House demolition paves way for expanded vacant lot in Fergus

As a twist on the Joni Mitchell classic – Suncor is proposing to demolish a house to expand a vacant lot in Fergus.

On Feb. 17, Centre Wellington councillors approved Suncor’s request to demolish a house at 115 St. George Street East.

The sideyard of that property faces Highway 6 (St. David St. N.) and backs onto a vacant lot also owned by Suncor.

Centre Wellington’s chief building official Randy Bossence recommended council approve the demolition of the existing one storey, 1,500-square foot, single detached dwelling.

The owners want to incorporate the vacant land where the house was located into their plans to expand the adjacent lot.

Built in 1957, the house is not recorded in the township’s municipal heritage register nor is it an historically designated property.

Bossence said the intent is to demolish the existing house and foundation.

“The reason for demolition is future development. This lot is right on the corner of St. George and St. David Streets, and is owned by Suncor.”

Bossence explained, “Essentially this would create two vacant parcels for future development.”

Councillor Fred Morris noted the property is adjacent to the Suncor lot, which has had serious contamination issues over the years.

“Is this the case of this lot as well?” he asked. “Are there contamination issues here?”

Bossence said there is work being done on the record of site condition on the vacant lot.

“I do believe some of that contamination has made its way onto this lot, which is why I believe Suncor purchased it.”

He stated, “Any redevelopment would require a record of site condition.”

Morris then asked the status of the overall property.

“In my experience having driven by the property almost every day for years, there had been several periods of excavation … is this going to be an ongoing event … or is there an end in sight?”

Bossence said he asked the same question of a representative of the Ministry of Environment not long ago.

He learned the process of getting a clean record of site condition can take several years.

“This is probably one of those cases.”

He said the excavator coming on site and digging test holes is part of the engineering study and testing required.

“I honestly couldn’t give you an indication how long it will take, but I believe it will be a long while yet.”

Morris said it then appears the property will continue to be an unsightly double lot going forward into the indefinite future.”

He further stated, “I suspect the purpose of the demolition could be linked to the house being uninhabitable because of the contamination.”

Bossence said the house was lived in until fairly recently.

“But a company such as Suncor would rather not be in the residential-tennant business. For them, it is easier to maintain that lot vacant.”

Bossence concurred that being able to conduct investigations and dig test holes is probably part of the reasoning behind the demolition request.

“But I cannot really speak on behalf of Suncor.”

Councillor Kirk McElwain said that often during demolition requests a condition is set requiring rebuilding of a home within a set period of time.

The document before council had no such stipulation.

“Does this mean this can sit vacant as long as they want?”

Bossence said there is nothing to his knowledge that could force Suncor to rebuild in a set time period – “other than the development charges bylaw which states that if one does not rebuild within a set period of time … you would have to pay the development charges as the previous credit would disappear.”

Bossence said there is a potential development on the books for this site, “but it hinges on a clean record of site condition.”

Mayor Kelly Linton asked if council has any say in stopping a demolition permit if it meets all the requirements – if  it is not a heritage structure.

Morris wondered if there is any opportunity to add conditions to the demolition permit “to perhaps seed the lots over so there is green grass rather than just the dirt lot with the ugly looking fence around it?”

Bossence there are some options through the township’s property standards bylaw.

However, in order to obtain the record of site condition, it is more than likely additional test holes will need to be excavated.

“I am not aware of a bylaw we can use specifically relating to a demolition permit.”

Centre Wellington managing director of planning and development Brett Salmon said that under provincial policies if there is contamination on the site, the municipality should be encouraging the owner to clean it out.

“But if someone is under an MOE order for site cleanup – the issue is basically between the ministry and the property owner.”

The owner needs only to provide a record of site condition once it applies to build on the property.

“I would think if there is an MOE cleanup order, it would override our property standards bylaw.”

Councillor Don Fisher asked specifically if there is an MOE cleanup order on the site.

Salmon responded, “I am saying ‘if there was’ I am not saying if there is one.”

Fisher then asked if the property owner is actually seeking a record of site condition.

Salmon said he could not say anything regarding the property involving the house demolition.

However, he said on the adjacent property where a former gas station was once located, “There is a pending real estate transaction which is dependant upon getting a record of site condition.”

He said he is aware of an application that would allow for a residential development on that property – which falls within the current property zoning.

Fisher asked for clarification if Suncor is proceeding with efforts to have the property redeveloped as residential, and if the other land would then be included in that development.

Salmon said the demolition permit was a bit of a surprise in that Suncor purchased the property and planned the demolition.

He stated any previous redevelopment plans were for the gas bar site only.

But, Fisher said the intent was to merge the two lots.

“That is News to me,” Salmon said.

Bossence said that was the intent indicated to him by the applicant. “But there has not been anything proposed officially.”

Council then voted to approve the demolition of the house.

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