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HomeMy WebLinkAboutDTS-08-120 - Demolition Control Application DC08/08/L/API~TCx~R Deve!©pment& Techrrica~ Services Report To: Development and Technical Services Committee Date of Meeting: August 11, 2008 Submitted By: Jeff Willmer, Director of Planning (519-741-2325) Prepared By: Andrew Pinnell, Planner (519-741-2668) Ward(s~ Involved: Bridgeport -Centre (Ward 1) Date of Report: August 1, 2008 Report No.: DTS-08-120 Subject: DEMOLITION CONTROL APPLICATION DC08/08/L/AP 178 LOUISASTREET SHANAE MANAGEMENT INC. ~~ ,,, ,h~ s,. 3; RECOMMENDATION: That Demolition Control Application DC08/08/LIAP requesting permission to demolish one single detached dwelling located at 178 Louisa Street, owned by Shanae Management Inc., legally described as PLAN 376 LOT 393 LOT 394 PT LOT F PLAN 400 PT LOT 6 PART 1 RP 58R1863, be approved without conditions. BACKGROUND: The subject property is located at the northwest corner of Louisa Street and Weber Street West and is being used for the sale of automobiles (commercial use). The property contains a single detached dwelling constructed in approximately 1900. The dwelling is currently unoccupied and is not used for residential purposes. Various residential and commercial additions have been made to the dwelling over the years in such a way as to surround the dwelling at the south and east sides. The additions are used as a sales office for the automobile dealership. The applicant is proposing demolish the single detached dwelling and retain the commercial additions to the building (see demolition plan attached as Appendix "A"). The purpose for demolition is to "clean up"the property, since the dwelling is in poor repair. No redevelopment plans are proposed. While on a site inspection, the owners advised a City Building Inspector that the dwelling has been vacant for some time and that they have had problems with vandalism and trespassers. The property is designated Low Rise Residential and is zoned Residential Six (R-6) in the Zoning By-law. 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: 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 June 20, 2008 and advises that it would take significant work and financial commitment to restore this building to a condition suitable for habitation. A list of repair items includes: replacement of roof and shingles, insulating exterior walls, installation of siding and fascia, installation of new doors and windows, installation of new flooring, trim, and paint throughout the house, installation of a new kitchen and bathroom facilities, new electrical facilities, plumbing repair, installation of new furnace and ducting. The estimated cost to renovate the structure is $225,000. 4. Impact of Demolition on Abutting Properties, Streetscape, and Neighbourhood Stability Under the Residential Six zoning, the property is ultimately intended to be redeveloped for low- rise multiple residential use. The existing dwelling would not be a necessary component of such redevelopment. In this regard, the proposed demolition of the dwelling is desirable as it would remove building area, thereby beginning the process of preparing the property for low-rise multiple residential use without creating a vacant lot in the interim. In addition, the demolition of the dwelling would contribute positively to the neighbourhood stability of the area by removing an opportunity for vandalism, trespassing, and other problematic behaviour. 5. Timeframe of Redevelopment The applicant has stated that he does not intend to reconstruct the dwelling. No plans to redevelop the property have been proposed. 6. Proposed Use In Terms of Zoning and Compatibility with Adjacent Properties As aforementioned, the use of the property is considered legal non-conforming since the automobile dealership existed prior to the R-6 Zone, which does not permit such use. The degree of legal non-conformity would not be exacerbated as part of the subject proposal since there is no proposal to expand the buildings used as the automobile dealership upon demolition of the dwelling. 7. Neighbourhood Consultation All property owners within 60 metres of the subject property were notified of the subject proposal and invited to submit comments. Three comments were received as a result of the public circulation. One property owner expressed support for the proposal. Another requested that prior to demolition approval, the City discover the long term plans of the owner for the property. A third owner stated no concerns with the demolition of the dwelling, but expressed concerns with what might be constructed in its place. It is Planning staff's understanding that the property will continue to be used as a legal non- conforming automobile dealership. It is the owner's expressed intent that the proposed demolition will improve the appearance of the property and remove a possible safety hazard. Although staff cannot predict the long term plans for the property, any significant future development proposal would require Committee of Adjustment approval to change or enlarge the legal non-conforming dealership and/or site plan approval, depending on the type of proposal. Through the former process, public input would be requested; through the latter, the owner would be required to conform to the regulations of the Zoning By-law and meet the City's urban design objectives. Heritage Comments Heritage Planning has indicated that it has no concerns with the subject application. Building Inspector Comments A City Building Inspector met on-site with the owners who stated that they intend to demolish the two storey residential portion of the building. The two storey portion was constructed in the early 1900's and has had two one storey additions added to the front and rear of the building. The owners informed the Building Inspector that the original two storey building has been vacant for some time and that they have had problems with vandalism and trespassers. It would take significant work and financial commitment to restore this building back to a condition suitable for habitation. The total estimated cost to restore the dwelling would be $225,000. Since the demolition will structurally impact the remaining buildings, an engineer must be retained during the demolition. Engineering Comments Engineering Services has commented that all services, if any, 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: No new or additional capital budget requests are expected with this recommendation. COMMUNICATIONS: Preliminary circulation of the demolition control application was undertaken on June 19, 2008 to internal agencies and all property owners within 60 metres of the subject property. Agency comments are attached as Appendix "B". Three comments were received as a result of the neighbourhood circulation, are discussed in the Neighbourhood Consultation section of this report, and are attached as Appendix "C". This report will be circulated to all property owners within 60 metres of the subject property in advance of the August 11, 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 of the dwelling, and the removal of a potential invitation to vandalism and tresspassing. As such, Planning staff recommends that demolition control application DC08/08/L/AP, requesting permission to demolish one single detached dwelling located at 178 Louisa Street, legally described as PLAN 376 LOT 393 LOT 394 PT LOT F PLAN 400 PT LOT 6 PART 1 RP 58R1863, be approved without conditions. Andrew Pinnell, BES Planner Jeff Willmer, MCIP, RPP Director of Planning Attachments: Della Ross, MA, MCIP, RPP Manager of Development Review • Appendix "A" -Plan submitted with application • Appendix "B" -Internal agency comments • Appendix "C" -Neighbourhood comments