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HomeMy WebLinkAboutDTS-10-020 - Demolition control app DC 09/11/Q/AP - 179 Queen St SDevelopment & Techrr~ca~ Services Report To: Date of Meeting: Submitted By: Prepared By: Ward(s) Involved: Date of Report: Report No.: Subject: Development and Technical Services Committee January 25, 2010 Alain Pinard, Interim Director of Planning (519-741-2319) Alexandra Pires, Planning Technician (519-741-3400 x 3177) West-Victoria Park (Ward 6) January 12, 2010 DTS-10-020 DEMOLITION CONTROL APPLICATION DC09/11/Q/AP 179 Queen Street South Sandhills Residential Retirement Community Inc. Figure 1: Location Map -179 Queen Street South RECOMMENDATION: That Demolition Control Application DC091111QIAP requesting permission to demolish one 1 ~/2 storey single detached residential dwelling located at 179 Queen Street South, owned by the Sandhills Residential Retirement Community Inc., legally described as Part Lot 36 of Registered Plan 393, be approved without conditions. 7-1 BACKGROUND: The Department of Development and Technical Services has received an application requesting the demolition of a single detached dwelling municipally addressed as 179 Queen Street South. The subject property is designated as Commercial/Residential (Downtown District) in the Official Plan and zoned Commercial Residential Zone (D-5) in the Zoning By-law. The subject property is of heritage significance and is designated under Part V of the Ontario Heritage Act since it is located within the Victoria Park Area Heritage Conservation District. The single detached dwelling proposed to be demolished is currently vacant and owned by the Sandhills Residential Retirement Community located at 20 St. George Street. The applicant has advised that they would like to demolish the dwelling as it is in need of significant repairs and if demolished an additional green space amenity area fronting Queen Street South, would be created for the benefit of the residents at the Sandhills Residential Retirement Community. There is no proposal for redevelopment of the site as it will remain as a green space amenity area for the Sandhills Residential Retirement community. The applicant submitted a Heritage Permit Application (HPA-2009-V-014) prior to the review of this Demolition Control Application (DC09/11/Q/AP). Heritage Planning staff reviewed the application and prepared a report (DTS-09-175, attached as Appendix D), recommending approval of the Heritage Permit Application to permit the demolition. The recommendation outlined in the report was reviewed by Council and approved on December 14, 2009. ? .~ t ~~. ,. ,a Fl ;,. ` ~ ,~ ~I,i ' ~p I * ~n" ~ rr 0 3 _ _ ~~ ! _ II ~ 4 ~e ~A i , s F _ \\\ i n ism ~_ r- a _ _ _ ~~'~- - _ .:I. - i _ t \ `\ \ ~ -. \ ` ~~~ n A` .~•_A~ - _ y~~~4E~ I - . ~~ ~~, ~'~-~-- ~ - MMyy moyb;. I I i ~ AP j 114' ~ - __. ~~ ^ ~ I _ g _ '~ ~ 1 ~ P i ~ s \ y~ - ' ~ _ .. .~- ~ i ~ ~: ~. ,~ ~~ , . ~ i Y L _ ~ ~, V / t f ~ y~ fm I~ `~ ~,~• M, ~' „ 3'~" 1 l7 b ' b ~ r "~y F, t ~ I .y ~~ ~ ' e. ~ «. ~ ~, + a~ ,r p 5 +' r y ~. i , ~ R t~:MV y. '.! ~' .. ~ ~ ~ 1 4' _ a ~ k ~ tar r ,. ~r'~i '" ~ ~~, I 1 ~ ~ `~ 1~ ~ _ ~ ' M~ r d~ Y ~. :. Y~ ~ l Tr f ,k . y~~y ~ . ~~ ~ x J..Vpl -„- ~, __ Figure 2: View of subject property from Queen Street South 7-2 f,; ' , "~ ry,- '~ ~~~ `~ I I l f ~ r y f ~ ~ ~~ ~ ~ ~~ ~ ~ ~~ ~ ~ ~~ ~ i i ~ T I ~ ~ ~ ~ ( 7 1 q y~ ~ ~ ~ ~ ~ 4 ~ ~ Y 1 4 1 ~ ~~~ i~~i ~~ _ ~ .~.J'.~ ~ ~ w # ' i h ~ ~ ~ I ~ ~~ ~Fi ~ ~._._ __ _ ~ V ~~ . i '~ ~ + ~ ~ ~~~ ~~ ~ - e 4 `~~~ Tai, ~ _ ~,~ ILA ~~'~. 1 ~y_ _- ~~ ,_._-.___ Nl _~ ~ Fy Figure 3: View of subject property from the rear. REPORT: Planning Comments 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 Subjecf fo fhe Ontario Heritage Act Heritage Planning staff advised that the property municipally addressed 179 Queen Street South is located within the Victoria Park Area Heritage Conservation District and is therefore designated under Part V of the Ontario Heritage Act. The Victoria Park Area Heritage Conservation District Plan provides guidelines and policies for change within the district. The Building Demolition policy indicates that: "There shall be a presumption against demolition. The conservation of historic buildings in the Area is a primary goal. Property owners are encouraged to work with existing buildings, altering, adding to and integrating them into new development rather than demolishing. " As a result, the proposal to demolish the single detached dwelling unit at 179 Queen Street South required the submission of a Heritage Permit Application. The applicant submitted Heritage Permit Application (HPA-2009-V-014) which was subsequently approved by City Council on December 14, 2009 to permit the demolition of the dwelling. 7-3 2. Architectural and Historical Value The applicant submitted a Heritage Permit Application (HPA-2009-V-014) to the Development and Technical Services Department for review. Heritage Planning staff reviewed the application and the analysis thereof was presented to the Heritage Kitchener Committee on December 1, 2009 and approved by City Council on December 14, 2009. The reasons for the recommendation were as follows: • The historical integrity of a structure is compromised when it is moved, as this structure has been; • The current vinyl-clad structure is not identified as a Group `A' building and does not enhance or otherwise visually contribute to the Queen Street South streetscape; • With the proposed landscaping, the current Sandhills Residential Retirement Community and the Queen Street South landscape will be enhanced; • Although there appears to be indirect ties between the house and Hugo Kranz, staff was not able to determine with certainty that Hugo Kranz lived in the house; and if he had, based on the information collected, it would have been for a very short time (less than six months) prior to his death; • The primary interest with heritage district designation is the protection and enhancement of the cultural heritage attributes of the district, including maintaining and enhancing streetscape and neighbourhood character as seen from the public realm. In this regard, the demolition of this structure will not impair the significance of the Victoria Park Heritage Conservation District or Queen Street South streetscape. 3. Condition of the Dwelling A City Building Inspector examined the dwelling on September 17, 2009 and advised that the exterior roof, soffit and fascia appear to be in fair condition. The roof is in fair condition as some deterioration of shingles was observed. The exterior is completely covered in vinyl siding and appears to be installed over brick. The rear addition contains a flat roof/balcony which appears to be in fair condition. There is forced air heating throughout the dwelling with a newer furnace and a Heat Recovery Ventilator (HRV) in the basement. The gas hot water heater in the basement has been disconnected. The interior finishes have been removed or damaged and the floors are in need of replacement. There was also evidence of some cracking and settling in drywall/plaster and mildew was observed. The house is generally in fair condition and requires major interior re-finishing prior to being used as a residence. 4. Impact of Demolition on Abutting Properties, streetscape, and Neighbourhood Stability The building proposed to be demolished is currently vacant and its removal will help address concerns of vandalism. It is staff's opinion that the building is a small, simple structure which has undergone multiple alterations, and in comparison to the house immediately adjacent (189 Queen Street South), it does not make a significant contribution to the character of the existing streetscape. The removal of the building will be a positive contribution for the retirement community in terms of additional green amenity space. It is staff's opinion that the proposed demolition will not negatively impact the abutting properties or the streetscape. 7-4 5. Timeframe of Redevelopment The applicant has stated that there is no proposal for redevelopment for the site as it will remain as a green space amenity area for the retirement community. 6. Proposed Use In Terms of Zoning and Compatibility with Adjacent Properties As stated above, the applicant intends to maintain the site as a green amenity area for the Sandhills Residential Retirement Community located adjacent to the subject property. The applicant has no intension to redevelop the property. The open green space will act as a complementary use which will serve the surrounding residential population such as the Sandhills Residential Retirement Community. 7. Neighbourhood Consultation On September 21, 2009, all property owners within 60 metres of the subject property were circulated an information letter giving a summary of the proposal and invited to submit comments. Planning staff received one verbal, written and email response. All responses were in support of the proposed demolition. The written letter and email response are attached as Appendix C. Heritage Comments Heritage Planning Staff identified that a Heritage Permit Application would be required for the demolition of 179 Queen Street South. Heritage Planning Staff have reviewed a Heritage Permit Application submitted by the applicant for the property and have no concerns with the demolition. The Heritage Permit Application (HPA-2009-V-014) Report is attached as Appendix D. Engineering Comments The Engineering Department has noted that all existing services must be capped prior to the demolition permit being issued and all redundant driveways must have a new curb and gutter installed. The capping must be completed by the City at the expense of the owner. Building Inspector Comments A City Building Inspector examined the interior and exterior of the existing dwelling. The Building Division has no objections to the demolition of this house and note that a demolition permit will be required. 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 September 21, 2009 to internal agencies and all property owners within 60 metres of the subject property. Comments were received from four internal agencies (see Appendix "B"). A verbal, email and written comment was received as a result of the neighbourhood circulation and is discussed in the Neighbourhood Consultation section of this report. All property owners within 60 metres of the subject property were circulated an information letter giving a summary of the proposal and information regarding the date and time of the Council meeting dealing with the application. 7-5 CONCLUSION: Planning staff have considered this application and are of the opinion that the proposed demolition is justified. As such, Planning staff recommends that demolition control application DC09/11/Q/AP, requesting permission to demolish one 1 ~/ storey single detached residential dwelling located at 179 Queen Street South, owned by the Sandhills Residential Retirement Community Incorporated, legally described as Part Lot 36 of Registered Plan 393, be approved without conditions. REVIEWED BY: Della Ross, Manager of Development Review ACKNOWLEDGED BY: Jeff Willmer, Interim General Manager Development and Technical Services Department AttarhmPnt~• • Appendix "A" -Demolition Plan • Appendix "B" -Internal agency comments • Appendix "C" -External circulation comments • Appendix "D" - DTS-09-175 -Heritage Permit Application HPA-2009-V-014 7-6 ~ ~ ~ y 0 ~ ~ U ~ ~ Y~ ~~ ? W w fx M ~+'~ ~ ~ `~Ic ~ m ~ ~ ~ ~ .~ Z W W Q ~ ~. x~° {"~ W ~ J ~~ Q ~t-N O ~ ~ U W `°~ t-~~ o~'~ ..,I ~ t~. ~ `"" o z `" za ~ CJ ~ W ~ ~ ~ ~ °` ° ~° ~ ~ o !,~ ~ W ~ Q ~ w ~ o~ ~~ ~ Z ~ w o ~ ~z ~ p ~~~~ ~ _ Li ~ ~ ~ ~~ ~ w~ ~ ~ pr* ~ darn ~ V} ~ ~ ~~ ~~ a ~~~ z{~"~ v c~ ~ z ~ v+ ~ W ~ w pp p~....~ U C7 oo~" ~ ~crxy ~ ~ ~ p u. 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REPaRT TG: Heritage Kitchener Committee DATE GF MEETING: December 1, 2009 SUBMITTED BY: Alain Pinard, Interim Director of Planning PREPARED BY: Yvonne Westerveld Cardoso, Heritage Planning Technician X519-741-340o ex. 3175 WARD INVaLVED: Uvard 6 DATE 4F REPaRT: November 19, ZOo9 REPURT NG.: DTS-o9-175 SUBJECT; HERITAGE PERMIT APPLICATIGN HPA-ZOOS-l1-014 179 QUEEN STREET SGLITH PR®PC~SED DEMC7LITIDN GF A 1 1]Z-STGREY FRAME HQUSE RECQMMENDATIaN: That pursuantto Section 42 of the antario Heritage Act, Heritage Permit Application HPA~2oo9-V-a14 be a roved to permit the demolition of a 1 ~/~ storey frame house at the property municipally addressed 179 Queen Street South in, accordance with the information submitted with the application and subject to the following conditions: i~ that photo documentation of the house be undertaken in accordance with the City's Photo Documentation and Recording Guidelines, and submitted to heritage planning staff prior to issuance of a building permit. iii that heritage planning staff be present during the demolition so that any additional information revealed at the time of demolition can be properly documented. BACKGRaUND: The Development and Technical Services Department is in receipt of Heritage Permit Application HPA-ZOOS-Vwo14, The applicant is seeking Council's permission to demolish the existing 1 ~/2 storey frame house on the property municipally addressed 179 Queen Street South. 1-1 7-12 Location map Aerial map showing existing building at 179 Queen Street South 7-13 Existing structure in relationship to the Sandhills Residential Retirement Community REPORT: The subject property is located on the east side of Queen Street South, between Church Street and St. George Street in the Victoria Park Heritage Conservation District, and is subject to designation under Part V of the Ontario Heritage Act. Heritage Permit Application: Demolition Request The applicant is seeking permission to demolish the 1 1/2-storey frame structure and to replace the building with landscaping in front of the Sandhills Residential Retirement Community. ~d- c~ ~~ ~'~ ~~ i ~- -M Existing front elevation of building along Queen Street South 7-14 Left elevation Rear elevation 7-15 ~*' ~,,.~. ~` _ ~~' _ ,. t ~~ I Y~ IPPPk 1 ~P Irh'+p~~~ ~ ~+~ e ~,s,~ ~ a ~ ,~: - _ _ - ' View from rear yard looking north toward 149 Queen Street South Current Conditions: The house has been vacant since the spring of 2009. An inspection by City Building staff was undertaken in September 2009 and it was determined that the building was generally in fair condition with some deterioration. Most interior finishes have been removed or damaged. Some mildew was observed and it was suggested that this was due to the fact that the structure is no longer being heated. The exterior is completely covered in vinyl siding and the windows are not original to the building. The subject building is a small, simple structure which has undergone alteration, and in contrast to 189 Queen Street South located immediately adjacent (and known as the Schmalz House), it does not make a significant contribution to the character of the Queen Street South streetscape. Since 1999 the consolidation and demolition of several buildings along Queen Street South and St. George Street has taken place to accommodate the construction of a 58 unit apartment known as the Sandhills Residential Retirement Community. The existing apartment represents the first of an anticipated two-phased development. The long term vision is to build a low-rise development along the Queen Street frontage with a high rise in behind, and see 149 and 189 Queen Street South retained as `bookends' to the future development. Though the applicant does not intend to proceed with phase two of the redevelopment at this point in time, they do wish to proceed with the demolition of 179 Queen Street South because of its deteriorating condition. 7-16 Upon completion of the demolition of 179 Queen Street South, the land will be landscaped with planting beds, sod, and additional trees to enhance the Sandhills development and the Queen Street South streetscape. History Heritage planning staff have investigated the history of 179 Queen Street South. According to the Progress in Berlin section in the Berliner Journal, staff have been able to determine that the frame house was moved to its current location and remodelled in 1902. Though the house pre-dates 1902, no information could be found as to the exact age of the structure. We have also not been able to determine the location of the house prior to being moved to its present location. Of the former owners, of particular interest was Mrs. Hugo Kranz, who resided in the house from 1902 until approximately 1915. Catherine Kranz was the widow of Hugo Kranz, a prominent Berlin resident. There is a possibility that Hugo Kranz also lived in the house for a very short time prior to his death. Hugo Kranz joined his father's general store business on King Street East in 1858, and operated it after his father's death in 1875 until 1893. He became not only a founding member, director, and president of the Economical Mutual Fire Insurance Company, but also played a significant role in the development of Berlin over the years. His accomplishments and affiliations include the following: -High school board member for thirty years (twenty as secretary-treasurer}; -Secretary of the fire department; -Town clerk from 1859 to 1867; -Justice of the Peace; - Reeve i n 1869-70; - Mayor of Berlin from 1874 to 1878; -Member Board of Trade (president in 1890}; and - Federal Member of Parliament under the Conservative banner from 1878 to 1887. Hugo Kranz died on June 1,1902 7-17 Elevation showing proposed phase two development and 189 Queen Street South According to the Vernon's Directory of 1897-99, Hugo Kranz's residence was listed as 36 King Street East. Then, at the time of the 1901 census, Hugo Kranz and his wife were listed as lodgers at the Walper Hotel as of March 31,1901. Later, in the Vernon's 1901-1903 Directory, Hugo Kranz and several other names are listed as residing at 63 Queen Street. Of note, in that same directory there are many names listed on Queen St. between King Street and Courland Avenue with no street numbers associated with them. It is within this period the house was moved to its current site and perhaps numbering had not yet been addressed. As 1902 was also the year of Kranz's death, it was initially concluded that his widow moved into the house after his death. However an obituary for Hugo Kranz was found indicating that his funeral procession left from the residence on Queen Street. Based on this information, if he lived in the house at all in this location, it would have been for less than six months. Upon reviewing the merits of this application, Heritage Planning staff note the following: the historical integrity of a structure is compromised when it is moved, as this structure has been; the current vinyl-clad structure is not identified as a Group `A' building and does not enhance or otherwise visually contribute to the Queen Street South streetscape; • with the proposed landscaping, the current Sandhills Residential Retirement Community and the Queen Street South streetscape will be enhanced; • although there appears to be indirect ties between the house and Hugo Kranz, staff was not able to be determine with certainty that Hugo Kranz lived in the house; and if he had, based on the information collected, it would have been for a very short time (less than a six months) priorto his death. the primary interest with heritage district designation is the protection and enhancement of the cultural heritage attributes of the district, including maintaining and enhancing streetscape and neighbourhood character as seen from the public realm. In this regard, the demolition of this structure will not impair or negatively impact the significance of the Victoria Park Heritage Conservation District or Queen Street South streetscape. FINANCIAL IMPLICATIONS: NlA CONCLUSION: The proposed demolition will not impair the heritage character of the Victoria Park Heritage Conservation District. Accordingly, staff recommends approval of HPA-2009-V-014. REVIEWED BY: Leon Bensason, Interim Manager of Long Range & Policy Planning ACKNOWLEDGED BY: Jeff Willmer, Interim General Manager Development and Technical Services Department List of Attachments -HPA-2009-V-014 7-18 Application No. HP i3E~'~~.GE ~E~iT APPLIC~TiON~ i ~ ~ ~. r ~~~ ~~ ~ ~ Nature of Application Exterior [~ ~nteri~~r ^ ~emolitian New Construction ^ Alteration ^ Relocation ^ Subject Prope~'~ ~~ r ~~ ~ s ~ ~ ~~~ Mun1c~ al Addressor Leal Desc.r~pt~an. p. ,~~ ~ ~ Buildin~l5tructure Type: Residential Commercial ^ Industrial ^ Institutional ^ Other C3wner Heritage Designation: Part IV ^ Part V: Agent cif applicable} Name: Telephgne: Address: Fax ; E-Mail: . Builder(s)JContractor(s) ~~,~' ~,/ ~ ~~`'~ ~ ~~jr 1~. Name: h I~~i~~~~ ~1/~C~~--l ~~ON ~11ri Telephgne: ~j ~~~ - "T~ ~~ Address~~J~~~c~~~~.t~ C~a~ • ~ Y~lf~l ~`=~=-'LC~C~ i {~~ ~c~V ~~~'" Fax : ~~ ~ ~~~. ~/ ~ E-Mail: ~/~ K/BS~n1~Pl' ~ f ~~~~,~'E'~~ ?. Name: Address: Fax ; E-Dail: Telephgne: (2007/heritage permit application) 7- 19 Prvpvsv ~uflin~ Please provide a written c~escriptian of the project proposal including any c~~nservatian rr~cthads you plan to use, Provide such detail as materials tc~ be used, measu~•ements, paint colours, decorative details, whether any original building fabric is to be removed or replaced, etc. Use additional pages a.s required. Scale drawings showing the full scope of wog°k, including specifications a,nd the elevation(sj tc~ which the work is being done, are required. Enclose additional drawings, photos andlar ether material necessary for a complete understanding of the proposed work. Please refer to the City of Kitchener Heritage Permit Application Submission Guidelines far further guidance. !1/C,~- t ,~~.-.,~ ern _ S ~ i ~---, ---- ~.~li~ G~u.Jr~A-Tio~1 tr/A~s fFn%d ~Gao,e (r~./c2ETcf f use ~j~F. /h/-Gli c.,- ~.~, "" CY~I» v~/YES 'W,~~ ~G ~~c; ~ ~~?S'S SEED !~Et//L~Gd~' GL},G~D~i~/f~ ~chn/~ T,~'-E~~ T C.eEH77~ ~~',rL- Ltk~ (.~'E~=iJ Sj7.9G~ Ex ected Start Bute: ~ ~ `~ P ~DaylMonthlYear~ Have you made a wilding Permit Application for this work`s Ex ected Cam letian Date: ~ ~ ~~•: p p ~DayfMc~nthlYear} Yes ^ No Qeclarafivn . The undersigned acknowledges that all of the statements contained in documents filed in support cif this application shall be deemed. part of this application for all purposes. The undersigned acknowledges that Council of the City of Kitchener shall determine whether the information submitted in this application is sufficient. The undersigned, agrees that the proposed work Shall be done in accordance with this application and understands that the approval. of this application under the Untario Heritage Act shall not be a waiver of any t~f the provisions of any by-law of the City of Kitchener or legislation including but not limited to the requirements of the Building Cade A.ct. The undersigned acknowledges that in the event this application i4 approved, any departure from the conditions imposed by the Council of the City of Kitchener or from the plans ar specifications approved by the Council of the City of Kitchener is prohibited and could result in a fine being imposed as provided for under the Gntaria Heritage Act. ~, the undersi~fned, (PKINT} ... ~ declare that the statements contained in this application are true. 4~wner's Signatu nape: ~ 6G% 2-0 0 9 Heritage Permit Application Number: _ ~. ~._.. Ga#e of Ncfice of ~ecei~t of C®r~~lefed ~~oii~ation Served are Aooiicar~t: (2007/heritage permit application} 7 - 20