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HomeMy WebLinkAboutCSD-11-010 - DC10-12-B-GS - 278 Breithaupt StreetREPORT TO:Community & Infrastructure Services Committee DATE OF MEETING: January 17, 2010 SUBMITTED BY: Alain Pinard, Interim Director of Planning PREPARED BY: Garett Stevenson, Planner (519) 741-3400 x 3158 WARD(S) INVOLVED: Ward 10 DATE OF REPORT: January 5, 2011 REPORT NO.: CSD-11-010 SUBJECT: DEMOLITION CONTROL APPLICATION DC10/12/B/GS 278 BREITHAUPT STREET JOHN AND LISA O’BRIEN Location Map: 278 Breithaupt Street, Kitchener RECOMMENDATION: That Demolition Control Application DC10/12/B/GS requesting permission to demolish one (1) single detached dwelling located at 278 Breithaupt Street, owned by Lisa and John O’Brien, be approved without conditions. î ó ï REPORT: The Community Services Department has received an application requesting the demolition of a single detached dwelling municipally addressed as 278 Breithaupt Street. The subject property is zoned General Industrial (M-2) and designated as General Industrial in the Official Plan. Photograph 1: Existing building proposed for demolition The City’s Official Plan identifies General Industrial districts as areas within the inner city, and other established industrial areas, that are traditionally non-planned industrial parks along arterial roads and are sometimes buffered from residential areas. Lands within this district can also function as a mixed industrial and residential area that provides opportunities for smaller industrial uses. Residential uses in the General Industrial districts are recognized by the Zoning By-law. The existing zoning permits a dwelling unit, although the majority of the permitted uses in the General Industrial zone are non-residential. The property is currently being used for an industrial use and the existing dwelling is vacant. The Owner is proposing to demolish the dwelling in order to accommodate future industrial development but there are no immediate plans for redevelopment. 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 Subject to the Ontario Heritage Act Heritage staff have advised that the single detached dwelling is not designated under Ontario Heritage Act. î ó î 2. Architectural and Historical Value Heritage staff have advised that the building does not have significant historical value and have no objections to the proposed demolition. 3. Condition of the Dwelling Building staff have advised that the building is in generally fair condition but requires some maintenance work including replacement of windows, doors, and the roof. 4. Impact of Demolition on Abutting Properties, Streetscape, and Neighbourhood Stability The lands surrounding the subject property along Breithaupt Street are also designated as General Industrial in the City’s Official Plan and zoned General Industrial (M-2) in the City’s Zoning By-law. Many of the original dwelling units along this block of Breithaupt Street have been either demolished or converted into industrial uses. The proposed demolition would remove a use that is not consistent with most of the properties within the same block and would enable a more consistent streetscape. Photograph 2: Existing Streetscape at 278 Breithaupt Street 5. Timeframe of Redevelopment The Owner has no immediate plans for redevelopment at this time. There is an existing industrial building on the subject property. The Owner has indicated that future redevelopment would likely be industrial in nature and would relate to the existing business. 6. Proposed Use In Terms of Zoning and Compatibility with Adjacent Properties The property will likely be developed with an industrial use in the future, which is consistent with the other properties on Breithaupt Street. 7. Neighbourhood Consultation As no new development is proposed, the proposed demolition was circulated to the standard internal department and all property owners with 60 metres of the subject property. Department responses are discussed below and attached to this report as Appendix B. No public comments were received from surrounding property owners who were circulated a copy of the proposed demolition application and plan. î ó í All property owners within 60 metres of the subject property will also receive notice of the Community and Infrastructure Services Committee Meeting dealing with this application for information only. Circulation Comments: A City Building Inspector examined the interior and exterior of the subject property in November 2010. The Building Division concludes that the building is in generally fair condition but requires some maintenance work including the repair or replacement of windows, doors, and the roof. The Building Division has no objections to the proposed demolition. Engineering staff have reviewed the application and advise that any redundant driveways are to be closed with new curb and gutter and boulevard landscaping, all to City of Kitchener standards and any new driveways are to be built to City of Kitchener standards at grade with the existing sidewalk. All works are at the Owner’s expense and all works must be completed prior to occupancy of any new building (where applicable). The owner is required to make satisfactory financial arrangements with the Engineering Division for the removal of any redundant service connections. Planning Analysis: Staff advise that the redevelopment of the subject property will likely be with an industrial use. Although dwellings are permitted along this block of Breithaupt Street, residential uses are not consistent with the surrounding existing industrial development. Staff have taken all internal agency comments (see Appendix B) into consideration and have no concerns with the proposed demolition. Planning staff is of the opinion that this property would be more appropriately utilized for industrial uses, as permitted in the zoning by-law. Planning staff do not have any objections to the loss of the residential use at this location as the policies in the Official Plan and Zoning By-law are more favourable to an industrial use at this location. The preservation and expansion of these employment lands in close proximity to the downtown is desirable. ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN: The proposed demolition is required prior to the redevelopment of the subject site and will align with the Kitchener Strategic Plan as it ensures the implementation of the community priority Development with comprehensive redevelopment that is consistent with Provincial, Regional and City planning policies. FINANCIAL IMPLICATIONS: No new or additional capital budget requests are expected with this recommendation. COMMUNITY ENGAGEMENT: Preliminary circulation of the demolition control application was undertaken from October 26, 2010 to November 19, 2010 to internal agencies and all property owners within 60 metres of the subject lands. All comments that were received from internal agencies are attached as Appendix B. No comments were received from adjacent property owners. An information letter will be circulated to all property owners within 60 metres of the subject property in advance of the Community and Infrastructure Services Committee Meeting dealing with the subject application. CONCLUSION: Planning staff have considered this application and are of the opinion that the proposed demolition is justified as the demolition of the dwelling will provide for the future development of the site with a more compatible industrial use. As such, Planning Staff recommend that î ó ì Demolition Control Application DC10/12/B/GS requesting permission to demolish one single detached dwelling, located at 278 Breithaupt Street, owned by Lisa and John O’Brien, be approved without conditions. REVIEWED BY: Della Ross, Manager of Development Review ACKNOWLEDGED BY: Jeff Willmer, Deputy CAO Community Services Department List of Attachments: Appendix A – Demolition Plan Appendix B – Internal agency comments î ó ë î ó ê î ó é î ó è