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HomeMy WebLinkAboutDTS-09-151 - Demolition Control App DC09/12/F/GS - 73-75, 85-87 Frederick StI~TCx~~R .. ~ . Deve!©pment& Technical Services Report To: Development and Technical Services Committee Date of Meeting: October 26, 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: Bridgeport-Centre (Ward 1 } Date of Report: October 15, 2009 Report No.: DTS-09-151 Subject: DEMOLITION CONTROL APPLICATION DC09/12/F/GS 73-75, 85-87 FREDERICK STREET HER MAJESTY THE QUEEN IN RIGHT OF ONTARIO AS REPRESENTED BY THE MINISTER OF ENERGY AND INFRASTRUCTURE RECOMMENDATION: That Demolition Control Application DC09112IFIGS requesting permission to demolish two (2~ buildings located at 73-87 Frederick Street and 85-87 Fredrick Street (35-39 Weber St E), owned by Her Majesty The Queen in Right Of Ontario as Represented By The Minister Of Energy And Infrastructure, legally described as Pt Lt 1 NIS King St & EIS Frederick St PI 364 Kitchener; Pt Lt 5- 7 PI 372 Kitchener , Pt 1, 2 & 3 58r8542, Pt 1 58r8819, Pt 1, 2 & 5 58r9193; Kitchener, be approved, without conditions. 6-1 BACKGROUND: The subject buildings are located on the largest of properties that are bounded by Frederick Street, Weber Street, Scott Street and Duke Street in Downtown Kitchener. The property is currently developed with two (2) residential buildings that have been converted into office buildings and a large surface parking lot. The surrounding area is comprised of a variety of uses including low and medium rise office towers and low-medium density residential dwellings. The subject property is designated as Office District in the Official Plan and zoned Office District Zone (D- 4) (1008) (1140) in the Zoning By-law. Regulation 100R requires that the minimum lot width of the subject parcel must be 40 metres and the minimum lot area is 2,500 square metres. Regulation 114U allows retail as a permitted use and further states that no single retail outlet shall exceed a gross leasable commercial space of 1,000 square metres. The Owner has attended a Site Plan Pre-Application Meeting to redevelop the site with the new Waterloo Region Consolidated Provincial Courthouse. Although the subject buildings have not recently been utilized for residential use, Demolition Control is required as per Council Policy. As the site is not planned to be redeveloped with any residential units, the demolition application is subject to a neighbourhood circulation as required by Council Policy I-1005. 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. 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. This condition is not required for this application as the Owner is in the process of redeveloping the site for a new courthouse. 6-2 ~\ ~',l --:~~ ~ ~^ _~ w "ss4~ F - - v _ i ~ '~. ~~ -._~_ r ~~ _ _~ -~---.~r- . -- -,... ,I ,~ ~' ~- _, - :~. Foy, , 745~~005 r ;ta __..~,,,. ..~. ~f.Y~..-i _. Front View Single Detached Dwelling at 85-87 Fredrick Street to be demolished 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 subject buildings are not designated nor are they listed on the Heritage Kitchener Inventory of Historic Buildings and are 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 both buildings are in fair to poor condition and both require a significant amount of work. The Building Division has no concerns with the proposed demolition. 4. Impact of Demolition on Abutting Properties, Streetscape, and Neighbourhood Stability It is Planning staff's opinion that the buildings in their existing locations on the site are not appropriate and not an efficient use of the property. Demolishing the existing buildings will allow for a consolidated redevelopment of the property with a more efficient use. 5. Timeframe of Redevelopment Although no formal application has been filed for the redevelopment of the site, it is anticipated by Planning Staff that the Owner will be submitting a site plan application in the very near future. 6. Proposed Use In Terms of Zoning and Compatibility with Adjacent Properties The subject properties are designated as Office District in the Official Plan and zoned Office District Zone (D-4) (1008) (1140) in the Zoning By-law. 1. Neighbourhood Consultation All property owners within 60 metres of the subject property were notified of the subject proposal and invited to submit comments. One written response was received as a result of the public circulation. A response was received on October 6, 2009 from an adjacent landowner stating that they are sad to see the buildings being demolished, even though they are of the opinion that the buildings are in poor 6-3 condition now. The respondent also cited concern for traffic noise and would like to see something redeveloped in place of the subject building proposed to be demolished. A copy of all neighbourhood correspondence is provided in Appendix C. 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. Individuals responding in writing, either in favour of or in opposition to the proposed demolition, will be mailed a copy of the staff report. Heritage Comments Heritage Planning staff have no concerns with the proposed demolition. Engineering Comments Engineering will require the applicant to obtain a cost estimate from the Engineering Division and pay the cost estimate in full for the capping of services and closures of any redundant driveways. Building Inspector Comments The building municipally addressed as 73-75 Frederick Street is a two storey office building primarily made of concrete and steel. The building houses two separate office spaces on the main and 2nd floors. On the exterior, the building has some spalling of the exterior brick and some broken windows on 2nd floor. The front roof overhang is in poor condition. There is an original coal boiler located in the building which has been converted to oil. There is minor water damage to the top floor and most interior finishes eed to be replaced. The building municipality addressed as 85-87 Frederick Street is a two storey house which has been converted into an office space for a single tenant and is constructed with a rubble stone foundation and wood framing. The property is serviced with water, gas, hydro, storm and sanitary sewer. There is a large hole in the wood roof structure and fascia. The soffit is pulling away from the roof and there are cracks in the foundation which may be leaking water to the interior. Again, the original coal boiler has been converted to oil. There is significant water damage to the 2nd floor and there is evidence of structural damage to the main and 2nd floor framing. The original rubble stone foundation has been underpinned and some evidence of water leakage was observed. There is mould on the interior finishes in the basement. Both buildings require significant cosmetic upgrades as well as some structural upgrades. Both buildings are in fair to poor condition. It is understood that both buildings are to be demolished to prepare the site for the future court house. The Building Division has no objections to the demolition of this home. Please note that a demolition permit will be required, please contact 519-741-2433 for more information. FINANCIAL IMPLICATIONS: IVo new or additional capital budget requests are expected with this recommendation. COMMUNICATIONS: Preliminary circulation of the demolition control application was undertaken on September 28, 2009 to internal agencies and all property owners within 60 metres of the subject property. All comments that were received from internal agencies are attached as Appendix B. One written comment was received from a neighbouring landowner as a result of the neighbourhood circulation and is discussed in the Neighbourhood Consultation section of this report and provided as Appendix C. An information letter will be circulated to all property owners within 60 metres of the subject property in advance of the Development and Technical Services Committee Meeting dealing with the subject application. In addition, the all respondents of the neighbourhood circulation will be circulated a copy of the staff report. 6-4 CONCLUSION: Planning staff is satisfied that the proposed demolition is justified. As such, staff recommends that Demolition Control Application DC09/12lFIGS requesting permission to demolish two (2) buildings located at 73-87 Frederick Street and 85-87 Fredrick Street (35-39 Weber St E), owned by Her Majesty The Queen in Right Of Ontario as Represented By The Minister Of Energy And Infrastructure, legally described as Pt Lt 1 N/S King St & ElS Frederick St PI 364 Kitchener; Pt Lt 5-7 PI 372 Kitchener , Pt 1, 2 & 3 58r8542, Pt 1 58r8819, Pt 1, 2 & 5 58r9193; Kitchener, be approved, without conditions. REVIEWED BY: Della Ross, Manager of Development Review ACKNOWLEDGED BY: Jeff Willmer, Interim General Manager Develo ment and Technical Services De artment AttanhmPnt~~ Appendix "A"-Demolition Plan Appendix "B" -Internal agency comments Appendix "C" -Neighbourhood circulations comments 6-5 ~ ~ ~a ~ DTS Report No. DTS ~~~ ~~ ~~~ ~ ~ ~ ~ iA ~ ppendix ~ ~ ~ y 4 ~ ~ ~ ~~ ~ ~ ~ ~ ~ ~$ ~ ~~ ,~ ~ ~ ~ ~ o ~ ,~ ~ ~ o~~ ~ li ~ ~ ~ Oyu ~~ ~ ~ '' ~~8 ~ ~~ ~~~r€y~~~a~~~~~~~~ ~ _ ~~1'~~ ~ ~ ~ k q ~ ~ 1r ~ N o0na iD ilOHp~J~@7Q~~ ~ a la i I I ~ rX ~ ~ ~ _:., _ _..._ -~ ~'. 11 ~ n ' ~ G ~~ i ~ ~!t. ~~ ~ u: ~ ~1 ry r1 I 4 ~r~ l ~ --- ~ I ~ M1 t \ g _ w~ :~ I ~.. ~~__w__.._~__,....~..-...Y__...__,._.....__~__"'_~" s~nel lluud,ua uauu~J'Z 1 Z i 1 d - azw ~ .I ?•}~ I ~ I __...~ ~( uFd I ~~" 'wl'GL N 1w~9 9 Pa 0) ~ ,7 I ., I 1t i . -., + a (kPf!ul t869L-Y ~°N Il y.''q+F _ } .._.-- _. __._ °n - ~~~ 1fS'ZL kid ;' Y' _ ~.. .. .,~ n ~, L 4 . ..... 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Box 1118 ~~~~~~'~~~~~~ Kitchener CAN N2G 4G7 Date: Gctaber 14, ~ooo Ta: Andrew Pinnell, Garret Stevenson From: Trevor Oakley Cc: Subject: 7375, 85-87 FREDERICK ST - Der~vlition .Control Application The following is a brief summary of the general conditions of the buildings, Property Features: • 73-75 Frederick Street is a two storey office building off concrete and steel construction, • 85-87 Frederick Street is a two storey house converted to office space, constructed of rubblestone foundation and wood frame. • Property is serviced with water, gas, and hydro, storm and sanitary • .ands not covered by the buildings are used for surface parking. Building Descriptions: • 7375 Frederick houses two separate office spaces on the main and Ana floors. • 85-87 Frederick is a single tenant building converted for office space. Exterior Conditions: • 73-75 Frederick has some spelling of exterior brick and some broken windows an 2~~ floor. • The front roof overhang is in poor condition. • 8557 Frederick has a large hole in the wood roof structure and fascia and soffit are pulling away from the roof, • There are cracks evident in the foundation which may be leaking water to the interior as well. Interior Conditions: • There are original coal boilers located in both buildings, they have both been converted to ail. • There is minor water damage to the tap floor of 73-75 Frederick. • Interiorfinishes will need to be replaced. • There is significant water damage to the 2~~ floor of 85-8~ Frederick. • Evidence of structural damage to main and ~~a floor framing, • The original rubblestone foundation has been underpinned and some evidence of water leakage was observed. • There is mold on the interior finishes in the basement. overall Observations: • Bath buildings require significant cosmetic upgrades as well as some structural upgrades. • Both buildings are in fair to poor condition. Overall condition: FairlPoor It is understood that bath buildings are tv be demolished to make way for a future court house. The Building Division has no objections to the demolition of this home. Please note that a demolition permit will be required, please contact 519- 74~W2433 for more information. Respectfully, Trevor Oakley, CET, municipal Building Official ll 6-7 (Division Name) DTS Report No. DTS - C~ - ~~~ Gantt Stevenson AppendlX " " From: Katie Pietrzak Sent: Wednesday, Qctober 14, 200911:12 AM To: Garen Stevenson Subject: RE; Demolition Control Application DC09I121FIGS 73-75, 85-87 Frederick Street HeNo Garett, Engineering will require the applicant to obtain a cost estimate from the Engineering Division and pay the cast estimate in full for the capping of services and closures of any redundant driveways. if you require anything else just let me know. engineering 7echnnlagist iJevelopment and Technical Services t7epartment Phnne; 519.741-3400 ext. 3328 Fax: 519.741-2747 TTY:1-866-969.9994 e-mail: kittte.,{~ietr~ak.~kit~}~neF,ca... 10/15/2009 6 - V Division I~an~e} ~ , DTS Re ort No. DTS ~ ~~~~~ ~~~' I p Appendix " `~ Garet Stevenson From: Michelle Vilade Sent; Monday, September 28, 200911:38 AM To: Garett Stevenson Subject: f~E: Demolition Control Application DC09112~F1~S ~3-~5, 85-81 Frederick Street ~arett, Heritage Planning staff have no concerns with the proposed demolition. Michelle Michelle vUade, BES Heritage Planner Development and Technical Services Department Planning Division P. 519.741.2839 F. 519.741.2624 TTY.1-866-969-9994 miGhelle,uvade_ kitchen~~.ca 1 oil si2oo9 6 - 9 .w,~~ l~• ~~ `~ DTS Report No. DTS - ~~ ~ - 1~~ >- ~~,: ~. .~~ ~~ ;~ ci ~ ;{~:+: ; .~ Appendix f ..~ ~ ~'~~"~~~~~ *~~ FAR PR~PERT~(~JwI~ERC~~II~I~~~' ~~ ~~' I~J~ ~~ ~y- ~•~ ~~~1r ~ r, De~e~itior'~ ntr application D~~91~ ~IF1GS 13a~~, 85-5?` Frederick Street l~ ou have an comments on the application and wish to use thissheet to write them Y ~ down, please do so and send it to the ~ctaber ~ ~, 2669. 3 ~y ~~ ~~ ,•, ' 7 ~ r~ ~ ~~ 3 ,• ~ ~ ~ f ry ~ f~ ~ ~~ Signature - Address ~~-: ~^,/ ~ ~ ~~T>...~ ~~~ ~ (please print) i C. 'q'ty" Attention: Gantt Stevenson, Planning Technician 1111ailing: P.G. Box `118, l+Citchener, GN N2G 4G7 Facsimile: 519.741.2624 Email: garett.stevenson~a kitchener.ca 6-10