 P1~ f ry1 p} 6 p ryI 1 /'~ Report To: Development and Technical Services Committee Date of Meeting: October 20, 2008 Submitted By: Alain Pinard, Interim Director of Planning (519-741-2319) Prepared By: Andrew Pinnell, Planner (519-741-2668) Ward(s) Involved: South Ward (Ward 4) Date of Report: October 9, 2008 Report No.: DTS-08-167 Subject: DEMOLITION CONTROL APPLICATION DC08/13/F1AP 1201 FISCHER HALLMAN ROAD RBJ SCHLEGEL HOLDINGS LTD ~~ L~ }.,},i~ 1 ~SF~ 1 u ti- AA ~~ $~ $~ ~~ ~~ ~~ 4~ ~~ ~~ ~~ ,r i f~,r ,„ 1 ~ ~~ „_ ~ ~ ~ ~, RECOMMENDATION: That Demolition Control Application DC481131FIAP requesting permission to demolish one single detached dwelling located at 1241 Fischer Hallman Road, owned by RBJ Schlegel Holdings Inc., legally described as Lot 3, Plan 1414, be approved without conditions. BACKGROUND: The subject property is located on the west side of Fischer Hallman Road, north of Bleams Road. The area to the west is currently being constructed with single detached dwellings. The property to the south is currently vacant and is zoned for commercial development. The property to the north is developed with a single detached dwelling constructed in the mid-1960s and is zoned Convenience Commercial Zone with Special Use Provision 321 U, which prohibits a dwelling unit, except for any dwelling units existing on the date of the passing of the by-law, being 2005. The subject property is developed with a single detached dwelling constructed in the early 1970s and has the same zoning as the property to the north. The subject property is designated Low Rise Residential in the Official Plan. The applicant has stated that the dwelling is proposed for demolition in orderto prepare the site for development of a commercial plaza and a gas station (see plan attached as Appendix "A"}. 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. 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. Although the owner has stated that the property will be redeveloped, no building permit or site plan application has been received and no timeframe for redevelopment has been given and, therefore, staff has deemed it appropriate to use the abovementioned criteria to evaluate the subject proposal. ~. Property Subject to the Ontario Heritage Act The City's Heritage Planner advises that there are no heritage concerns with the subject application. 2. Architectural and Historical Value The City's Heritage Planner advises that there are no heritage concerns with the subject application. 3. Condition of the Dwelling A City Building Inspector conducted an inspection of the property and advises that the dwelling is an approximately 40 year old raised bungalow in generally good repair. The Inspector notes that the building can be re-occupied in its present condition, but the following upgrades would give the building more longevity: Repair and re-point brick around the perimeter and rebuild the chimney $ 3,000 Replace roof shingles $ 4,000 Install new doors and windows $15,000 Paint interior and exterior of house Install new fascia eave troughs and soffits Total $ 3, o00 $ 3, o00 ~ Zs,ooo The Inspector further advises that he understands that that the property is being prepared for a future commercial development and spending the above sum would not be in the owner's interest, and states that the building will deteriorate further if no action is taken to preserve the property. 4. Impact of Demolition on Abutting Properties, Streetscape, and Neighbourhood Stability The subject property is located in a Convenience Commercial Zone (C-1) with frontage on a primary arterial road. Staff notes that the demolition of the subject dwelling would leave one single detached dwelling standing along this stretch of Fischer Hallman Road (property to the north}. Ideally, this neighbouring property would be incorporated into a future commercial redevelopment for comprehensive planning purposes and to benefit the streetscape. However, at this time, the neighbouring property is not owned by the developer of the subject property and will not be consolidated for redevelopment. Planning staff is of the opinion that the preparation of the subject lands for commercial redevelopment outweighs the retention of the subject dwelling until redevelopment occurs. 5. Timeframe of Redevelopment The owner has not indicated an expected timeframe for redevelopment of the property for commercial uses. 6. Proposed Use In Terms of Zoning and Compatibility with Adjacent Properties A Special Use Provision on the property permits a dwelling unit existing on the date of passing of the by-law. It is clear that the dwelling did exist previous to the passing of the by-law and is therefore permitted. Although the zoning permits the use of the property as a dwelling, the intent of the zoning is that this use will cease and will be replaced with commercial development. The owner is proposing the development of a commercial plaza and gas station, both of which would be permitted under the current zoning. As such, the subject property would be more appropriately used for commercial purposes than for low rise residential purposes. 7. Neighbourhood Consultation All property owners within 60 metres of the subject property were notified of the subject proposal and invited to submit comments. One written response was received as a result of the public circulation. The respondent stated that she had no comments with respect to the application but requested that she be notified of the public meeting and be copied on reports and decisions with respect to the application (see Appendix "C"). Department/Agency Comments Department! Agency Canments Heritage Planning has indicated that it has no concerns with the subject application. Engineering Bervices has stated that the existing house has no services to it and, therefore, has no comments with respect to the subject application. Building Division has indicated that the subject dwelling is in generally good repair, but that certain upgrades would give the building greater longevity. FINANCIAL II~PLICATItJNS: No new or additional capital budget requests are expected with this recommendation. co~IluluNlcATIONS: Preliminary circulation of the demolition control application was undertaken on August 4, 2008 to internal agencies and all property owners within 8o metres of the subject property. Comments were received from three internal agencies see Appendix "B"}. ane written comment was received as a result of the neighbourhood circulation and is discussed in the lveighbo~rhood Consu!lation section of this report see Appendix "C"~. An information letter will be circulated to all property owners within 60 metres of the subject property in advance of the October 20, 2008 Development and Technical services Committee Meeting dealing with the subject application. In addition, the one respondent of the neighbourhood circulation will be circulated a copy of the staff report. C4NCLUSI4N: Planning staff have considered this situation and are of the opinion that the proposed demolition is justified considering that the intent of the zoning is that the use of the property as a dwelling will cease and be replaced with commercial development. As such, Planning staff recommends that demolition control application DCOBI~ 311~1AP, requesting permission to demolish the single detached dwelling located at 120 Fischer Hallman road, ~e approved without conditions. ~.r ,~ ~' ~~~, ~; ~~ f ~' ~~~ ~~ {~ ~. Andrew Pinnell, BES Planner -~ Della oss, MA, MCIP, RP Manager of Development Review Alain Pinard, MCIP, PP Interim Director of Planning Attachments: Appendix "A" -~ Plan submitted with application Appendix "B" --Internal agency comments Appendix "C" ~ Neighbourhood comments i ~~ ~~~ ~~~ ... --~ `'---~_ REGIO L ROAD ~~ BLEAM~ aAD .~.-- ~ "' J .~_ !~ C r 1 i I r ~F, Zb,~ ~v~wr~z-z :~ ao~-~t~z n u°~, ~ vc ~ ~ "~ ~ W ~ ~~ ~ ~ ~~ ~~~ ~ a, ~ ~ o -~ ~ ~W ~ ~~ ~~ ~ ~ at ~ ~• ~ ~ ~ ~, ~ c N N~ ~ ~~ m f ~ ~ ~ ~ ~ ~ _' p ~ e ~ (~ i m O N G p= tN O ~ •~ ~~ W V1 .^ ,.. `` ~ eat o ~,~~ ~ '~-.~~ . ~°~ ~ ~ acs -~ ~ ~tv ZS ~~ ~ l1\\\11\ 1111 ~ ' ,. ~ ~w0 ~ ~ ~ ~~ ~ \ U ~o s © ~~' ~ ~ ~~ ~~ ~ I O ~ ~ o~ ~ ~WQC l~ ~ j~ ~ ~ U V ~g ~ ~ ~~ ~''~ '~ ui w 1 ~ N Z a ~ ~w I°~ ~ ~ ~ ~ ~ ~' ~ ~ ~ C ~ ~ 4 . ~ „~ ~ ~ Z ~v!!l~t~ P~ ~ ~ ~ ~ ~ ~ o I ~ { ~. z ~ ~ ~ ~)~ ~~ ~ i ~~ Z ,~ 1 ~ U 1 I ~ ~ ~ F ~ ~ ~~~ ~~~ {7?=Q ~ ~ 0 r~~ ,~ Vj ~iiiii\~ ~ ~ "~ "` '"~' mww ~ ~ ~ ~ tll ;' ;; IY1S SZ5 ~ ~, ~ ~~ ~~~~~ ~ r © ~ ~ ~ :'~ NVS ~~~Oqt ~ Q U x ~ ~ ~,, r '.i. N ~ ~ ~ ~ ~ ~~ ~~ ~ ~o ~ ~ ~ .., ~ ~ ,~.' ~ ~ ~ ~' ~ w 1 '' ~ U? 011\i1, ~ ~ '~ ~~ ~' ~,~' ~~ r~ .~ ~~- o,~ ~~au~agd :~tg pa}}ald _ 'w'o ~~d lZ~tl - ~OQZ OL I b b~-`-"'~ Page 1 of 1 Andrew Pinnell From: Michelle Wade Sent: Thursday, August 14, 2008 8:40 AM To: Andrew Pinnell Subject: RE: Circulation for Comment -Demolition Control Application DC08l13lFlAP (12Q1 Fischer-Hallman Road) Heritage Planning staff have no concerns with the proposed demolition. Michelle Michelle Wade, BEB Heritage Planner Development and Technical Services Department Planning Division P. x 10.741.2889 F. x19.741.2624 michelle.wade~a kitchener.ca From. Andrew Pinnell Sent; Thursday, August 14, 2008 8:26 AM To; Fiona McCrea; Robert Schipper, Greg Reitzel, Brian Page; Michelle Wade, Dan Kerr Cc; Kelly Galloway; Sohn Sajkunovic Subject; Circulation for Comment -Demolition Control Application DC08/13/1=/AP ~120~ Fischer-Hallman Road} Please see the attached circulation letter and plans respecting the above noted demolition control application. Comments and questions should be directed to me. Andrew Pinnell, DES Planner Development and Technical Services Department City of Kitchener 200 King Street West P.C~. Box 111 Kitchener, ON N2G 4G7 Tel. (519) 741-2668 Fax: (510} 741-2624 "All things are possible to him who believes" 10/812008 Page ~ of 1 Andrew Pinnell From: fan Derr Sent. Thursday, August 14, 2DD81:43 l'M Toy Andrew Pinnell Subject: RE: Circulation for Comment - nemolition Control Application DCD8l13lFlAP (1201 Fischer-Hallman Road) Andrew, this existing house has no services to it, therefore we have no comments for this property. fan From: Andrew Pinnell Sent Thursday, August 14, 20D8 8:26 AM To. Fiona McCrea; Robert chipper; Greg Reit~el, Brian Page, Michelle Wade; Dan Kerr Cc~ Kelly Galloway, John 5ajkunovic Subject: Circulation for Comment -Demolition Control Application DC08/13/F/AP (1241 Fischer-Hallman Raad) Please see the attached circulation letter and plans respecting the above noted demolition control application. Comments and questions should be directed to me. Andrew Pinnell, BES Planner Development and Technical Services Department City of Kitchener 200 King Street West P.O. Sox 1118 Kitchener, ON N2G 4~7 Tel: ~519~ 741-258 Fax: ~519~ 741-2624 "All things are passible to him whoa believes-` 1o~s«oos w City of Kitchener . City Fall, 20~ Ding St. West '~ ~.~~~~ _ P.C. Box 9118 ~g~~'~~=~~~~~~~ Kitchener, CAN NBC 4C'l Date: Aug 21, ~OO$ To: Andrew Pinnell, Planner From: John Sajkunovic Building official III cc: Subject. ~0~ Fischer-Hallman Road, Demolition control Application DC o8/131F1AP I have reviewed this application and conducted a brief inspection of the existing raised bungalow on this property. The approximately 40 year old building is generally in good repair but requires some upgrading, It should be noted that the building can be re-occupied in its present condition, but the following upgrades would give the building more longevity. Repair and re-point brick around the perimeter and rebuild the chimney $ 3,000 Replace roof shingles $ 4,.000 Install new doors end windows $ ~ 5,000 Paint interior and exterior of house $ 3,OOo Install new fascia eave troughs and soffits $ 3,ogo Total $ 28,000 It is my understanding that the property is being prepared for a future commercial development and spending the above sum would not be in the owner's interest, however the building will deteriorate further if no action is taken to preserve this property. Respectfully, John Sa~kunovic Building (Jfficial III ~ i ~ .,~ i **~***~~k~*******~r~r71c*'~*~k*~C~r*~r~k*~r~C~k*~k~c~C~r***~It~~k~r~'r*~C*~*~F~C#c~Y* *** FOR PRUPERTY OWNER COMMENT *** x, - :~ „.,_ if , .. E . #-.!•,~ Vi~.9i~ i , ; ~ w.tJ~ li~$i~%~s~. ti's ~i ~ial~.ti; ~§~~'~t, .~ , x~ ~i:ptll!'1 gi~1 ( Demolition Control Application DCO$11 ~IFIAP ~o~ Fischer-Hallman Road If you have any comments on the application and wish to use this sheet to write them down, please do so and send it to the attention of the undersigned, Separate letters are also welcome. _ ~~ E~~ ~ ~. t ~~ 4 ::~ ~. Name ~ (please print) Signature Address t`~t 8 ~1s~~,Q r - ~ c~ 11 vr, a~n 1'~~1 (please print) -~5 C~„~. 1 ~' ATTN: Andrew Pinnell, Planning Division Department of Development & Technical Services Gity Hall, P.(J. Box 1118 20o King Street West Kitchener, Ontario N2G 4~?' .~