HomeMy WebLinkAboutCSD-11-015 - DC10/16/M/ATP - 298 Maple Ave - Golden Windows Ltd
Staff Re vet
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REPORT TO: Community & Infrastructure Services Committee
DATE OF MEETING: February 28, 2011
SUBMITTED BY: Alain Pinard, Director of Planning
PREPARED BY: Mat Vaughan, Planning Technician (519) 741-3400 x 3176
WARD(S) INVOLVED: Ward 10
DATE OF REPORT: January 20, 2011
REPORT NO.: CSD-11-015
SUBJECT: DEMOLITION CONTROL APPLICATION DC10/16/M/ATP
298 MAPLE AVE
GOLDEN WINDOWS LTD
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RECOMMENDATION:
~~ ~ ~ ~~
Location Map: 298 Maple Ave, Kitchener
That Demolition Control Application DC10/16/M/ATP requesting permission to demolish
one (1) single detached dwelling located at 298 Maple Avenue, owned by Golden
Windows Ltd, be approved without conditions.
2-1
Staff I~epor~
I~TCxE,~~~,~R Communrty.~ervrces DepQri~men~ www.krtthenerca
REPORT:
The Community Services Department has received an application requesting the demolition of a
single detached dwelling municipally addressed as 298 Maple Avenue. The subject property is
designated as Low Rise Conservation Ain the North Ward Secondary Plan and zoned
Residential Five (R-5) with a special provision 129 U (which prohibits multiple dwellings).
The City's North Ward Secondary Plan identifies Low Rise Conservation A as areas that will
accommodate a range of low density residential dwelling types such as single detached
dwellings, duplex dwellings, semi-detached dwellings. The existing zoning permits a dwelling
unit. The property is currently being used for a single detached dwelling unit. The Owner is
proposing to demolish the dwelling. As there are no immediate plans for redevelopment, the
property will be vacant and sodded in the interim.
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.
2- 2
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Photograph 1: Existing building proposed for demolition
Staff I~epor~
I~TCxE,~~~,~R Communrty.~ervrces DepQri~men~ www.krtthenerca
3. Condition of the Dwelling
Building staff have advised that the building is in generally fair to poor condition but requires
service upgrading and all interior finishes need to be replaced.
4. Impact of Demolition on Abutting Properties, Streetscape, and Neighbourhood
Stability
The lands surrounding the subject property along Maple Avenue are also designated as Low
Rise Conservation A in the City's North Ward Secondary Plan and zoned Residential Five (R-5)
in the City's Zoning By-law. The surrounding homes appear to be in good repair. The proposed
demolition would remove an unsafe structure in a stable residential neighbourhood. There will
not be a negative impact to the surrounding streetscape as the lot immediately adjacent to the
subject lands (to the south) is also vacant. The demolition of the single detached dwelling will
not create a void but will rather extend the present open space along the streetscape. The
demolition will not impact the adjacent industrial use.
Photograph 2: Existing Streetscape at 298 Maple Avenue
5. Timeframe of Redevelopment
The Owner has no immediate plans for redevelopment at this time.
6. Proposed Use In Terms of Zoning and Compatibility with Adjacent Properties
The Owner has no immediate plans for redevelopment at this time.
7. Neighbourhood Consultation
As no new development is proposed, the demolition control application was circulated to
internal departments and all property owners with 60 metres of the subject property.
2-3
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Staff I~e~or~
I~TC,~R Cammunrty.~ervrces Depari~men~ www.krtthenerta
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 early
January 2011. Building staff have advised that the building is in generally fair to poor condition
but requires all interior finishes to be replaced. The house requires services upgrades and
attached structures require complete removal or replacement. 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. 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 work needs to be completed
prior to occupancy of the building.
Planning Analysis:
Staff advise that the redevelopment of the subject property will likely be with a residential use.
Residential uses are consistent with the surrounding existing neighbourhood and conform to the
Zoning By-law and Official Plan. The building is in poor repair and will not negatively impact the
streetscape if removed. Staff have taken all internal agency comments (see Appendix B) into
consideration and have no concerns with the proposed demolition.
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 appropriate 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 December 23,
2010 to January 19, 2011 to all property owners within 60 metres of the subject lands. All
comments that were received from adjacent property owners are attached as Appendix C.
Four comments were received from surrounding property owners who were circulated a copy of
the proposed demolition application and plan. Three of the responses identified support for the
demolition.
The fourth response indicated some concern with the potential for additional parking on the
vacant lot and expansion of the existing industrial building. Staff advise that any expansion of
the adjacent industrial use and associated parking is not permitted by the Zoning By-law.
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.
2-4
Staff I~epor~
I~TCxE,~~~,~R Communrty.~ervrces Depar~men~ www.krtthenerca
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 remove a substandard building
deemed to be in poor condition and replace it with green space that can be redeveloped in the
future in accordance with permitted zoning. Planning staff are also of the opinion that the
demolition of the subject residential building will not hinder or alter the existing streetscape
negatively. As such, Planning Staff recommend that Demolition Control Application
DC10/16/M/ATP requesting permission to demolish one single detached dwelling, located at
298 Maple Avenue, owned by Golden Windows Ltd be approved without conditions.
REVIEWED BY:
Della Ross, Manager of Development Review
ACKNOWLEDGED BY: Jeff Willmer, Deputy CAO
Communit Services De artment
List of Attachments:
Appendix A -Demolition Plan
Appendix B -Internal agency comments
Appendix C -External comments
2-5
Demolition Control Report# `~~~ ®~
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2-9
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