HomeMy WebLinkAboutCSD-11-016 - DC10/17/W/ATP - 120 Woolwich St - Penny Conrad
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 1
DATE OF REPORT: January 24, 2011
REPORT NO.: CSD-11-016
SUBJECT: DEMOLITION CONTROL APPLICATION DC10/17/W/ATP
120 WOOLWICH STREET
PENNY CONRAD
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Location Map: 120 Woolwich Street, Kitchener
RECOMMENDATION:
That Demolition Control Application DC10/17/W/ATP requesting permission to demolish
one (1) single detached dwelling located at 120 Woolwich St, owned by Penny Conrad, be
approved without conditions.
3-1
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 120 Woolwich Ave. The subject property is
designated as Low Rise Residential in the Official Plan and zoned Agricultural (A-1) in the
Zoning By-law.
The City's Official Plan identifies Low Rise Residential Districts as areas that will accommodate
a full range of housing types. In these districts the City favours the mixing and integration of
different forms of housing to achieve a low overall intensity of use.
There is currently a single detached dwelling unit on the property. The subject dwelling is in
poor condition, and requires excessive repairs. The existing zoning permits a dwelling unit. The
Owner is proposing to demolish the dwelling to allow for potential redevelopment of the site in
the future. As there are no immediate plans for redevelopment at this time, 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.
3-2
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.
4. Impact of Demolition on Abutting Properties, Streetscape, and Neighbourhood
Stability
The lands surrounding the subject property along Woolwich Street are also designated as Low
Rise Residential in the City's Official Plan and zoned Agricultural (A-1) in the City's Zoning By-
law. Any redevelopment plans will be reviewed to ensure a new development will compliment
the existing streetscape and be compatible with the existing neighbourhood. The adjacent lands
(south), 108 and 116 Woolwich Street are owned by the same property owner as 120 Woolwich
Street. The proposed demolition would remove an unsafe and deteriorating structure in an
established residential neighbourhood and leave the site vacant until redevelopment occurs.
5. Timeframe of Redevelopment
The Owner has no immediate plans for redevelopment at this time but the owner has shown
interest in consolidating surrounding lands for an appropriate medium density residential
development.
6. Proposed Use In Terms of Zoning and Compatibility with Adjacent Properties
To accommodate the future intended use of the property, the Owner would require a
comprehensive development review which would include consultation with the neighbourhood.
At this time, the owner has no immediate plans for redevelopment.
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.
3-3
Photograph 2: Existing Streetscape at 120 Woolwich Street
Staff Ike orb
_ ~
I~TC~~,~R Cammunrty.~ervices Depari~menlrt 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:
Building:
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.
The Building Division has no objections to the demolition of this home.
Urban Design:
Urban design staff in the Planning Division have reviewed the application and advise that there
are several large trees on the subject lands. The plans submitted in support of the application
indicate that two large trees near the rear shed are within the footprint of the existing building.
City staff have requested the owner to give consideration to retaining these trees using City of
Kitchener standard tree protection fencing. If the subject lands are to be used for Fire training
purposes, these trees should be protected from damage. While we cannot require tree saving
conditions as part of this application, any trees will be reviewed through a tree management
plan, as part of any future site plan application.
Engineering:
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 work is at the owner's expense and needs to be completed prior to
occupancy of the building. If it is shown on the plans that site servicing works and grading will
encroach onto neighbouring lands, the City of Kitchener will require a letter of permission from
each property owner affected by the proposed works.
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 applicant has indicated that the building is presently vacant and in disrepair. In order to
repair the dwelling into habitable condition significant investment would be required. 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 applicant 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 appropriate redevelopment that is consistent with Provincial, Regional and
City planning policies.
3-4
Staff I~epor~
I~TCxE,~~~,~R Communrty.~ervrces Depar~men~ www.krtthenerca
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 29,
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.
One comment was received from a surrounding property owner who was circulated a copy of
the proposed demolition application and plan. The response indicated concern regarding the
demolition, specifically if grading changes or demolition operations would impact their property.
There was also some concern in regards to well water quality and if the demolition operation
would hinder any underground watercourse activity. Staff advise that precautions will be
implemented to ensure works done on the subject property will not impact adjacent properties.
Issues such as grading and soil management will be enforced and monitored through the
demolition permit process. The well and septic system will be properly de-commissioned prior to
their removal and should not affect any of the adjacent properties. In regards to underground
watercourse activity, staff have advised that Grand River Conservation Authority staff should be
contacted for further information.
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. The demolition of the dwelling will remove a deteriorating building
deemed to be in poor condition. The applicant has indicated to staff their interest in
consolidating several surrounding properties and developing the site as a medium density
residential development in the future. Should the applicant wish to proceed with this form of
development a comprehensive development process including a zone change and site plan
would be required. The applicant has indicated this house will not be part of the future
development of the property. As such, Planning Staff recommend that Demolition Control
Application DC10/17/W/ATP requesting permission to demolish one single detached dwelling,
located at 120 Woolwich Street, owned by Penny Conrad 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
3-5
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3- 10
Demolition Control Rcport # ~',;;1 __ ,~ .._v;, r;'
Appendix: ~`
„~~
City of Kitchener
200 King St. West, 5`" floor
P.O. Box 1118
Kitchener, ON N2G 4G7
®ate: January 6, 2011
To: Alexandra Pires, Garret Stevenson
Frorr`t: Trevor Oakley
Cc:
Subject: 120 WOOLWICH ST - ®emolition Control Application
The following is a brief summary of the general conditions of the building. _
Property Features:
® Single storey house, approximately 700 SF, with unfinished basement.
• Detached single garage (metal), storage shed (metal).
• Property is serviced with gas and hydro, no water, storm or sanitary at this time. There is evidence of a water well
and septic bed likely located in the rear yard.
House ®escription:
• Single family dwelling, 3 bedroom, 1 bath.
• Poured concrete foundation with wood frame construction, foundation appears to be underpinned or re-enforced
Exterior Conditions:
• Exterior siding, soffit, and fascia in fair condition
• Roof is in poor condition, 4 double layers of shingles observed, some sagging.
• Chimney above roof line is cracked and deteriorating
• Basement windows and window wells are deteriorating, likely leaking.
Interior Conditions:
• Gas furnace installed in 2003, connected to original gravity ductwork
• Electric water heater, newer.
• Plumbing has been updated and connected to older cast iron, exits rear of building, likely to septic bed.
• Water pump and pressure tank located in rear of basement connected to water pipe which may be from well in
rear yard, snow cover prevented finding actua- well head.
• Finishes are dated and in need of upgrading, only main floor finished.
• Original hydro panel and circuits in place, should be updated.
Overall Observations:
• The house appears to be about 60 years old and is generally in fair to poor condition.
• There may be a well and septic system on-site which will need to be decommissioned
Overall condition: Fair/Poor
It is understood that the house is to be demolished as part of a future multi-residential development. The Building Division
has no objections to the demolition of this home. Please note that a demolition permit will be required, please contact
519-741-2433 for more information.
Respectfully,
Trevor Oakley, CET, CBCO,
Municipal Building Official !!
3 - ii
Demolition Control F~eport # _'~? ~"'~~~".r>
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