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Home My WebLink AboutDTS-09-029 - Demolition Control App DC 08/24/F/JVW - 1571 Fischer-Hallman Rd - Tru-Villa Incl 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 March 30, 2009 Alain Pinard, Interim Director of Planning (519-741-2325) Garett Stevenson, Planning Technician (519-741-3400 x 3158) South Ward (Ward 4) March 13, 2009 DTS-09-029 DEMOLITION CONTROL APPLICATION DC08/24/F/JvW 1571 FISCHER HALLMAN ROAD TRU-VILLA INC. RECOMMENDATION: That Demolition Control Application DC081211O1GS requesting permission to demolish one (1) single detached log farmhouse located at 1571 Fischer Hallman Road, owned by Tru-Villa Inc., legally described as TCT German Company Pt. Lot 154 Pt. Lot 155, be a roved without conditions. 5-1 BACKGROUND: The subject property is located on the west side of Fischer Hallman Road, directly south of Williamsburg Cemetery. The existing buildings on the site include a log farmhouse, a woodlcoal shed, drive shed, and a barn. The barn is not original to the farmstead and was constructed in 1955. The applicant has submitted a Structural Building Assessment that was completed by MTE Consultants in July 2007, as well as a Salvage Documentation Report that was prepared by Robinson Heritage Consultants in November 2008. The demolition of the buildings is required to prepare the site for future development. The subject property is part of a proposed residential subdivision (application 30T-08201). The subject lands are currently zoned Agricultural (A-1) and the owner has applied to rezone the lands in conjunction with the proposed plan of subdivision. The subject lands are designated as Agricultural in the Official Plan, and an Official Plan Amendment has been submitted by the applicant. The applicant wishes to demolish the existing dwelling in order to prepare the site for future residential development in accordance with the Kitchener Growth Management Plan and all other applicable policies. 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 log farmhouse is currently vacant and not habitable. The applicant has filed a subdivision application to redevelop the lands as a new residential neighbourhood. 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, the applicant has filed a subdivision application to redevelop the site. The complete development of the site as a new residential community would take several years to complete. Due the magnitude of the project, there is a lot of work that would have to be completed before building permits for new residential dwelling units would be issued. Planning Staff advises that the standard redevelopment condition should not be applied considering the scope of the large project. 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. While the intent is to redevelop the site, staff have still evaluated the application using the criteria. 1. Property Subject to the Ontario Heritage Act The original log farmhouse located at 1571 Fischer Hallman Road was listed on the Heritage Kitchener Inventory of Historic Buildings. The applicant completed an HIA, which recommended that the log house be demolished. As such, the log farmhouse will be removed from the inventory. The log farmhouse being considered for demolition is not designated under the Ontario Heritage Act. 2. Architectural and Historical Value The City's Heritage Planner advises that a Heritage Impact Assessment was undertaken by the owner to the City's satisfaction. The HIA concluded that the log farmhouse is of cultural 5-2 heritage significance but is not worthy of being conserved due to its condition. The farmhouse should be dismantled by a professional contractor who specializes in the disassembly and reconstruction of heavy timber structures. This would allow for the potential to salvage specific cultural heritage attributes for use in the commemoration and interpretation of the cultural heritage significance of the property within the proposed subdivision. The applicant has submitted photographs and scaled drawings of the farmhouse as part of the Salvage Documentation Report dated November 4, 2008, as recommended in the HIA. The owner submitted a letter of undertaking to the City's Coordinator of Cultural Heritage Planning and the City's Solicitor agreeing to undertake the following; that the farmhouse will be dismantled by a professional contractor who specializes in the disassembly and reconstruction of heavy timber structures; and that cultural heritage attributes will be salvaged for use in commemoration and interpretation of the cultural heritage significance of the property within the proposed subdivision, where feasible. 3. Condition of the Dwelling A Structural Building Assessment report was prepared by MTE Consultants and reviewed by the Building Division. The farmhouse and associated buildings are deteriorated and not currently able to be used as a residential dwelling unit. The farmhouse has a great deal of damage which was caused by mould and vandalism. This site may contain an on-site well and septic system which would also have to be replaced. 4. Impact of Demolition on Abutting Properties, Streetscape, and Neighbourhood Stability It is Planning Staff's opinion that the demolition of the subject buildings to allow for the redevelopment of the site with a new residential community in the future is appropriate. Any resulting development of the site would be regulated through future planning applications and City policies. 5. Timeframe of Redevelopment The owner has previously filed subdivision and rezoning applications and intends to redevelop the property in stages when appropriate approvals are granted. 6. Proposed Use In Terms of Zoning and Compatibility with Adjacent Properties The properties are currently zoned Agricultural (A-1) and the owner has applied to rezone the land inconformity with proposed subdivision plan. (Application 30T-08201). 7. Neighbourhood Consultation No circulation was made to the public as the site is proposed to be redeveloped with a variety of new residential dwelling units in the near future. Building Inspector Comments The Building Division reviewed the Structural Building Assessment as well as the Salvage Documentation Report that were provided by the applicant. A City Building Inspector noted that the house and associated buildings are in such a state of deterioration that most of the structure would have to be re-built in order to resume the original use as a residence. There is evidence of mould as well as vandalism of the house which would indicate that all of the interior finishes as well as mechanical systems would have to be replaced. It is likely that this farm property contains an on-site well and septic system which would also have to be reviewed and possibly replaced. Based on the deteriorated state of this home, and the proposed re-development of the area, the Building Division has no objections to the demolition of this home. Note that a demolition permit, including the decommissioning of the on-site well and septic, will be required. Heritage Comments Heritage Planning staff have considered the demolition of the farmhouse located at 1571 Fischer Hallman Road through the submission of a Heritage Impact Assessment, which was made a condition of the processing of a plan of subdivision application made for the subject property. A Heritage Impact Assessment was undertaken to City staff's satisfaction, and 5-3 concluded that the farmhouse is of cultural heritage significance but is not worthy of being conserved due to its condition; and furkher that the owner give consideration to salvage cultural heritage attributes as identified in the HIA documentation, for incorporation into. an appropriate form of .commemoration and interpretatian of the cultural heritage significance of the property within the proposed subdivision, where feasible. The owner submitted a letter of undertaking to the City's Coordinator of Cultural Heritage Planning which states that the farmhouse will be dismantled by a professional contractor who specializes in the disassembly and reconstruction of heavy timber structures and that cultural heritage attributes will be salvaged for use in commemoration and interpretatian of the cultural heritage significance of the property within the proposed subdivision, where feasible. Engineering Comments The Engineering Division has commented that any redundant driveways are to be closed at the owners' expense through the site plan approval process and that any existing wells should be decommissioned in accordance with Ontario Registration 903 and septic systems should be removed. Fire Comments The Fire Division has no concerns with the demolition of the farmhouse. FINANCIAL IMPLICATIaNS: No new or additional capital budget requests are expected with this recommendation. C~MI~UNICATI~NS: 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. C~NCLUSIUN: Planning Staff have considered this application and are of the opinion that the proposed demolition is justified considering the proposed redevelopment plans to create a new residential community. Planning staff recommend that Demolition Control Application DC081Z11afGS requesting permission to demolish one ~1 } single detached log farmhouse located at 1571 Fischer Hallman Road, owned by Tru~Villa Inc., legally described as TGT German Company Pt. Lot 154 Pt. Lot 155, be a roved, without conditions. ~~ ~ ~~ f Ga tev nson, BES Della Ross, MA, MCIP, RPP Planning echnician Manager of Development Review P ~~ A ain Pinard, MA, MCIP, RPP Interim Director of Planning Attachments Appendix "A" -~ Plan showing the existing residential log farmhouse to be removed at 1511 Fischer Hallman Road. Appendix "B" -Internal agency comments Appendix "C" - Letter of Undertaking submitted by Mr. Brad Trussler 5-4 f5•~~~9 ~ DC081~41FlJvVll Appen~~x ~ ~ , -p ~ P 6 `y{ W ~ ~~~ ° ~ ~ Z c ~~if ~ ~ `a f"'O ~ ~~~ ~ n ~ a 8 ~ 0 ~ ~~~~ ~ ~.~../J o0 t ~>$$ ~ a 4 ~ ~. LL G u~E y N 1 U u '"~~ u c a (~ m ~~„ ~ () v a v ,~ ~ ~ ~ ~ ~' ~ ~ ~ LL~a ~~ ~~V ~ a ~ ~ ~ r'. _ ~ ~~ ~..^ r„ d Z ~. ~ ~ v, ~. r 0 ~ ~ sf $ o V j~ ~U~ ~ 4 ~' H F d ~ ~ 9 a a d, ~a~w ~ ~tt U+ o ~ ~ ~ j W 4/ ~/ Q. {l ~ n w x .n b ,.i ~ y _ a°. E ° U a , a ~ ~ ,i , d ~ ~ Y' U.. ~ d.!' . r k~~ ~ I ! j .~ '~ r d. E • v . t~ ~ : ~ ~ .~ , F ..,~ QG ,p;, w-;., 1tt1+e . . ... c f . F . y '.. ,F S ... . F ~... 7 ~S ~ .. ._..~. x\ .. ~ ~. Y ~ ' ~ 1L' p1 '. ' q s ti ~r a ~ {.~Si f j;~~~ €Q~ ' A j ~ J/\*~, ad ~. t ~ 5~ r r ' h ~ 9 aOa n .... a 1 ~' .. ~ ~ h2fr61 ~~ ~ ~ ~.N "f7 ~~~~~~ S} • T ' ~ H' w ~ 3 dl r i ~~' ~ ~ x'0.4, ~ F :, ~ p (: ~., ~ .~ . :. _ .. ... a ! E n~ x .sear r e . C~' n i ~ z; ., /$` ~^ 3 Y ~f'. ... ~~~ •: . • .. . ~. ..~ ~ . rr~ X. ~: (~ ~''. ' .. M~M ~.i~. . ~ ~ . .~ ~ ~; ~ ~ ~ , ~ . y ..,r +> ~ ~ ., . ... ,„ z . ~~ 3 ~ 4 ~~ r...~ ~. ~~: ~ a . '. ~, . .. t.....b ... . a F ~ ~ ~ '~ fi .. ~~ '' 1 . ~ ~~ .~ z . ~ ~ ~ ~ ~OEYCl M.s?C& f1N y, C p X„ ~ i v g ~ ~ ~ J _H O ~ ~ V ,..:.,. ~ ,:.~ y R . .~sR _. ; ~~h~~fl t~NdW t~ ~ ~~ y - ~ . . ~ ~ (n ~ z ,~ 4 ... ,.: ~, <.. 4 ,, p , ,.. C /~ > ~~ DTS-~9-0~9 DCD8f24fFfJv1N Appendix 1 1 • . Gity of Kitchener - -= .~ Gity Hall, 2QQ King St. WlJest ~~~~~ P.O. Box ~ ~ 1$ ~f~~~'~` Kitchener, QN N2G 4G7 Date: January ~ 6, 2009 T~. Andrew Pinnell, -Garret Stevenson From: Trevor Oakley, Robert Schipper Cc; Subject: ~ X71 Fischer Hallman Road -Demolition Control Application The following is a brief summary of the general conditions of the building. A thorough report by IlTE Consultants was prepared in August of 2DO7 and has been reviewed by this department. The report included pictures and descriptions of the conditions of all buildings and features vn the site, therefore, a site visit by this department was deemed unnecessary. The house and associated buildings are in such a state of deterioration that most of the structure would have to be re-built in order to resume the original use as a residence. There is evidence of mold as well as vandalism of the house which would indicate that all of the interior finishes as well as mechanical systems would have to be replaced. It is likely that this farm property contains an on-site well and septic system which would also have to be reviewed and possibly replaced. Based on the deteriorated state of this home, and the proposed redevelopment of the area, the Building Division has no objections to the demolition of this home. Note that a demolition permit, including the decommissioning of the on~site well and septic, will be required, please contact ~~9w74~~243~ for more information. Respectfully, Trevor J. Oakley, C.E.T., MBO ll 5-6 DTS-09-02~ DC08/24/F/JvW Appendix • • jI T~~ City of Kitchener 1.11T~~~R City Hall, 200 King St. West Development& P.O. Box 1118 Technical Services Kitchener, ON N2G 4G7 Date: January 15, 2009 To: Juliane vonWesterholt From: Katie Pietrzak cc: Linda Cooper Subject: Site Plan Application DC08/24/F/JvW SAN ~ 6 ZOO9 Site Address: 1571 Fischer Hallman Road ~vElOpMEN7~tECyN~~~sERV~CESp~p~ Project Description: Demo ~~N~~GeMS~t~ The following comments are submitted in reply to your request: • Any redundant driveways are to be closed with new curb and gutter and boulevard landscaping, all to City of Kitchener standards, at the owner's expense and all completed prier to the occupancy otthe building. ter; n, _~,.-` ~ ~~- . y~ ~ ~'` - Katie Pietrzak Engineering Technologist S:1SectionslDevelopement EngineeringlSite. PlanslSite Plans11571 Fischer Hallman115?'1 Fischer Hallman - Demo,doc ` 5-7 DTS-~9-D29 DC~81241FIJvvv Appendix Gantt Stevensfln From: .eon Bensason Sent: Tuesday, January ~~, ~oD~ 2:47 PM To: Gantt Stevenson Cc: Michelle vllade Subject: Demolition Control Application -157'1 Fischer Hallman Raad This is to advise that Heritage Planning staff have considered the demolition of the farmhouse located at 1571 Fischer Hallman Road through the submission of a Heritage Impact Assessment, which was made a condition of the processing of a plan of subdivision application made for the subject property, The conclusion of the HIA, which was based in part on a structural assessment undertaken by MTE Consultants Inc., was that while the property was of cultural heritage significance, the farmhouse should be dismantled by a professional contractor who specializes in the disassembly and reconstruction of heavy timber structures. This would allow for the potential to salvage specific cultural heritage attributes for use in the commemoration and interpretation of the cultural heritage significance of the property within the proposed subdivision; where feasible. Heritage Planning staff appreciate that the City does not have the ability to impose the salvage of cultural heritage attributes as a condition of demolition control approval, Therefore and in this regard, we have no concerns with issuance of demolition control approval. That said, we would suggest there is merit in making reference to the heritage related interest in the property in the body of the staff report., Specifically, we would suggest that the report identify the fact that a Heritage Impact Assessment eras undertaken to City staff's satisfaction, and concluded that the farmhouse is of cultural heritage significance but is not worthy of being conserved due to its condition; and further that the owner give consideration to salvage cultural heritage attributes as identified in the HIA documentation, for incorporation into an appropriate form of commemoration and interpretation of the ecultural heritage significance of the property within the proposed subdivision, where feasible, Thanks far your consideration, If you have any questions please do not hesitate to contact me. Leon R. Bensason, I~CiP, RPP, CARP Coordinator, Cuitural Heritage Pianning Development & Technical Services Department . P.O. Bax 1118 ADD King Street v1lest Kitchener, Gntario Canada, NAG 4G7 P: 4519 7'41-~3D6 F: 4519 741-264 TTY: 4519} 741-385 leon.bensason@kitchener.ca 5-8 Pale 1 of 1 DTS-09-029 DC08/24/F/JvW Appendix Garet S~evensan From: Michelle Wade Sent: Monday, March off, ~oo~ ~ ~ :37 AM Tv: Gantt Stevenson; Lesley MacDonald; Leon Bensason Cc: Bev Grant-Campbell Subject; RB: Demolition: 1571 Fischer Hallman Road Gantt, As the Letter of Undertaking has been submitted, Heritage Planning staff have no concerns with the removal of the condition requiring the submission of the Letter of Undertaking. As noted in your e-mail,l would suggest that the final DTS report acknowledge the requirement and formal submission of the Letter of Undertaking. Michelle 3/6/2009 5 DTS-09-D29 DC98124fFIJvVIf Appendix ~a~~•ua.~~ ~~, ~~~~ ~~•. Laan ~ensason and I~~~s, Losl~~ Mac~anald ~it~ of l~it~hon~~• ~~~ lain Strec~ wart, l~e~•li~a ~'a~ve~ ~nta~io 2~ 4~~ ~.e~ f}amaiitlau ~er:mit ~ 5? ~ ~isa~a~• Hallman load, ~itchene~~ ~~et~er of ~r~de~~~al~in~ ~ea~~: fix, ~ansasan and Mrs,11~~.al~onald Plaasa accept this ~atta~• of ~Jnd~takin~ f~o~. tha owner ~'~•uMVilla. lnc,, la~aily described ~ `f~~ ari~nan ~opan~ ~'~. f,at 5~ '~. dot X55 whe~ehy we undaxta~e and a~;raa ~o ~ha fallawin~ conditions; a rfhat tiae ~`at~mhousa gill be dismantled b~ a ~~~afessional contractor who specialises in the dlsasse~bl~ and recanstructiQn Qf hea~~ timber st~~nctures; and b} What cul~u~~al harita~e attributas will ba sal~a~ad fo~~ use in co~nrne~naratian and interpretation of the cultural ~.erita~e si~ni~canee of ~ha p~•o~e~~~ within the proposed s~~di~ision, whera feasiale. ''~ t~~ust this meets dour satisfaction. fours truly, ~AM~M~~~r~.4~~ #,~~ brad rr~'uSSox' 5-10