Loading...
HomeMy WebLinkAboutDTS-08-165 - Demolition Control Application DC08/12/H/KAI~TC~R .. ~ . Deve!©pment& Techrrica~ Services Report To: Development and Technical Services Committee Date of Meeting: October 20, 2008 Submitted By: Alain Pinard, Interim Director of Planning (519-741-2319) Prepared By: Jason Malfara, Student Planner Katie Anderl, Senior Planner (519-741-2987) Ward(s) Involved: South Ward -Kelly Galloway Date of Report: October 9, 2008 Report No.: DTS-08-165 Subject: DEMOLITION CONTROL APPLICATION DC08/12/H/KA 780 H U RON ROAD BECKER ESTATES INC. ;~. Y f i .~~ ~i ~~ ~ ~ A "~f ~~ "~ Y ~ iLf~i ~.~ ~~ ~'~ d!~ r• ~ ne IL ~ i~ ~ ~ ~. ~~~ J~'~_4 - ~ C~g x' ~. ~ ~ ~ ~ ~ s ~ ~, '~ P•~ ;. s a F ~~.~ ~ .. ' ~ e I. ~~ p,. __~ r y u Y 'I4 ~" ~ Y . ~ ~,~ r .gym , ~- ~~ -~ ~t~~~.~ ~. ~~`Y~ .~ ~~ ~° - ~ K= { ;. D>~. v rc v i :F F, ~, ~' RECOMMENDATION: That demolition control application DC081121H/KA requesting permission to demolish one single detached dwelling located at 780 Huron Road, owned by Becker Estates Inc., legally described as GERMAN COMPANY TRACT, PT LOT 158 PT LOT 159, be approved, subject to the following conditions: a) That prior to the application being approved by Council, the owner complete and submit proper photographic documentation of the house to the satisfaction of the City's Coordinator of Cultural Heritage Planning; b) That prior to the application being approved by Council, the owner submit scale drawings of the house to the satisfaction of the City's Coordinator of Cultural Heritage Planning; and, c) That prior to the application being approved by Council, the owner 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 owner's heritage consultant, Robert Anderson (or delegate) of Carson Woods Architects Limited shall be present on site during the demolition of the subject dwelling; ii. to demolish/disassemble the house with care and sensitivity, to enable the heritage consultant to assess the underlying log structure and determine whether it warrants retention; iii. that if the underlying log structure is deemed to warrant retention, further consideration will be given, in consultation with the City's Coordinator of Cultural Heritage Planning, to identify options that would achieve an appropriate level of conservation. BACKGROUND: The subject property is located on the south side of Huron Road near Plains Road. The lands currently contain a single detached dwelling and associated farm buildings. The lands are part of proposed draft plan of subdivision 30T-07205 which proposes a new mixed use residential community. The applicant is proposing to demolish the dwelling in preparation for the development of the new subdivision. The lands are currently designated Low Rise Residential in the Municipal Plan and are zoned Residential Three (R-3) with a Holding Provision in the Zoning By-law. While the draft plan has not yet been approved, the lands are within the urban area and are designated for development. 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. Until such time as the proposed draft plan is approved and registered, staff expect that no new building permits will be issued for a new building on the site. In cases where a building permit has not been issued for a new residential building, seven criteria outlined in Council Policy I-1010 are used to evaluate the appropriateness of an application to demolish a residential building. Notwithstanding that a draft plan of subdivision has been submitted which includes the lands of this property, City Staff have weighed the proposal against the required criteria as follows: 2 1. Property Subject to the Ontario Heritage Act This building is listed on Heritage Kitchener's inventory however it is not designated under the Ontario Heritage Act. 2. Architectural and Historical Value of the Dwelling A Heritage Impact Assessment was conducted by Carson Woods Architects Ltd. in support of the proposed draft plan of subdivision and found that many of the building's historical features have been removed. However, there is evidence that there may be an underlying log structure, which would have heritage value. As such, a condition is provided that requires the house to be demolished/disassembled with care to allow the heritage consultant to assess the underlying log structure. If a log structure is found and is deemed to warrant retention, further consideration should be given to determine the appropriate level of conservation. 3. Condition of the Dwelling The Heritage Impact Assessment found that dwelling is in need of repair. A brief inspection by the Building Department estimated repair costs at $165,000. 4. Neighbourhood and Streetscape Quality Currently the lands are rural in nature, however, there has been significant residential development on the north side of Huron Road. The new houses are back-lotted onto Huron Road. Demolition of the existing building should not compromise the neighbourhood and will help to ensure that the vacated buildings do not fall into disrepair or be vandalised. 5. Timeframe of Redevelopment The proposed plan of subdivision is currently under review and issues are being addressed by City departments and agencies. Staff expect that these lands will be developed as part of the first stage of development, once the plan is approved and registered. 6. Community Feedback On September 5, 2008, all property owners within 60 metres of the subject property were notified of the demolition application and given the opportunity to comment. Staff received three responses from neighbouring property owners. Two were in support of the proposed demolition. One property owner raised concerns with respect to the possible presence of asbestos in the building. Staff comment that it is the owner's responsibility under Ministry of Labour regulations to ensure that if asbestos is found, that it be removed appropriately. The owner of the subject property has been made aware of this concern. 7. Zoning Compliance of the Proposed Use The subject lands are proposed to be redeveloped with low rise residential uses. Appropriate zoning will be applied to the lands concurrently with the proposed plan of subdivision. Department/Agency Comments The application was circulated to all applicable agencies and internal departments, and no objections were received. The Building department conducted a brief inspection of the structure and supports the demolition application. They found that the rubble foundation requires extensive repair and that carpenter ants have attacked the logs in the exterior walls. Furthermore, a new roof, all new windows and doors, mechanical, flooring, millwork, kitchen and bathroom cupboards and fixtures, and painting is required. Repair costs are estimated at $165,000. 3 Heritage Planning staff have no concerns with the proposed demolition subject to the following conditions: 1. That the owner submit proper photographic documentation of the house to the satisfaction of the City's Coordinator of Cultural Heritage Planning prior to the issuance of a demolition permit; 2. That the owner submit scale drawings of the house to the satisfaction of the City's Coordinator of Cultural Heritage Planning prior to the issuance of a demolition permit; and, 3. That the owner demolish/disassemble the house with care and sensitivity to enable the heritage consultant to assess the log structure and determine whether it warrants retention and if so, then consideration should be given to identifying options that would achieve an appropriate level of conservation. FINANCIAL IMPLICATIONS: No Capital expenditures are required as part of the approvals or development of these lands. COMMUNICATIONS: Preliminary circulation of the demolition application was undertaken on August 5, 2008 to applicable internal departments and agencies and on September 5, 2008 to all property owners within 60 metres of the subject property. Notice of this report will be circulated to all property owners within 60 metres of the subject lands and a copy of the report to all property owners responding in writing. CONCLUSION: Having considered the criteria established in Council Policy I-1010 and having considered the applicants intent for the lands, Planning Staff are satisfied that the proposed demolition is justified. As such, Planning Staff recommend that demolition control application DC08/12/H/KA requesting permission to demolish the single detached dwelling located at 780 Huron Road, owned by Becker Estates Inc., be approved, subject to certain conditions. Jason Malfara Student Planner Della Ross, MA, MCIP, RPP Manager of Development Review Katie Anderl, BES, MCIP, RPP Alain Pinard, MCIP, RPP Senior Planner Interim Director of Planning Attachments: Appendix "A" -Proposed Draft Plan of Subdivision 30T-07205 Appendix "B" -Department/Agency Comments Appendix "C" -Neighbourhood Property Owner Comments 4