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HomeMy WebLinkAboutDTS-08-098 - Demolition Control Application DC08/05/W/APKiTcHiF, N--- ER Development & Technical Services Report To: Date of Meeting: Submitted By: Prepared By: Ward(s) Involved: Date of Report: Report No.: Subject: 6 REPORT 74 Development and Technical Services Committee June 16, 2008 Jeff Willmer, Director of Planning (519 - 741 -2325) Andrew Pinnell, Planner (519 - 741 -2668) Bridgeport - Centre (Ward 1) May 30, 2008 DTS -08 -098 DEMOLITION CONTROL APPLICATION DC08 /05 /W /AP 75 WEBER STREET EAST 228870 DEVELOPMENTS LTD. 71 d - f N i h„ Single Detached Dwelling to be demolished Rear View of Subject Single Detached Dwelling at 75 Weber St E RECOMMENDATION: That Demolition Control Application DC08 /05 /W /AP requesting permission to demolish one single detached dwelling located at 75 Weber Street East, owned by 228870 Developments Ltd., legally described as Part Lot 28, Plan 364 be approved without conditions. BACKGROUND: The subject property is located on the south side of Weber Street East, between Scott Street and Cedar Street North in Downtown. The surrounding area is composed of a wide range of commercial and residential uses. The property contains a single detached dwelling constructed in approximately 1890. The subject property is designated Commercial Residential on Map 7 (Downtown Land Use Districts) of the Official Plan and zoned Commercial Residential (D -5) in the Zoning By -law. The applicant is proposing to demolish the subject dwelling due to it being in a state of considerable disrepair. The applicant further indicates that the property is to be used as a "green area" with the foundation to remain, be filled, and sodded over. No timeframe for redevelopment is proposed. 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. In this case, the owner is not proposing to redevelop but to demolish, fill, and sod the subject property. Seven criteria, as outlined in Council Policy 1 -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 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 examined the dwelling on May 2, 2008 and advises that all services have been disconnected. The asphalt shingled roof is in poor repair and has some visible holes which allow water to leak into the building. The windows and doors are in poor condition and require replacement. The brick exterior has been painted, but the paint has peeled of exposing the brick to the elements. The Inspector states that the building is in poor condition and that extensive work is required to both the interior and exterior. The estimated cost to renovate the structure is $200,000. 4. Impact of Demolition on Abutting Properties, Streetscape, and Neighbourhood Stability In 2006/2007, Council approved the demolition of a 12 -unit multiple dwelling located at 59 Weber Street East and a 4 -unit multiple dwelling located at 61 Weber Street East. These properties are located three and four properties west of the subject property. In both cases, the rationale behind the approval of the demolition was the poor state of repair of the dwellings. Both the dwellings have now been demolished and no redevelopment proposal is active for these properties. Until a redevelopment proposal is approved, the streetscape will continue to possess a gap -tooth appearance. Should the subject dwelling be demolished, the situation would be exacerbated. Consideration should be given as to whether the demolition of the dwelling is worth compromising an already gap- toothed streetscape for another vacant site along this stretch of Weber Street. Consideration should also be given to the implications of retaining the existing dwelling. A City Building Inspector has advised that the subject dwelling is in considerable disrepair and that the cost to bring the dwelling to a habitable state would be approximately $200,000. Services have been disconnected to the property and the building has endured significant damage to the interior and exterior. If the subject demolition control application is refused, the building may fall into further disrepair and become irreversibly derelict. Although Enforcement Division may be able to ensure that certain building attributes are kept in good repair should a complaint be made concerning the upkeep of the building, not all attributes can be maintained and the high cost of renovation should be considered. 5. Timeframe of Redevelopment The applicant has not indicated any plans for redevelopment. The foundation cavity is proposed to be filled and sodded over following demolition of the dwelling. 6. Proposed Use In Terms of Zoning and Compatibility with Adjacent Properties The proposed use as a vacant, open space area would comply with the Zoning By -law, however, the jagged streetscape that would be created by would not be consistent with the greater neighbourhood. 7. Neighbourhood Consultation All property owners within 60 metres of the subject property were notified of the subject proposal and invited to submit comments. No comments were received as a result of the public circulation. Heritage Comments Heritage Planning has indicated that it has no concerns with the subject application. Building Inspector Comments This is a two storey; double brick building and appears to be about 100 years old. The house was vacant at the time of the inspection and all visible services have been disconnected. The asphalt shingled roof is in poor repair and has some visible holes which allow water to leak into the building. The windows and doors are in poor condition and require replacement. The brick exterior has been painted, but over the years the paint has peeled off exposing the brick to the elements. The overall condition of the building appears to be in poor condition with extensive work required to both the interior and exterior. The Building Inspector estimates renovation costs to be in the $200,000 dollar range. Engineering Comments Engineering Services has commented that all services are to be capped at the owner's expense. In addition, any redundant driveways are to be closed at the owners' expense. Fire Department Comments The Fire Department has commented that it has no concerns with the subject application. FINANCIAL IMPLICATIONS: None. COMMUNICATIONS: Preliminary circulation of the demolition control application was undertaken on April 29, 2008 to internal agencies and all property owners within 60 metres of the subject property. Comments were received from four internal agencies (see Appendix "B "). No comments were received as a result of the neighbourhood circulation. This report will be circulated to all property owners within 60 metres of the subject property in advance of the June 16, 2008 Development and Technical Services Committee Meeting dealing with the subject application. CONCLUSION: Planning staff have considered this situation and are of the opinion that the proposed demolition is justified considering the absence of heritage issues, the poor state of repair and high cost to restore the existing structure. In addition, although a gap will be created in the streetscape, staff advises that the gap created by the vacant property is preferred over the retention of the existing dwelling in considering its very poor condition. As such, Planning staff recommends that demolition control application DC08 /05 /W /AP, requesting permission to demolish one single detached dwelling located at 75 Weber Street East, legally described as Part Lot 28, Plan 364, be approved without conditions. Andrew Pinnell, BES Planner Jeff Willmer, MCIP, RPP Director of Planning Della Ross, MA, MCIP, RPP Manager of Development Review Attachments: • Appendix "A" — Plan submitted with application • Appendix "B" — Internal agency comments