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Home My WebLink AboutDTS-08-192 - Demolition Control Application DC08/15/L/GS - 615 Lancaster St W - G Kasterii ID ~_ ~... .~ REPORT Report To: Development and Technical Services Committee Date of Meeting: November 17, 2008 Submitted By: Alain Pinard, Interim Director of Planning (519-741-2325) Prepared By: Garett Stevenson, Planning Technician X519-741-3400 x 3158) Ward(s) Involved: Bridgeport -Centre (Ward 1) Date of Report: November 3, 2008 Report No.: DTS-08-192 Subject: DEMOLITION CONTROL APPLICATION DC08/15/L/GS 615 LANCASTER STREET WEST GORDON KASTER r `~„m ~ ~ ~ Single Detached Dwelling .~.~~ to be demolished (view .., ....~ . ~~~ ~~ from Lancaster Street W) r. k ,~ ,v~~ ~` ` 4 x Nei k ~ i 1 ~ u ~ -. ~ 1 ~~ iH )ll~ i to ~ ~~ ~ A ,.',. 1 i ~~ ~ vA'~`q, ~* n1 ~w~ u~~y ~ 1, , n ~ ~ '~ 7 ~ S h. ~' a ~ ~ ~ ~ '~ .,,' , ~ its ~ - ~ ~' ~ ~ s ~~ „'' ~.~~.or. " W ~ ~f v~ ~i`a ~" ~ ~~f h A yy~~ -. ~~~ 1 ~~i a~E „ l i ~. , i ~ I i f i «" >>;r ~}t!+ ~ ~ "~~ ~i ~ ~i, 1 ~~~ ~1, 4 ~~ 111~41r~ ., 15~ ~ ~5 dt I, IFn~ ,~i~,. i y ' ,~ of i~ ~~~' ~i„,k._n. ~ i ~{ ~h, s s~~ M ,p i t s l o dv 4 1'. A ~ a ~ ~ ~ , ~ ~ ~~' ~~ lid ~. .y T~~ ,~ ,.., ~ ~ ~ ~ ~ ~SUU:++ly ti " i +i~ ~, ";"~ CMS ~ ;, " ~ ..'. ~ ~,~~„ ;,~, ,,, -,_ ' ":. ~ v,, ,~ 7e ~ ,~ t ~y~ yM ~~~~ },~lii~dtb~,{ jV~T~ 40 ~,~ ~v df l~ 1~ rr ~~ti~'n ~ ~B r 1~~ ~t11~~F i t i~yJ1V'i~ ~y~~y.B. ~: ~ N ~ ~ ~p lih ~ , v:, ~ i ii '. '~tt ?~ ~~~ h ~ ~'~~ i ! ~ r1'~~n ~,s ~ r~ ~~~~ rv°A~Rk`~ „,. w, ~ ~';,°. „~ ~'~ ~ ~~.. ~IbP, , ~, .; fibs "~~ . ~ , ~,~~fk'~a~ ~~~'~~il~t~5~~t ~~~~~ ~rtab~~r ~., X40 Taken 6~r: GareRt ~teuensan Pr~~c~t; ~~f~~l File: ~~ • D~O~~~~~,+l,~~GS Rear view of subject building r,~wa„ !a<,, ~~~~s:; ,ri~% 04~ ~. ~ ,. ;~j ,, r ~' ~ { ~ ~ ~, fie i Yh i~~ }~; ~ ~ r ..p, 7 1 f' ~ Jl v ~~ ~ ~f ylll~l ~ ~ 'oi ~~r~a;"@ r } i r .l ~~VSh 1~F i ~ ~ t1i ,~h4~' ~~ ` i ~a~ ~~4 ! I~,~\~i' i ' a iV'•~1:, ~~ a V4a G3~ ~ ~~ J y y;~ t 'a Y ~1 ~ ~.d11{~ '.~ '- ,i I ~ ~ i~"r i `,' ' T~k~n: by. G~t~tt Sf~ur~n~~ti. Pr~jec~: ~'h9'~ File: Z4 - d~L08a?15~?L'G~ .- . RECOMMENDATION: That Demolition Control Application DC081151LIGS requesting permission to demolish one (1) single detached dwelling located at 615 Lancaster Street West, owned by Gordon Kaster, legally described as SURVEY EBY DEVITT PLAN 577 PT LOT 2 LOT 59 GCT, be a roved without conditions. BACKGROUND: The subject property is located at 615 Lancaster Street West and is being used as a storage facility for the automotive repair business located at 623 Lancaster Street West. The dwelling is not currently being used for residential purposes. The applicant is proposing to demolish the single detached dwelling completely. The purpose for demolition is to accommodate the relocation of the existing business at 623 Lancaster Street West, which is required for the reconstruction of the Lancaster Street West and Bridge Street intersection, as proposed by the Region of Waterloo. Site Plan Application file SP/77/L/BB for the redevelopment of the site has been submitted to the City of Kitchener for consideration. The property is designated Mixed Use Corridor and is zoned Community Commercial Core Zone (C-4). 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. The applicant has stated that he is anxious to proceed with construction of the new commercial building. 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. In order to ensure timely development, Planning staff often recommends a condition requiring the owner to obtain a building permit. Upon issuance of a building permit, a demolition permit may be issued subject to a significant fine if reconstruction has not been significantly completed within 2 years. In this case, a City Building Inspector has indicated that the dwelling is in a very poor state of repair and that the cost to renovate is in excess of $200,000. In addition, the subject dwelling is not a desired use in the present location, especially considering the planned road widening and intersection improvements. Staff advises that the standard redevelopment condition should not be applied considering the abovementioned factors. 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: 7. Property Subject to the Ontario Heritage Act This building is listed on Heritage Kitchener Inventory of Historic Buildings, however it is not designated under the Ontario Heritage Act. 2. Architectural and Historical Value The City's Heritage Planner advises that the house municipally addressed as 615 Lancaster Street West is listed on the Heritage Kitchener Inventory of Historic Buildings. The heritage conservation policies of the City's Official Plan contain requirements for the recording of property. This documentation has been completed in accordance with the Photographic Documentation /Recording Guidelines. As a result, Heritage Staff have no concerns with the proposed demolition. 3. Condition of the Dwelling A City Building Inspector examined the dwelling on October 20, 2008 and advised that it would take significant work and financial commitment to restore this building to a condition suitable for habitation. A list of repair items include: new roof, windows, doors, flooring, plumbing, furnace, and electrical wiring, as well as a total remodel of the kitchen and bathroom. The estimated cost to renovate the structure is between $200,000 and $250,000. 4. Impact of Demolition on Abutting Properties, Streetscape, and Neighbourhood Stability It is Planning staff's opinion that the dwelling be demolished in order to allow the relocation of the adjacent business at 623 Lancaster Street West. This will allow for road improvements, including the construction of a traffic circle at the intersection of Lancaster Street West and Bridge Street, as proposed by the Region of Waterloo. 5. Timeframe of Redevelopment The applicant has stated that he would like to relocate his business as soon as possible in order to allow for the road improvements. The applicant has already applied for Site Plan Approval to redevelop the site. fi. Proposed Use In Terms of Zonr`ng and Compa~ibififiy wifih ~4djacen# Properties The property is designated Mixed Use Corridor and is zoned Community Commercial Core Zone 4C-4}. As such, the relocation of the business from the adjacent parcel is permitted. 1. ~'eigl~bour~ood Consul~a~ion No circulation was made to the public as the building is proposed to be redeveloped with permitted commercial uses in this Mixed,Use Corridor zone of Lancaster Street vilest. DepartmentlA~ency Comments Heritage Planning staff has na concerns as photographic documentation has been received in accordance with the City of Kitchener guidelines. The Building Division indicated that repairs are estimated between $~OO,oo4 and $250,ao0 dollars, which exceed the value of the building, and as such the Building Division has no objections to this demolition control application. The Engineering Department has no objections to this demolition control application and has commented that all redundant services must be capped at the owner's expense. The Fire Department did not provide comment on this demolition control application. FINANCIAL I~PLIGAT~NS: No new or additional capital budget requests are expected with this recommendation. CC~~IMUNIGATIQNS: No neighbourhood circulation was made as part of this application as the owner intends to redevelop the property. Alf property owners within 60 metres of the subject property will receive notice of the Development and Technical Services meeting dealing with this demolition control application for information only. G~NGLUSIC~N: Planning staff have considered this application .and are of the opinion that the proposed demolition is justified considering the poor state of repair of the dwelling, the satisfaction of the Heritage Planner's concerns through photographic documentation, and to allow for the relocation of an existing business. As such, Planning staff recommends that Demolition Control Application DC081~ 51LlGS requesting permission to demolish one single detached dwelling located at 6 5 Lancaster Street vvest, owned by cordon Koster, legally described as SURVEY EBY DEVITT PLAN 577 PT LaT ~ LQT 59 GCT, be a~p,~r~ved without conditions. a tt tevensvn, BES Plann' g Technician ww ~ ~ ~,~ ., ~, ~ ~~. Della oss, MA, MCIP, f: ;~P Manager of Development Review F l I y++y- Y ~ r Alain Pinard, MA, MCiP, RPP Interim Director of Planning Attachments: • Appendix "A" --Plan showing existing buildings and the proposed site plan • Appendix "B" -Internal agency comments ~~~~ ~~ ~ ~ LAST SAUEty BY:JeH.jaskvika, Friday, c3doher i0, 2068 3:44;i6 PM PLO'I7LD BY:Jeff Jaskdka Friday, Odo6er 10, 2008 3;46;05 PM ~~~~ l ' E ~' w ~ '~ Ul ~ ~ ~ $ ~ m ~ "m ~ ~ Q wn 4 ty ~ . M 4 n ~ w ~ ~ ti ~ ~ ~i af ~ ~' n a ~ w ~ a ~ m ~ w m ~ v°i e ~ ~ ' ? rt~ ~~~~~ a ~ , , t7 _ Q y W ~+ U FF^--- p tL a ~ ~ ~ ~04 ~tlU ~` G ~ '~ ~ ~ ~ ~ ~ w u~ ~ ~ ~ ~ ~i Q O Q ~~~p~ ~ ~ I`I W O O ~ u ~ ~ ~ ~ ~ x~ ~ ~ ~ ~ ~ ~ ~ j a ~ ~ ~ ~ a a K ~M ^ ' rpw~x~q• ~~gg~~..b. Q • t I ~ ~ ~j 3~ j2 3W: . ; 3df~. ~ :~~ ~• .r ~G ~ N ~Z CF FO i5 w ~ O ~~' Lil M ~1.' $ W~ M~ xyyi i. ~~ ~~ " ~ ~~ 1 D - ---• 0. i a -##: ~~~N 3 u- ~ ~ 4 N ~,1~ ~w pQ w~ ~ ~ ~;rc lia~ y~ ~ 3° ~P ~ ~,., ' ~ /~~` ,rv~ V LL ~ ~ J 0. c m " q yyp e~ 4P ~v 4 yo~ o~~q t~ .. 1. .. ~~ `Y1%" ~ : , `,~ ~~ ; ~ " ~ ~i r~ t~ ~~ ~ti ~ ~ ~ ~`3 ~- ~ R ~ , ~tl.,~~~~~. City of Kitchener City Hall, X00 King St. vUest Devedop~ent ~ P.4. Box 1 ~ ~ 8 Technical .Services Kitchener, QN NBC 4G7 Date: October 28, X008 To: Garett Stevenson From: Michelle Wade cc: Subject: Demolition Control Application DCOSl151tJGS IBI Group 615 Lancaster Street vilest Heritage Planning staff have reviewed the proposed Demolition Control Application for 615 Lancaster Street vilest. The house municipally addressed 615 Lancaster Street vilest is listed on the Heritage Kitchener Inventory of Historic Buildings. Site Plan Application - SP OS171]LIBB demonstrates the demolition of the house in order to accommodate the required road widening. The heritage conservation policies of the City's Official Plan contain requirements for the recording of prope~y. This documentation should be completed in accordance with the Photographic Documentation I Recording Guidelines. A copy of these guidelines can be obtained from the City's Heritage Planner or Coordinator of Cultural Heritage Planning. In general, the guidelines require the submission of digital perspective and elevation photographs for each elevation of the building as well as exterior and interior photographs of important details ~e.g. materials, hardware andlor decoration}. Correspondence between City and Regional staff dated October 2, 2008 indicated that the foliage around 615 .ancaster Street vilest would be removed within the next few weeks and that photographic documentation would be completed in accordance with the City of Kitchener requirements. As a result, Heritage Planning staff have no concerns with the proposed Demolition Control Application for 615 Lancaster Street vilest subject to the following canditions~ 1. That prior to the application being approved by Council, the applicant complete and submit proper photographic documentation of the house municipally addressed 615 Lancaster Street west to the satisfaction of the City's Coordinator of Cultural Heritage Planning; OR 2. That prior to the application being approved by Council, the applicant submit a Letter of Undertaking, to the satisfaction of the City Solicitor and the City's Coordinator of Cultural Heritage Planning agreeing: i. that the applicant will complete and submit proper photographic documentation of the house municipally addressed 615 Lancaster Street vilest prior to demolition to the satisfaction of the City"s Coordinator of Cultural Heritage Planning. 6-a ~~~~~~~~~~i~~ ~~~~~~~~ ~~~f ~ ~ City of Kitchener City Hall, 200 King St. vilest P.Q. Bax 1~~$ Kitchener, ON N2G ~G7 Date. October 20, 2008 To: Garret Stevenson From: John Sajkunovic Building Official III cc~ Subject; 6 5, fi23 ~.ancaster Street Demolition application DC 0~1~ a1Ll~S An inspection of this property was completed vn October 20, 2008. The purpose of the inspection was to determine how work was required to preserve the buildings on this site. There are two buildings located on this property, one is a commercial service station and the writer has no objection to its demolition since there are no residential units in this building. The other building at 615 t.ancaster is a single storey residential unit which was boarded up at the time of the inspection. This building requires the following major upgrades in order to make it into a habitable unit again. 1. New Roof 2. New windows and doors 3. New Mooring 4. New Plumbing, kitchen and bathroom remodeling 5. New furnace and electrical I would estimate the cost of the repairs to be in the $ 200,000 to $ 25o,00o dollar range, which would exceed the value of the building. It is my understanding that the existing service garage will be relocated o 615 Lancaster in order to facilitate the construction of a turning circle and the bridge reconstruction across the Grand River. In summary, the Building Qivision has no objections tv this demolition control application. Respectfully, John Sajkunovic Building Official III