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Home My WebLink AboutDTS-08-191 - Demolition Control Application DC08/14/G/AP - 921 Glasgow St - 2117988 Ontario Inc (Z Group)ii ID ~_ ~... .~ REPORT Report To: Development and Technical Services Committee Date of Meeting: November 17, 2008 Submitted By: Alain Pinard, Interim Director of Planning (519-741-2319) Prepared By: Elizabeth Brown, Planner (519-741-2643) Ward(s) Involved: West -Victoria Park (Ward 6) Date of Report: October 9, 2008 Report No.: DTS-08-191 Subject: DEMOLITION CONTROL APPLICATION DC08/14/G/AP 921 GLASGOW STREET 2117988 ONTARIO INC. (Z GROUP) ,, ,. G~ e~ ~ ~' N ,. ~rv ~~ ~~. ry ~; ! r ~. y K .~ ~~I ° ~r~ ~.j GN ~~ W°I W~ ~~ ~~~ ll 1 Fn 9w ~' ~'h uI ~ ; ~ f s ,,p ~, ., . . u, ,, -., -, ,. '~ r~ i `.~ Y. ~ 2 ~^ ~; ~• ~ u m ^1 " ~ a~ k.! ..., p Gv ~ -. n ., ;.. ~ X: 1A i^{ ~ Fm ~ al ti {, ~~ .~i ~ ~ .gig ~mk ,~. ,. ~ wR i. ,°wi ml .., .~ ,o~ k a, ^~ ,q 1. !N~ ~ ~ n- t .~ ,. ri , r "i, k", ~" ,~k ~ .. ~ , a ',q ~ '~ Y , ~v Y~/f~b .~g'. r ° `t' M . e. e 9 s ~~I ~°, ~. c.'r . .. ~p RECOMMENDATION: That Demolition Control Application DC~8114/G1AP requesting permission to demolish one single detached dwelling and a detached garage located at 921 Glasgow Street, owned by 2117988 Ontario Inc., legally described as Part Lot 34 GCT, and Part 4 of Plan 58R-15652 be a roved subject to the following conditions: 1) That the Chief Building Official may authorize and issue a demolition permit under Section 33(6) of the Planning Act subject to the following condition: a) That prior to the application being approved by Council, the owner submit a Letter of Undertaking, to the satisfaction of the City Solicitor and Director of Planning, agreeing to retain a "Certified Arborist" to meet on site with City staff, the land owners and their contractors prior to any demolition being started to confirm and provide protective tree fencing for existing treed areas that could be impacted by the contractor during the demolition process. Further, the Arborist will be on site during the demolition time period in order to instruct and direct the contractors demolition procedures to protect trees from being unnecessarily damaged or removed and the Arborist will advise the Director of Planning prior to the start of demolition of any trees that will need to be removed during the removal of the house, shed, septic system and well areas as noted on the approved Demolition Control Plan. BACKGROUND: The subject property is located on the south side of Glasgow Street, between Fischer-Hallman Road and University Avenue. The surrounding area is comprised of single detached dwellings, townhouse dwellings, commercialloffice uses and a secondary school. Lands immediately adjacent to the subject property are vacant, and together with the subject property, are included in Phase 2 of plan of subdivision 30T-88042. A CN rail line runs approximately 90m to the south of the subject property. Dwellings in this area were constructed in the late 1980s and early 1990s. The subject property contains a single detached dwelling constructed in 1860, with a detached garage constructed in approximately 1945. The subject lands are designated Mixed Use Node in the Official Plan and are zoned Residential Six ~R-6) in the Zoning By-law, but are subject to application ZC08/23/G/KA that proposes to change the zoning to Residential Seven (R-7). The applicant has stated that the dwelling is proposed to be demolished in order to facilitate the future development of the site. 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. Notwithstanding the applicant's redevelopment plans, planning staff advises that from past experience demolition is not always followed by timely redevelopment, even if a building permit is issued. Heritage Comments Heritage Planning staff have no concern with the proposed demolition of 921 Glasgow Street. Building Inspector Comments The Building Inspector conducted an inspection of this property and while on the site, met with the owners of the property. Comments are as follows: This is a two storey structure constructed with double brickwalls. The exterior appears to be in fairly good condition, but on closer examination it was noted that the existing brick has a brick stucco layer application that was common in the 1960s. The brick stucco has separated from the brickwalls in several places and needs to be replaced. The interior has the original knob and tube electrical wiring that is no longer safe and poses a fire hazard. There is also an infestation of wood boring beetles in the wood framing members of the building. It is my understanding that the proposed redevelopment of this property will result in the demolition of this structure to accommodate a proposed redevelopment. Considering all of these points, a detailed summary of the condition of the building and detailed repair cost estimate do not seem warranted. If a repair cost is required I would estimate the cost to be in the $300,000 to $350,000 range, which would exceed the value of this building. In summary, the Building Division has no objections to this demolition control application. Engineering Comments This property has no existing conditions that the City is aware of, however any existing services that may exist must be capped. The property is on a well and septic system that will have to be decommissioned when the house is demolished. The proposed services for the new development must be approved and paid for prior to the building permit being issued. FINANCIAL IMPLICATIaNS: None. CC]I~MUNICATIGNS: A neighbourhood circulation was made as park of .this application, and was issued in conjunction with the notice of the associated zone change application referenced as file number ZC081231GIKA. No comments perkaining to the demolition were received Staff has met with members of the Beachwood Forest Narkh neighbourhood association to discuss the ro osed pp zone change and the design of the proposed redevelopment. An informs! neighbourhood meeting has been scheduled by the applicant for November 13, 2008, to discuss the zone change and proposed site plan. All property owners within 50 metres of the subject prope~y will receive notice of the Development and Technical Services meeting dealing with this application for information only. C~NCLUSIC~N: Planning staff is of the opinion that the proposed demolition is justified considering the condition of the structure, the absence of heritage issues and intended redevelopment. As a means to protect the existing mature trees and hedgerows on site during the demolition process, staff has recommended that a condition, requiring that a letter of underkaking be submitted agreeing to implement protection measures, be applied. Staff recommends that demolition control application DC081141GIAP, requesting permission to demolish one single detached dwelling and detached garage located at 921 Glasgow Street, legally described as Part Lvt 84, GCT and Part 4 of Plan 58R-15552 be a~p rp_oved, subject to the conditions outlined in the Recommendation section of this report. -. Elizabeth Brown, BES, MCIP, RPP Planner ,* ~~ Della Ross, MA, MCIP, RPP Manager of Development Review ,~ :~ -~ ~`~~ Alain Pinard MCIP RP P ~~ Interim Director of Planning Attachments: • Appendix "A" --Plan submitted with application • Appendix "B" ~ Internal agency comments