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Home My WebLink AboutDTS-09-118 - Demolition Control App DC 09/06/W/GS - 173 Wooner Dr (873 Fairway Rd N)KiTCHENER REPORT Development & Technical Services Report To: Development and Technical Services Committee Date of Meeting: August 10, 2009 Submitted By: Alain Pinard, Interim Director of Planning (519- 741 -2319) Prepared By: Garett Stevenson, Planning Technician (519- 741 -3400 x 3158) Ward(s) Involved: Chicopee — Grand River (Ward 2) Date of Report: July 24, 2009 Report No.: DTS -09 -118 Subject: DEMOLITION CONTROL APPLICATION DC09 /06 /W /GS 173 WOOLNER DRIVE (873 FAIRWAY ROAD NORTH) CHRISTINE SIU TING FUNG 200 2 -0 8272 220 °224 75 22.9 221 232 225++7] 236 r °L 51 2411-1- 245 <7 882-888 0 27 23 19 i i i1 I 1 7 "27 31 71 75 900 44 4$ 52 �6 TREMAINE DR 36 n 1532 64 -L9 -1--) 310 67 �' I RECOMMENDATION: That Demolition Control Application DC09 /06 /W /GS requesting permission to demolish one (1) single detached dwelling located at 173 Woolner Drive (873 Fairway Road North), owned by Christine Siu Ting Fung, legally described as PLAN 591 PT LOTS 12 RP 58R- 14724 PT be approved, without conditions. BACKGROUND: The subject property is located on the south side of Woolner Drive (Fairway Rd N), approximately 100 metres east of the intersection of Woolner Drive (Fairway Road N) and Lackner Boulevard /Fairway Crescent. The property is developed with one (1) single detached dwelling that is approximately 160 years old as well as a barn building. The surrounding area is comprised of low to medium density residential development and vacant land. The subject property is zoned Arterial Commercial Zone (C -6). The demolition of the building has been requested by the Owner because the current building is not habitable and is currently a safety liability. The property is designated as Mixed Use Node in the Official Plan. These nodes are intended to serve an inter - neighbourhood function and will allow for intensive, transit supportive development in a compact form. It is intended that the Mixed Use Nodes will intensify and provide a balanced distribution of commercial, multiple residential and institutional uses. This property is currently zoned to achieve this balanced distribution of uses. 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 trespassers currently illegally inhabit the vacant buildings on the site. Further, the Applicant has stated that the Owner has been advised by their property insurance company to demolish all of the buildings on the site. 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. A City building official has stated that the building is in poor condition and is currently uninhabitable. If the building is demolished, the site would have the potential to be redeveloped as a Mixed Use Node, which is in conformity with the City's Official Plan. 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 This residential dwelling unit located at 173 Woolner Drive (873 Fairway Road N) is not listed on 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 Building Inspector visited the subject properties and commented that the building is in poor condition and not inhabitable. 4. Impact of Demolition on Abutting Properties, Streetscape, and Neighbourhood Stability It is Planning staff's opinion that if the dwelling is demolished the site would have the potential for redevelopment with uses that are consistent with the Mixed Use Node policies in the City's Official Plan. The building in it's current location does not have a relationship with the streetscape and is currently encroaching on City -owned land. The area immediately surrounding the subject property is zoned to support multiple uses that are in keeping with the (Mixed Use Node) designation. The lands to the west of this property are now being developed with low to medium density residential dwellings. 5. Timeframe of Redevelopment There are no current redevelopment plans for the site. 6. Proposed Use In Terms of Zoning and Compatibility with Adjacent Properties The subject property is designated as a Mixed Use Node in the Official Plan and zoned Arterial Commercial Zone (C -6) in the Zoning By -law. There are no proposed uses for this site. 7. Neighbourhood Consultation 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 application for information only. Heritage Comments Heritage Planning staff have indicated that they have no concerns with the subject application as the Applicant has previously submitted photographic documentation of the farmhouse and advise that the location of the house, within the floodplain, as well as the orientation and the amount of deterioration of the building make it not of interest from a heritage perspective. Fire Comments Fire has not provided comments on this proposed demolition. Engineering Comments The Engineering Division commented that the property is serviced with a well and septic system. The decommissioning of the well must be coordinated through the Regional of Waterloo and the decommissioning of the septic system must be coordinated through the City of Kitchener Building Department. Building Inspector Comments A City Building Inspector examined the interior and exterior of the existing single detached dwelling. The property features a one storey farmhouse which is approximately 160 years old. The original portion of the building was built in 1849 and has several additions that were added throughout the years. The property is serviced with hydro only. Water is provided by a well and there is a septic system on the property. The original field stone foundation is in reasonable condition. The roof, windows, doors, and wood framing have been damaged, removed, or deteriorated severely. Approximately half of the interior floor and wall framing has been damaged or removed by vandals. There is a newer furnace and water heater in the basement, which have been damaged by weather and surrounding debris. The structure is not habitable at this time. The property appears to have been abandoned for 25 years or more. The house and associated buildings have deteriorated to the point of being unsafe for occupancy. The Building Division has no objections to the demolition of this home and note that a demolition permit will be required. 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 application for information only. CONCLUSION: Planning staff is satisfied that the proposed demolition is justified. As such, staff recommends that demolition control application DC09 /06 /W /GS, requesting permission to demolish one single detached dwelling located at 173 Woolner Drive (873 Fairway Road North), owned by Christine Siu Ting Fung, legally described as PLAN 591 PT LOTS 12 RP 58R -14724 PT, be approved, without conditions. REVIEWED BY: Della Ross, Manager of Development Review ACKNOWLEDGED BY: Jeff Willmer, Interim General Manager Development and Technical Services Department AttarhmPntq- • Appendix "A" — Plan submitted with application • Appendix "B" — Internal agency comments bc aww- 79 S o r or Woo M r CATS Report No. DTS o `c - 118 Appendix " A" VIA L E-1 .a IN f, � f LO �C 1p cell of i -•.,�y •� -ice i• ,� � r-Y fJ� t� 's r.. .�}'' .��...Y. by ,,,,�• a I IZI % � s' � :• i ff 'fir ' •.t � j Irr DTS Report No. DTS Appendix City of Kitchener 200 King St. vilest, 5th floor P.O. Box 1118 Kitchener, ON N2G 4G7 Date. June 12, 2009 To: Andrew Pinnell, Garret Stevenson From: Trevor Oakley Cc: Subject: 173 WOOLNER DR/873 FAIRWAY RD N - Demolition Control Application The following is a brief summary of the general conditions of the building. Property Features: • Two storey house, approximately 1,000 SF, with baseme °it. • Attached garage, two sheds, one barn ■ Property is serviced with hydro only. oil tank at rear of house appears abandoned. Could not locate well or septic but age of house makes it a good possibility. House Description: • Single family dwelling, keystone indicates original construction, took place in 1849. • Field stone foundation and exterior galls with timber frame construction for floors and interior, there are two masonry chimneys, one has been rebuilt. Exterior Conditions: • Exterior stone is in reasonable condition. ■ Roof, windows, doors, and wood framing have been damaged, removed, or deteriorated severely. • out buildings, including the barn, are generally in poor condition and in danger of collapse. Interior Conditions: • About half of the interior floor and wall framing has been damaged or removed by vandals. • There is a newer furnace and water heater in basement which have likely been damaged by weather and surrounding debris. • Debris and other material from transients observed throughout interior of kitchen and garage. • Structure is not habitable at this time. Overall observations: • The house appears to be about 160 years old and is in poor condition. • Any well or septic on site will have to be capped and decommissioned. Overall condition: Poor At this time the property appears to have been abandoned for about 25 years or more. The house and associated buildings have deteriorated to the point of being unsafe for occupancy. The Building Division has no objections to the demolition of this home and outbuildings. Please note that a demolition permit will be required, please contact 519 -741- 2433 for more information. Respectfully, Trevor Oakley, CET, CBCO ........ ........... . Municipal u ink Official 11 DTS Report No. DTS - .Garett Stevenson Appendix s From: Dan Kerr Sent, Friday, March 13, 2009 9:42 AM To: Garett Stevenson F Cc: Nick Gollan Subject: FW. Internal Circulation 272 Woolwich.doc Attachments: 272 Woolwich demo plan.pdf; 272 woolwich location map.JPG; 272 woolwich airphoto.JPG; 272 Woolwich demo March 2999 (1).JPG; imageOO1.gif Hi Garett, Any existing services for the above noted property, that are not being used for the new building, shall be capped at the owner's expense. If new services are required, they shall be obtained from the City of waterloo at the owner's expense. If the existing house is on a well and septic system and they are not going to be used for the new building, t ?72 Woolwich demo E March 2009 (... ey must be decommissioned, all to the Building Division's standards and at owner's expense. Dan