Report to: Development Services Committee Report Date: October 16, 2007

SUBJECT: Request for Demolition – Dwelling and Garage

100 John St., Thornhill

Thornhill Village Heritage Conservation District

PREPARED BY: Peter Wokral, Heritage Planner, ext. 7955

RECOMMENDATION:

That, Council indicate no objection to the demolition of the detached dwelling and two car garage located at 100 John St., within the Thornhill Heritage Conservation District, provided (that Site Plan Approval is obtained for a new dwelling that complies with the policies and guidelines of the Thornhill Heritage Conservation District Plan) prior to the issuance of a demolition permit.

And that Staff be authorized and directed to do all things necessary to give effect to this resolution.

EXECUTIVE SUMMARY:

Not applicable

1. Purpose 2. Background 3. Discussion 4. Financial

5. Others (Environmental, Accessibility, Engage 21st, Affected Units) 6. Attachment(s)

PURPOSE:

To provide the current owner of 100 John St. and any other future owner confirmation and assurance that the Town has no objection to the demolition of the existing house located at 100 John St. Thornhill, provided that the owner first obtains Site Plan Approval for a new dwelling in accordance with the relevant policies and guidelines contained in the Thornhill Heritage Conservation District Plan.

BACKGROUND:

The dwelling built in 1961 is located within the Thornhill Heritage District

The house located at 100 John St. is a 1,704 square foot single-detached dwelling that was constructed in 1961. The property is considered designated under Part V of the Ontario Heritage Act due to its inclusion within the Thornhill Heritage Conservation District.

The house is classified as a “C” type building in the new Thornhill Heritage Conservation District Plan (2007). Buildings classified as “C” in the new district plan are those buildings that have no cultural heritage significance, and can be either compatible or incompatible with the heritage character of the district. The house had no status in the former Thornhill Heritage Conservation District Plan (1986).

The property is currently for sale and prospective purchasers want to know if the dwelling can be demolished

The current owner is attempting to sell the property. Heritage Section Staff have received numerous inquiries from potential buyers about the possibility of demolishing the house to make room for a new larger dwelling. The owner had assumed that because the house was classified as a “C” type building that the Town would have no objection to the potential demolition of the house. The owner was informed by Heritage Section Staff that the potential demolition of “C” type buildings is reviewed on a case by case basis by Heritage Markham based on the compatibility of the house to the heritage character of the district. The issue of demolition is ultimately decided upon by Council.

Staff have no objection to the demolition of the dwelling

Although Heritage Section Staff concluded the existing dwelling was of a scale and massing that was compatible with the existing heritage building stock in Thornhill Village, staff have no objection to the potential demolition of the house provided that another complementary “C” type building was to replace it. Staff suggested this recommendation to Heritage Markham on August 8^th, however the Committee instead recommended a site visit be undertaken by the Architectural Review Sub-Committee to determine the compatibility of the house with the character of the heritage district.

Heritage Markham undertook a site visit to the property

A site visit by 3 members of Heritage Markham’s Architectural Review Sub-Committee was arranged on August 16, 2007. After viewing the property and speaking with the owner, the members of the Architectural Review Sub-Committee recommended that the existing house should be retained and not demolished. The members of the Architectural Review Sub-Committee determined that the house was compatible to the district in terms of its scale, materials, colours and the surrounding mature landscape. However, the members of the Architectural Review Sub-Committee had no objection to potential additions to the house at 100 John St. or to the addition of another half storey.

According to the owner, this recommendation by the Architectural Review Sub-Committee effectively quashed a sale agreement made by the owner with a potential buyer who included a condition that he would only purchase the property if the existing house could be demolished.

Heritage Markham indicated no objection to the demolition subject to a condition

At the September 12, 2007 meeting of Heritage Markham, the recommendation of the Architectural Review Sub-Committee to retain the existing house at 100 John St. was considered. The owner of the property for the last 25 years spoke in favour of allowing the dwelling to be demolished. A number of community members spoke in favour of protecting the dwelling to help maintain the village-like character of Thornhill Village by virtue of its modest scale and mature landscaping. After extensive discussion, Heritage Markham indicated that it had no objection to the potential demolition of 100 John St. provided that the owner first obtains Site Plan Approval for a compatible new dwelling to be located on the property.

OPTIONS/ DISCUSSION:

Summary of the existing situation

The existing dwelling:

• Built in 1961
• One storey in height, detached garage projecting into front yard
• Aluminium cladding , wood shingle roof
• Mature, naturalized landscaping
• Located within the heritage conservation district, but not identified as a building of cultural heritage value or interest in recent study. This is a different situation from other demolition permit applications currently before Council (94 and 179 John Street), where those buildings, by virtue of their age and architectural style, are considered to have cultural heritage value and demolition is not supported by staff or Heritage Markham
• Classified as Type C- Other Buildings/Properties in the District. According to the Heritage District Building Inventory: “this house embodies the suburban ideal of its era- a simple, low one-storey house on a large lot, embedded in a natural setting. It makes an unobtrusive neighbour to the village’s historic buildings”

The owner:

• Wishes to receive confirmation that the dwelling can be demolished and replaced with a complementary new dwelling
• Attempting to sell the property

The community (in attendance at Heritage Markham meeting):

• View the building as compatible and complementary to the existing village-like character
• Concerned about what may replace it and potential loss of mature vegetation
• Concerned about precedent that could be set for the removal of other complementary, but non-heritage dwellings in the District
• Support for retention of dwelling and new additions

Heritage Markham Recommendation:

• No objection to the potential demolition provided that the owner first obtains Site Plan Approval for a compatible new dwelling to be located on the property.

Planning and Urban Design Department:

• Agrees that the existing building is compatible with the heritage buildings in the district due to its scale and massing, and mature setting, but maintains that one compatible class “C” building can be replaced with another compatible class “C” building and is confident that the guidelines and policies regarding new buildings contained in the Thornhill Heritage Conservation District Plan can achieve a sensitive and compatible form of development. The house has not been determined to have a sufficient level of cultural heritage value to warrant its preservation.
• New heritage conservation district plan (2007) provides opportunity for greater control over the design and scale of any new dwellings which must comply with the policies and guidelines notwithstanding the existing zoning by-law (“in the event of a conflict between the District Plan and a municipal by-law that affects the District, the Plan prevails to the extent of the conflict”)
• Supports the concept of allowing demolition on the condition that the owner obtain Site Plan Approval for a complementary new dwelling while retaining significant, mature vegetation on the lot

FINANCIAL CONSIDERATIONS AND TEMPLATE: (external link)

Not applicable

ENVIRONMENTAL CONSIDERATIONS:

The subject property is home to several mature tree specimens that enhance the heritage character of the surrounding district. A Tree Preservation Plan in conjunction with a Tree Inventory should be condition of any Site Plan approval in an effort to preserve the most significant specimens on the property.

ACCESSIBILITY CONSIDERATIONS:

Not applicable

ENGAGE 21^ST CONSIDERATIONS:

Heritage conservation helps to achieve a quality community by recognizing, promoting and protecting heritage resources, which strengthens the sense of community.

BUSINESS UNITS CONSULTED AND AFFECTED:

Not applicable

RECOMMENDED BY:

Valerie Shuttleworth, M.C.I.P., R.P.P. Director of Planning & Urban Design

Jim Baird, M.C.I.P., R.P.P. Commissioner of Development Services

ATTACHMENTS:

Figure 1: Property Owner and Location Map

Figure 2: Photographs

Appendix A: September 12, 2007 Heritage Markham Recommendation

FILE PATH:

Q:\Development\Heritage\PROPERTY\JOHN\100\October 16 2007 Demolition Report.doc

FIGURE 1

Owner: Ronald E. Thompson

100 John Street

Thornhill, ON L3T 1Y4

Tel: 905-881-4469 (home)

905-669-3988 (office)

Location Map: