Report to: Development Services Committee Report Date: November 6, 2007
SUBJECT: DEMOLITION
PERMIT APPLICATION 07 126093 DP
House
Demolition
Steve Maini (Agent);
Lorenzo and Lena Cuozzo (Owners)
1
Station Street
Markham Village Heritage
Conservation District
PREPARED BY: George
Duncan, Senior Heritage Planner, ext. 2296
RECOMMENDATION:
That in accordance with the
recommendation of Heritage Markham, Council
grant the demolition permit application for the single detached house at 1
Station Street, on the basis that the house is of minor heritage significance
in terms of its architectural, historical and contextual value;
That the applicant be requested to
work with Town staff and Heritage Markham to
discuss redevelopment options in keeping with the policies and guidelines of
the Markham Village Heritage Conservation
District Plan;
That the applicant be notified of
Council’s decision as per the requirements of the Ontario Heritage
Act;
And that Staff be authorized and
directed to do all things necessary to give effect to this resolution.
EXECUTIVE SUMMARY:
Not applicable.
PURPOSE:
To present information regarding
an application to demolish an older, single detached house within the Markham
Village Heritage Conservation District, and to
recommend that the application be granted.
BACKGROUND:
A demolition permit
application has been submitted
A demolition permit
application has been submitted for a one and a half storey frame house at 1 Station Street (Photograph attached as Appendix “A”). This property is located adjacent to the
historic Markham Train Station, within the Markham Village Heritage Conservation District (Context map attached
as Appendix “B”). A property search has
noted that although this house is listed as 1 St. Goran Crescent in the Markham Village Heritage Conservation District Plan, the Station Street address is the correct one.
The demolition
permit application has been submitted by the prospective purchaser of the
property, with the authorization of the current property owners. The applicant is interested in redeveloping
the property for multiple dwellings, and wishes to remove the existing house to
facilitate this plan.
The house has a “B”
classification in the Markham Village Heritage
Conservation District Plan
The one and a half
storey frame house on the property is classed as a “B” (building of contextual
value) in the Markham Village Heritage
Conservation District Plan. Class “B” buildings “may not be of great historical
or architectural value, however, they contribute substantially to the visual character
of the townscape.” This house is an
older home that current research indicates was a barn or shed once associated
the heritage house at 202 Main Street North. About 1950, the building was raised up onto
a concrete block basement and converted to a dwelling. The form of the building suggests a 19th
century date of construction, but details such as the 3 over 1 window treatment
reflect an early to mid 20th century style.
The applicant has met with Heritage
Section Staff and Heritage
Markham to discuss the redevelopment of the property
At Heritage Markham’s September 12, 2007 meeting, Mr. Michael Deli-Benedetti of
Esquire Homes, appeared to discuss his plan to replace the existing 1 ½ storey
frame home on the property with three or four new dwellings in a style
appropriate to the Heritage
Conservation District. The property is
currently zoned R3, which permits multiple family dwellings. A zoning amendment is required to develop
these lands for townhouses, if that was the form of development proposed. Other than the demolition permit application,
no concept plans or development applications have been submitted at this time. Appropriately designed building or buildings
will be required to follow the policies and guidelines of the Markham Village Heritage Conservation District Plan.
Heritage Markham discussed the value of retaining the
existing house based on its compatibility with the other existing buildings in
the area, and noted that more research needed to be done to assess its heritage
value. Two site visits were made, the
first on September 21, and the second on October 5, 2007. The
second site visit allowed a detailed inspection of the interior, which revealed
no significant early architectural details.
The house is in fair condition.
Heritage Markham
has no objection to the demolition of the existing frame house at 1
Station Street, and its replacement with
appropriate new development.
At its meeting of October
10, 2007, Heritage Markham had no objection to the demolition
permit being issued for 1 Station Street, on the basis that the house is of minor
heritage significance in terms of its architectural, historical and contextual
value. (Extract attached as Appendix “C”). It was generally agreed that new development
based on the policies and design guidelines of the Markham Village Heritage Conservation District Plan would be an
appropriate replacement. A new single,
or semi-detached residential use is preferred by staff and Heritage Markham.
OPTIONS/ DISCUSSION:
The Markham Village Heritage Conservation District Plan’s policies
encourage the preservation of “B” class buildings
The policies in the
District Plan pertaining to “B” class buildings encourages their conservation
or complementary renovations, and discourages demolition. According to the plan, Type B buildings are:
- Important in terms of contextual
value.
- They may not be of great historical or
architectural value, however, they contribute substantially to the visual
character of the townscape.
- They support and help define the
character of the historic district.
The District Plan policy with
respect to the demolition of “B” class buildings states:
Generally there will be an opposition to the demolition of B-Type
buildings, particularly if the building is deemed to be relatively significant
in terms of adding to the overall heritage character of the district.
In this case, the demolition of a “B” class building is supported.
Heritage
Markham and Heritage Section staff are of the
opinion that the house at 1 Station Street,
in its current form, does not make a significant contribution to the built
environment of the Markham Village Heritage Conservation
District. The underlying structure may
be of some age, but the house itself is of limited interest or value in terms
of its architectural design and details, its context in the neighbourhood, and
its condition. There is therefore no
objection to the granting of a demolition permit for this building.
The applicant is interested in the redevelopment of the property
The applicant, a prospective
purchaser, intends to submit a development application for this property at a
future date. The existing house is
currently occupied by a tenant, so the time line for this future development is
not known, and no development applications have been submitted.
FINANCIAL CONSIDERATIONS
AND TEMPLATE: (external link)
Not applicable.
ENVIRONMENTAL CONSIDERATIONS:
Not applicable.
ACCESSIBILITY CONSIDERATIONS:
Not applicable.
ENGAGE 21ST
CONSIDERATIONS:
The appropriate redevelopment of
selected properties helps achieve a quality community by supporting the
character of the Heritage Conservation
District.
BUSINESS UNITS CONSULTED
AND AFFECTED:
Not applicable.
RECOMMENDED BY:
_______________________________ _______________________________
Valerie
Shuttleworth, M.C.I.P., R.P.P.
James Baird, M.C.I.P., R.P.P.
Director
of Planning and Urban Design Commissioner of Development Service
ATTACHMENTS:
Figure 1: Location Map
Appendix “A”: Photograph of the building.
Appendix “B”: Context Map
Appendix “C”: Heritage
Markham Extract October 10, 2007
FILE PATH:
Q:\Development\Heritage\PROPERTY\STAT'NST\1
Station\DSCNov607.doc
FIGURE 1
Owner:
Lorenzo and Lena Cuozzo Tel. (905)
475-8309
19 Micmac Crescent
North York ON
M2H 2K1
Applicant:
Steve Maini, Esquire Homes Tel.
(905) 415-1880
145 Royal Crest Crescent,
Unit 20 Fax (905)
415-1853
Markham ON
L3R 9Z4
Location Map: