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HomeMy WebLinkAboutDTS-08-195 - Demolition Control Application DC 08/17/H/GS - 571 Huron Rdl Kl~rc~~R Qe~elapment& Technical Services Report To: Date of Meeting: Submitted By: Prepared By: Ward(s) Involved: Date of Report: Report No.: Subject: Development and Technical Services Committee December 1, 2008 Alain Pinard, Interim Director of Planning (519-741-2325) Garett Stevenson, Planning Technician (519-741-3400 x 3158) South Ward (Ward 4) November 14, 2008 DTS-08-195 DEMOLITION CONTROL APPLICATION DC08/17/H/GS 571 HURON ROAD ACTIVA HOLDINGS INC. AI.~V ~, ~!. f~ ,`~'!~ ~ f+ e- 1~'. ~~~ h 1 ' ~' ~ 5~4'SV ai 9 /+~ Myl y] ~~ryy '~Byy~~ry ~.$ 'ri ~ i~9.. ~~ _': .iB f~ 41~.tt ~ iFF } q~~ ~ l ii~~ ~{$r~p~rF~F ,~F 4iL` ~LM ~r'y'f~, ~ ~,,~, a ~;.. ~ a& 1 k 4 ~ fiF' e d ~~r tt Y,,~ a q, I I_t ~ ~~ ~ ,a~~~~R~ ~~~4~; ar ~r~ ~~. Single Detached ~ ` ~ ~ ~~ ~~. l ~ ~ ~ ~ to be demolishes ~ ~ /. TY ' a L6 ~ 17fi~vh~i ~ Iti~ F i m a 1 A ~~~LF. F~ ~ '~~~.. 3 N' F, }~~~: ~ ~ ~~ ~~ ~,.z~ 4 ~ ~- ~~ ~ ~ ~!""~~ ~+~ r ~~ ` i from Huron Roac p ~~ p s, e y l M ~ ~7 ' Y . ~ F s s_~ ~e eF a Jae•~+,~ + k ,'4. ~ILr 9~r ~ ~ ~i".x'117i ~# a' ' id ~ I' ~ k .~ I ~ ~. F ~ I, ~ J '^ L r- , ~ _~. TE~ - a F Nip ....,.• - ,~ k ~ .. a}s~° 'I F~ ~. r ~c 3~i _ ref ~ ~ '~ ~ _.. ,e A~'~4~A~r ~~~.I w : f 4r- r* P~ ~ „~, ~a~a F ~ 3 rs~M ~_ ~~ ~ nll ~ P-I f I~~.. y`ia ~~ i ~~A 7.B ~1 A ~ ~~` F,. ~•. l ~ 1 ~~ J ~k ~ ~, ~ ~ ~ v f ~ 11 '~ jdk -.~,y ~ ~ ~~ ~ ~ w' ~ a a 1~ ~ ~ " ~ ~ ~ iy~' cif .~. A?A F . _~ ::'S ... `r4'~ ~, ;7. j" e+' f r .~~'~ 1 T' $ ~ u aiRW •+ T x as -,~ ~ ~ ~~t~. ~~~Q~$~ ~~y t~~~ e~¢.' `'"~ '~"' "Taken hey. ~iar+ett ~te~ens~an ~ t ~EM~ 4 ~ ~ .g~ rajet : `FiI~: a~~~J~]1~{G~ r- -.. ~~ _ - ~~~~!' ~ ~' ~ d~dR,~y~"~t"fy`19,i q1~ ~'4r P -' ~ + ; a. ~r~~F ` 4r~~ka^•~ Ala y, ',7PM,V V'llt4 f RECOMMENDATION: Ad~r~~~~ 571 Nnvvn ~d bate: ~~taber fit, Z~ Taken k~yr: !~arett 5kewens~an Prvj~~#t I~E~14 ~I~~: ~~~$~1~~~~~i~ That Demolition Control Application DC081171HIGS requesting permission to demolish one (1) single detached dwelling located at 571 Huron Road, owned by Activa Holdings Inc., legally described as Plan 1382 Lot 4, be approved without conditions. BACKGROUND: The subject property is located at 571 Huron Road, at the intersection of Huron Road and Parkvale Drive. The building is currently vacant and is adjacent to the Huron Village subdivision (30t-01201). The applicant is proposing to demolish the single detached dwelling. The site is proposed to be redeveloped with either single-detached, semi-detached, or townhouse units. The redevelopment of the site will function as an extension of the Huron Village subdivision. 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 they will redevelop the site with either single-detached, semi-detached, or townhouse units. 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 recommend 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 although the dwelling is in good repair and that the cost to upgrade the property is only $20,000, the Building Division is in support of the demolition. Planning staff note that the dwelling to be demolished will allow redevelopment of the site with residential units that are more compatible with the surrounding neighbourhood. As a result, the standard redevelopment condition should not be applied. 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 This building was removed from the Heritage Kitchener Inventory of Historic Buildings and is not designated under the Ontario Heritage Act. 2. Architectural and Historical Value The City's Heritage Planner advises that there are no heritage concerns with this property and has no objections to the demolition. 3. Condition of the Dwelling A City Building Inspector examined the dwelling in October 2008 and advised that the building is generally in good repair, but would require new windows and doors and a new roof. The building inspector estimated that the cost of the required upgrades would not exceed $ 20,000. 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 redevelopment of the site with new residential units that are more compatible with the surrounding neighbourhood and offer a greater density and housing choice. 5. Timeframe of Redevelopment The applicant has stated that they would like to redevelop the site in the near future and will be applying for a zone change and subdivision application. 6. Proposed Use In Terms of Zoning and Compatibility with Adjacent Properties The property is designated Low Rise Residential and is zoned Restricted Business Park Zone (B-2 with special provision 211 U). The northeast portion of the property is zoned Hazard Land (P-3). Anew residential development would require a rezoning application. The subject parcel is within the GRCA Regulation Limit and as such may require a development permit from the GRCA. 7. Neighbourhood Consultation No circulation was made to the public as residential building(s) are proposed to be redeveloped in the near future. DepartmentlAgency Comments Heritage Planning Staff Heritage Planning staff have no concerns or objections to the demolition of the building. Building Staff A building inspector has reviewed the demolition control application and conducted a brief inspection of the existing two storey building in October 2008. The inspector advised that the approximately 80 year old building was not occupied at the time of the inspection and all services have been disconnected. The building is generally in good repair, but will require new windows and doors and a new roof at a cost that should not exceed $20,000. The building inspector stated that because the property is being redeveloped into other residential building(s), the Building Department has no objection to the demolition of this building. Planning Staff The Supervisor of Site Development had initially requested that a tree management plan be completed in part with this demolition control application. Many of the trees and brush have been recently removed from the land zoned as P-3 Hazard Land in order to install a trunk sewer. The only remaining tree on the applicant's property is located directly adjacent to the residential dwelling proposed to be demolished. An existing deck surrounds the trunk of the tree and the branches overhang the roof line of the dwelling. Due to the location of the tree, it is likely that the roots will be exposed during the removal of the foundation and septic field. The applicant has expressed interest in maintaining the tree as an amenity for the new development, but will have it removed if it poses a safety concern during the demolition process. As a result, the Supervisor of Site Development has withdrawn the request for a tree management plan. Engineering Staff The Engineering Department did not provide comment on this demolition control application. Fire Department The Fire Department does not have any concern with this demolition control application. FINANCIAL IMPLICATIONS: No new or additional capital budget requests are expected with this recommendation. COMMUNICATIONS: No neighbourhood circulation was made as part of this application as the owner intends to redevelop the property. All 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. CC~NCLUSIaNw Planning staff have considered this application and are of the opinion that the proposed demolition is justified considering the incompatibility o the existing building with the newly developed surrounding neighbourhood and the applicant's intention to redevelop the site with a mare intense residential development. As such, Planning staff recommend that Demolition Control Application DCD8l~ 7lHlGS requesting permission to demolish one single detached dwelling located at 5?1 Huron Road, awned by Activa Holdings Incorporated, legally described as Plan ~38~ Lot 4, be approved without conditions. ~~ - t n ~~' f 1 a ett Levenson, BES Fl~anni Technician L Della Rass, MA, CIP, RPP IUlanager of Develop~ent Review Alain Pinard, MA, MCIP, RPP Interim Director of Planning A~tachments.Appendix "A" Plan showing existing buildings to be removed Appendix "B" -Internal agency con~r~ents ~~~ ~~Y~c~ ~~" .~ 0 ~, ~ ~ ~ iY~is h • ~~~ HCS.d OrL ` .,,wR` .~ ~ ~~ a ~} `4 .. .~ y'/F~ lry „ ~ i ~I~ Y ~ A ~r o ~~. ~~~ i ~~yN \~~ G~ t ~ ~~ ~~ ,.1 ~~ x~g~ ~ ~ C7 h '~ N 7 ~~ g'SR if ~ V ~ n N ~ Z w~ ~ ~" ' ~ ~~ `; ~, by ~' ,... ~'"" a d '~ ~ ~' q~ V ~ ~~ ~ ~~ '~ W ~~ ~ ~ ~ ~~ ~ ~~ ~ ~ ~~ ~ ~ Q ~ ~~ ~++ V ~ ~ ~ ~~ o ~ ~ ~ y ~~ .~ ~ ~ ~ w ~ ~ q~ oQ ~ W2 ~ xo ~~~ ~~ ~ ~~ ~ ~~ ~~~ ~~ ~ ~~ 4 ~~ ~ q W ~W~ ~ ~ ~,~ ~~. { ~~ ~~ ~~ ~~ ~~ ~--.: ~ ~. ~z ~y Q_ 0 W W 4,! D o ~ _~ ve ~ s~ o u~ ~ ~ ~ o` ~~ ~~ 0 p ~ rrr ~ o ~o ~ ~% ~. ~~ ~~ ~~ ~ a a~ ©i3 p a ~ o ~~ L b a ~ d w ~~ a° N ~y ~,,~ ~ ~oQ ~ .~~~' ~ o ~~ ~ ,i.+ ~~~ ~ v O E ~a ~ qqp= Q (~~~ J ~ oU_ ~ ,p 4= W 6~~ G33~ ~ ~' dS G ~ Y U J p A ~~ '~" A 0.x0 UwC? ~ tL w a ~ N D ~~ ~ Z _, - a~ 0 f Y~ .F~ ~ ~~, ctrl, rro., .•, ;.~' , h Fq. C e.~ ,.. U ~ '~..~~ -. ~_. i ~~ 7 ~ ~~ ~ ~.~ 4 Sri , ~=~....__ ~~~ -`"`~-.` ~~~ ~ W D W v a a V q 4 ~a~ ~~~ ~m© o~ V ~ W ~ ~~~ ~~ 4pZW ~ a ~ ~ U ~~ ~ ~ ~ e~~~ °~~ q~q~ ~ ~ a ~ ~ ~ A ~~W v,~~ ~'Wm~ V~~° c~ ~ N H 4~~Q ~~~ © ~ ~ W ~ i ~~.~~~~ ~~`~'~t~~3t33~~? r ~,~ ~ L t ~~ ~. . ,, r ~ City of Kitchener City Hall, 24Q King St. West p.C. Box 1118 Kitchener, ~N NBC 4G7 Date; Qctober 27, Zg08 To. Garen Stevenson, Planning Technician From. ,~ohn Saicunovic Building C3fficial 111 CG. Subject: X71 Huron Road, Demolition Dontrol Application DC n811711~IIGS I have reviewed this application and conducted a brief inspection of the existing two storey building an this property. The approximately SO yearold building was not occupied at the time ofthe inspection and all services have been disconnected to the building. The building is generally in goad repair, with new windows and doors and a new roof and I would estimate that the cost ofany required upgrades would not exceed $ Z4,o4o. It is my understanding that the property is being redeveloped into another residential building in order to be more compatible with the adjacent neighborhood and as such this department has no objection to the demolition of this building. Respectfully, John Sajkunovic Building Official III 1 Page 1 of 2 ~arett Stevenson From: Michelle vllade Sent: Thursday, actober 23, Zoos ~ :42 PM To: Gantt Stevenson Subject: FIN: 571 Huron Road, Kitchener -Heritage Attachments: Heritage Kitchener 2006-09-12.pdf FYI, Asper below. No heritage interest for 571 Huran Road. Michelle From; Leon Bensason Sent; Thursday, October 23, Zoos :1.:28 PM To; Michelle Wade Subject: Full: 5~t Huran Road, Kitchener -Heritage FY 1 Frvm; Lean Bensason Sent; Wednesday, August 2~, 2008 4:07 PM To; `Carol Crth-Fortnum' Cc; Michelle Wade Subject; RE: 57, Huran Road, Kitchener -Heritage Hello Carol, I can confirm that City staff and members of the Heritage Kitchener Committee toured this property with Mr. Strudwickwho was the property owner, in ZODS. The property was listed on Heritage Kitchener's Inventory. Qur assessment of the property was undertaken in anticipation of Mr. Strudwick applying for a demolition permit. The conclusion of City staff and the Heritage Kitchener Committee was that the property did not merit consideration for designation under the Ontario Heritage Act. Further, the Heritage Kitchener Committee resolved that the property be removed from the Heritage Kitchener Inventory list. I can advise that the property does not have any formal cultural heritage status. I attach for your information, a copy of the Heritage Kitchener meeting minutes from September 12, 2005 see item No. 5}. If you have any questions or require additional information, please do not hesitate to contact me. Leon R. Bensason, IV(CIP, RPP, CAHP Coordinator, Cultural Heritage Planning Development & Technical Services Department P.C. Box 1118 ZDO King Street vilest Kitchener, Untaria Canada, NZG 4G7 P: X519} 741-2345 F: X519} 741-2524 TTY: X519} 741-2355 leon.bensason~a kitchener.ca 111191Z0~8 Page 2 of Z From. Carat firth-Fortnum ~mailto.carol[~amoslaw,ca~ Send: ~lednesday, August 20, 2Dg8 2:34 PM Toy Lean Bensason Sub~ec~~ 57~ Huron Road, Kitchener -Heritage Leon: The solicitor for the purchaser ofi 57~ Huron Road, Kitchener is requesting the removal of this property from the heritage register prior to closing on August 29, 208. l would be gratefiul if you would forward a letter advising this property is not designated as a heritage property. Thanks for your co-operation in this matter. Carat firth-Fortnum from ~earge C. Amos Law office ~ ~I 91208 (Division Name) Page 1 of 2 Garett Stevenson From: Brian Page Sent: Wednesday, Goober 22, 20051: ~ 4 PM To: Garett Stevenson Subject: RE. internal Ciculation DEMO 571 Huron Road A tree management plan should be required fior this demolition, ,~~~a~ ~~~e, ~~~, C~~, ~~~~ Sr~~o~~~or o~ Side ~~ar~ ~e~re~o~m~e~~ ~'i~~ ~~~ti~o~~r~er From. Garett Stevenson Sent: vllednesday, October 22, 200811.45 AM Tv; Fiona McCrea; Robert Schipper; Greg Reitzel; Brian Page; Michelle wade; Dan Derr Cc: John Sa~kunovic; Kelly Galloway Subject. Internal Ciculation DEMO 571 Huron Road City of Kitchener City Hall, 200 King St, vilest P.Q. Box 111$ Kitchener, ON N2Q 4Gl Date: October 22, 200$ To: Fiona McCrea, Legal Services Robert Schipper, Building Division Greg Reitzel, Fire Department Brian Page, Planning Division Michelle wade, Planning Division Dan Kerr, Development Engineering From: Garett Stevenson, Planning Technician 5~ 9w?4~ 3400 x 3~ 5$ garett.stevenson@kitchener.ca CC: John Sajkunovic, Building Division Kelly Galloway, vllard 4 Councilor Subject: Demolition Control Application DC0811 ?IHIGS 5?1 Huron Raad Activa Haldin s Inc. The Department of Development and Technical Services has received an application requesting approval for demolition of one residential building at 5?~ Huron Road, as well as the removal o~ several accessory buildings on the site. The building has been abandoned by the previous owner and is not currently being used. The demolition is required to redevelop the site by constructing single detached houses, semi-detached (Division Name) Page ~ of 2 houses, or townhouses that would be consistent with the adjacent neighbourhood, commonly known as the Huron Village Subdivision. The subject property is designated as a mixed low rise residential in the Gfficial Plan and zoned Restricted Business Park Zone ~B-2 special provision 211U} in the Zoning By-lava. Please forward any comments that you may have to me prior to November 5, 2008. if you have any questions, feel free to call meat 519-?41-340a x 3158 ar by email at arett.stevenson kitchener,ca, Yours truly, Garen Stevenson, BSS Planning Technician Attachments; • Plans showing existing buildings to be demolished at 5?1 Nuron Road • Photographs of the existing buildings at 5?1 Huron Road