Report to: Development Services Committee                            Report Date: June 22, 2010

 

 

SUBJECT:                         Request for Demolition of Dwelling

                                            21 Maple Lane, Unionville Heritage Conservation District

PREPARED BY:              Regan Hutcheson, Manager, Heritage Planning, ext 2080

 

 

 

RECOMMENDATION:

1)                  That the staff report titled “Request for Demolition of Dwelling, 21 Maple Lane, Unionville Heritage Conservation District” dated June 22, 2010 be received;

 

2)                  That Council has no objection to the demolition of the dwelling at 21 Maple Lane, Unionville subject to the following conditions:

a.       The applicant to advertise in the local newspapers the availability of the dwelling for relocation (but not to Markham Heritage Estates) and/or salvage of materials to promote diversion of materials from landfill;

b.      The applicant or future owner obtain Site Plan Approval for a new dwelling which complies with the Unionville Heritage Conservation District Plan prior to the issuance of a demolition permit; and

c.       The applicant or future owner work with staff to retain mature trees on the property.

 

3)                  That the applicant be notified of Council’s decision as per the requirements of the Ontario Heritage Act;

 

4)                  That this item be sent to Council on June 22, 2010;

 

5)                  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 (HR, Strategic, Affected Units)                                   6. Attachment(s)

 

PURPOSE:

The purpose of the report is to obtain Council’s direction regarding an application to demolish a house within the Unionville Heritage Conservation District.

 

BACKGROUND:

The property is located in the Unionville Heritage Conservation District

The dwelling at 21 Maple Lane is a one-storey, wooden-sided building that appears to have been constructed c. 1930 and according to the owner was relocated to this property in the early 1950s.  Prior to this, the property was vacant and used as a bowling green. 

 

The property is located in the Unionville Heritage Conservation District and is classified as a type ‘B’ property in the heritage district plan.  Class B properties in the district are defined as those “that are important in terms of contextual value – they may not be of significant historical or architectural value, however, they contribute to the visual character of the village landscape”.

 

The property is partially designated Special Policy Area

A small portion of the rear of the property is designated as Special Policy Area.  This designation is given to lands within a floodplain on which there is existing development that forms an integral part of an existing flood prone community.  The Provincial Policy Statement states that Special Policy Areas are intended to provide for the continued viability of existing uses (which are generally on a small scale) and address the significant social and economic hardships to the community that would result from strict adherence to provincial policies concerning development.  The property is also within the TRCA screening zone and any new development would be reviewed by the Conservation Authority.

 

 A site visit was arranged to view the dwelling

The owner of the dwelling arranged a site visit on April 22, 2010 to allow Heritage Section staff to see the property and view inside the dwelling.  The findings included:

 

Heritage Markham comments

Heritage Markham reviewed the application on June 9, 2010 and indicated no objection to the demolition subject to the conditions as recommended in this staff report.

 

OPTIONS/ DISCUSSION:

Demolition request must be reviewed by Council

As the property is located within a heritage conservation district, the property is ‘designated” and the demolition permit application (Building Code Act) is also considered an application as per Section 42 of the Ontario Heritage Act.  According to the Act, the owner must apply to the municipality for a Heritage Act permit to demolish the building.  Council may give the applicant:

a)      the permit applied for;

b)      the permit applied for with terms and conditions attached

c)      notice that the council is refusing the application for the permit

 

As per the Act, Council has 90 days to make a decision on demolition requests.  The deadline for Council’s decision is August 11, 2010.

 

 

 

 

The subject dwelling is compatible with existing historic building stock

Most of the dwellings built circa 1920-1950s in the Unionville Heritage Conservation District are identified as Class ‘B’ properties.  They are generally compatible in terms of contextual value- they fit well into the neighbourhood due to their construction materials, size, scale and massing.  Many do not possess historical or architectural value, however they contribute to the heritage/village-like character of the area.

 

Normally staff request that these types of dwellings be retained and restored with an appropriate addition and do not support demolition.  However, after viewing this specific property/building, its form of construction, its internal and exterior features, and its current size, it would appear that the building possesses only minimal cultural heritage value and demolition could be supported subject to conditions.

 

If demolition is supported by Council, staff recommends conditions

Any new dwelling on the property will not only be subject to heritage approval as per the Ontario Heritage Act, but also site plan approval as per the Planning Act and review by TRCA.  The heritage conservation district plan provides detailed design guidelines for new buildings.

 

If demolition is supported, staff recommends that it be subject to the following terms and conditions as per Section 42(4) of the Ontario Heritage Act:

 

1)  The applicant to advertise in the local newspapers the availability of the dwelling for relocation (but not to Markham Heritage Estates) and/or or salvage of materials to promote diversion of materials from landfill;

2)  The applicant or future owner obtain Site Plan Approval for a new dwelling which complies with the Unionville Heritage Conservation District Plan prior to the issuance of a demolition permit; and

3)  The applicant or future owner work with staff to retain mature trees on the property.

 

 

FINANCIAL CONSIDERATIONS AND TEMPLATE: (external link)

None

 

HUMAN RESOURCES CONSIDERATIONS

Not applicable

 

ALIGNMENT WITH STRATEGIC PRIORITIES:

Environment: If demolition is approved, it is recommended that mature trees on the property be retained and protected.  It is also recommended that the applicant advertise the availability of the dwelling for relocation and/or salvage or materials in the local newspapers to promote diversion of materials from landfill.

 

BUSINESS UNITS CONSULTED AND AFFECTED:

Heritage Markham was circulated this application for comment

 

RECOMMENDED BY: 

 

 

____________________________                            ______________________________

Biju Karumanchery, M.C.I.P., R.P.P.                           Jim Baird, M.C.I.P., R.P.P.

Senior Development Manager                                      Commissioner of Development Services.

 

 

 

ATTACHMENTS:

Figure 1                     Location Map

Figure 2                     Area Context

Figure 3                     Air photo

Figure 4                     Photograph

 

 

File path: Q:\Development\Heritage\PROPERTY\MAPLELN\21\DSC june 22 2010 demo.DOC

 


                FIGURE 1

 

APPLICANT:             John Shepley

                                    261 Alder Road

                                    Ingersoll, ON              N5C 3Z2

                                    519-485-6274

                                   

                                    John.shepley@sympatico.ca

 

OWNER:                    Cathy Smelser

                                    261 Alder Road

                                    Ingersoll, ON              N5C 3Z2

                                    519-485-6274

 

 

LOCATION MAP: