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HomeMy WebLinkAboutCSD-11-011 - DC10-14-N-GS - 730 New Dundee RdREPORT TO:Community & Infrastructure Services Committee DATE OF MEETING: January 17, 2011 SUBMITTED BY: Alain Pinard, Interim Director of Planning PREPARED BY: Garett Stevenson, Planner (519) 741-3400 x 3158 WARD(S) INVOLVED: Ward 4 DATE OF REPORT: January 5, 2011 REPORT NO.: CSD-11-011 SUBJECT: DEMOLITION CONTROL APPLICATION DC10/14/N/GS 730 NEW DUNDEE ROAD VLADIMIR SESTAN Location Map: 730 New Dundee Road, Kitchener RECOMMENTATION: That Demolition Control Application DC10/14/N/GS requesting permission to demolish one (1) single detached dwelling located at 730 New Dundee Road, owned by Vladimir Sestan, be approved without conditions. í ó ï REPORT: The Community Services Department has received an application requesting the demolition of a single detached dwelling municipally addressed as 730 New Dundee Road. The subject property is zoned Agricultural One (A-1) and designated as Low RiseResidential in the Official Plan. The applicant is proposing to demolish the existing single detached dwelling and all out buildings on the property. The Owner has advised that he has no interest in renting the building to tenant(s) as the building is deteriorating and requires immediate repairs and ongoing maintenance. The existing dwelling will not be incorporated into the future redevelopment of the property so any investment in the building would not be economically viable. The ultimate redevelopment of the property will require a zone change application as well as a site plan (if multiple dwellings are proposed). The zone change and site plan applications are premature until such time as full municipal servicing can be provided to these lands. 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. 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 fair condition but requires some maintenance and repairs. Although the building is in fair condition, the condition of the dwelling is deteriorating. Substantial repairs to the foundation may be required and there is some work required to have the electrical and plumbing meet the Ontario Building Code. 4. Impact of Demolition on Abutting Properties, Streetscape, and Neighbourhood Stability The lands surrounding the subject property are part of a draft approved plan of subdivision. The neighbouring residential dwellings will be demolished in the future as part of the development of the neighbouring lands. The subject residential dwelling at 730 New Dundee Road will be the only remaining building in this area with direct frontage onto New Dundee Road, which will not be consistent with the future streetscape of New Dundee Road. The redevelopment of the subject property will be more compatible with the future land uses in this area, which will be reviewed during a future zone change and site plan application. 5. Timeframe of Redevelopment The Owner has not submitted a zone change or site plan application. Due to the size of the property, comprehensive redevelopment will not likely occur until an approved site plan and zone change are approved. Due to the timing of these applications and approvals, it is not appropriate to postpone the demolition of the building that will not be included in the redevelopment of the property. í ó î 6. Proposed Use In Terms of Zoning and Compatibility with Adjacent Properties As a condition of the Building Permit for the demolition, the Owner will be required to plant grass seed in the areas of the property where the building is located (once removed). Under the City’s existing property standards by-law, the Owner will be required to cut and maintain the grass. The Owner will also have to provide a pre-demolition and post-demotion grading plan to the satisfaction of the City’s Chief Building Official before a demolition permit will be issued to ensure that the property will not have a negative impact on adjacent lands. 7. Neighbourhood Consultation As no new development is proposed, the proposed demolition was circulated to the standard internal departments and all property owners with 60 metres of the subject property. Department responses are discussed below and attached to this report as Appendix C. One written comment was received from a neighbouring landowner advising that they have no specific concerns with the proposed demolition. The respondent also requested notice of the final decision on the application. A copy of the staff report will be sent to the respondent prior to the Community and Infrastructure Services Committee Meeting. 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. Figure 1: Front view of the subject property Circulation Comments: A City Building Inspector examined the interior and exterior of the subject property in November 2010. The Building Division concludes that the existing house is in fair condition, the interior of the house has some damage due to inadequate insulation and improper renovations, and the abandoned well must be decommissioned and the existing septic system will have to be investigated prior to any new development. The Building Division has no objections to the í ó í proposed demolition. There are also some known deficiencies under the Ontario Building Code with some of the electrical and plumbing. The building is in fair condition but is quickly deteriorating. Engineering staff advise that this property is not currently on municipal services and therefore no services are required to be capped. The septic tank will have to be decommissioned to the satisfaction of the City’s Building Division as well as the Ministry of the Environment. Planning Analysis: Staff have taken all internal agency comments (see Appendix B) into consideration as well as the seven criteria in Council Policy 1-1010 and have no concerns with the proposed demolition. The owner has indicated that he does not want to rent the property until redevelopment occurs since there would be significant investment required to repair the house when it is not going to be incorporated into the future development of the property. The comprehensive redevelopment of this property will require a zone change application and a site plan application (if multiple dwellings are proposed). Due to the timing of the required applications and because the Owner has advised that they would not include the existing dwelling into the redevelopment plan for the property, Planning staff are of the opinion that the demolition of the dwelling without conditions is appropriate. 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 November 5, 2010 to November 23, 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. One written comment was received from a neighbouring landowner and is discussed in the Neighbourhood Consultation section of this report and a copy provided as Appendix C. 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. In addition, the respondent of the neighbourhood circulation will be circulated a copy of the staff report. CONCLUSION: Planning staff have considered this application and are of the opinion that the proposed demolition is justified as the removal of the dwelling is required prior to the future redevelopment of the lands. The Owner has indicated this dwelling will not be a part of any future redevelopment and as such, Planning Staff recommend that Demolition Control Application DC10/14/N/GS requesting permission to demolish one single detached dwelling, located at 730 New Dundee Road, owned by Vladimir Sestan, be approved without conditions. í ó ì 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 Appendix C – Public comments í ó ë í ó ê í ó é í ó è í ó ç