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Home My WebLink AboutCSD-10-074 - DC10/10/O/ATP - 215 Old Carriage DrREPORT TO:Community & Infrastructure Services Committee DATE OF MEETING: December 13, 2010 SUBMITTED BY:Alain Pinard, Interim Director of Planning PREPARED BY: Alexandra Pires, Planning Technician 519-741-3400 ext. 3177 WARD(S) INVOLVED: Ward 4 DATE OF REPORT: December 3, 2010 REPORT NO.: CSD-10-074 SUBJECT: DEMOLITION CONTROL APPLICATION DC10/10/O/ATP 215 OLD CARRIAGE DRIVE KAREN SPENCER AND JOHN CZAKO Location Map: 215 Old Carriage Drive RECOMMENTATION: That Demolition Control Application DC10/10/O/ATP requesting permission to demolish one (1) single detached dwelling located at 215 Old Carriage Drive, owned by Karen Spencer and John Czako, legally described as PT LT 3 BIEHN'S TRACT KITCHENER, be approved without conditions. ïð ó ï BACKGROUND: The Community Services Department has received an application requesting the demolition of a single detached dwelling municipally addressed as 215 Old Carriage Drive. The subject property has two zoning categories and two land use designations. The northern portion, in which the existing dwelling is located, is zoned Residential Two (R-2) with Special Regulation 187U in the Zoning By-law and designated Low Rise Residential in the Official Plan. The southern portion is zoned Existing Use (E-1) in the Zoning By-law and designated as Open Space in the Official Plan. In addition, the property lies within the Upper Doon Heritage Conservation District. The owners are proposing to demolish the existing single detached dwelling and redevelop the site with a duplex dwelling as permitted under the zoning. REPORT: Staff advise that the owners of the subject property are proposing to demolish the existing single detached dwelling and redevelop the site with a duplex dwelling which is a permitted use within the Residential Two (R-2) zone. The property does not have legal frontage onto a City street but has legal access to Old Carriage Drive over City owned property by way of an established right- of-way created in 1978. It is the City’s Legal Department’s opinion that for purposes of the Zoning By-law, the existing right-of-way would be interpreted as frontage onto a public street. Since the owners are proposing to redevelop the site, the owners were required to submit a Minor Variance application to request relief from Section 5.2 of the Zoning By-law to permit the construction of a duplex dwelling on a lot which does not abut a public street. The Committee of Adjustment approved the application which thereby allows the owners to proceed with the demolition and redevelopment process of the subject site. The single detached dwelling was built in the 1840’s and is located within the Heritage District of Upper Doon. On June 28, 2010, City Council approved a Heritage Permit Application to permit the demolition of the existing single detached dwelling unit. A new Heritage Permit Application will be required for any new construction proposed on the property. The owners have been working with Heritage Planning staff on the redevelopment plans for the subject property. Figure 1: Front view of the subject property ïð ó î Heritage Planning: The subject property is located within the Upper Doon Heritage Conservation District. Heritage Permit Application HPA-2010-V-007 was approved by Council on June 28, 2010 to permit the demolition of the existing 1 1/2 storey single detached dwelling. New construction on the subject property will require a complete Heritage Permit Application. Heritage Planning staff have been working with the owner on the detailed location and design of the proposed duplex dwelling. In November 2010, the Kitchener Heritage Committee reviewed a Heritage Permit Application for the new construction. The Heritage Committee found the proposed new design to be unacceptable for the Upper Doon Heritage Conservation District and therefore recommended refusal of the application. At the owner's request, City Council passed a resolution whereby consideration of the application would be deferred to the February 14, 2011 Council meeting to allow an opportunity for the owners to have further discussions with Heritage Planning staff and Heritage Kitchener in order to address concerns raised by Heritage Kitchener. Since Heritage Permit Application HPA-2010-V-007 was approved by Council to permit the demolition of the existing dwelling, Heritage Planning staff has advised that there are no concerns with the proposed demolition. Urban Design: Staff have no objections to the proposed demolition. Building Division: 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 old, has been renovated over the years and is in a deteriorating condition. The Building Division has no objections to the proposed demolition. Engineering Division: Staff advise that this property has an existing 1 inch diameter water connection which was installed in 1995, as well as a 4 inch diameter sanitary connection. Since the existing dwelling is much lower than the roadway, a forcemain from the existing house runs up to the property line at the street. If these services can be reused, the owners will not have to pay any capping fees. If new services are required, financial arrangements with the City’s Engineering Division for the removal and/or capping of existing service connections will be required. There is no redundant driveway in this case. As such, the Engineering Division has no objections to the proposed demolition. Planning Analysis: Staff advise that the o wners are proposing to redevelop the site with a duplex dwelling which is permitted under the current Zoning and Official Plan designation. 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 comprehensive redevelopment that is consistent with Provincial, Regional and City planning policies. ïð ó í FINANCIAL IMPLICATIONS: No new or additional capital budget requests are expected with this recommendation. COMMUNITY ENGAGEMENT: A neighbourhood circulation was not made as part of this application as the applicant intends to redevelop the site. However, all property owners within 60 metres of the subject property will receive notice of the Committee meeting dealing with this demolition control application for information purposes. CONCLUSION: Planning staff have considered this application and are of the opinion that the proposed demolition is justified as the existing single detached dwelling unit is in poor condition and immediate redevelopment is proposed. As such, Planning Staff recommend that Demolition Control Application DC10/10/O/ATP requesting permission to demolish one single detached dwelling, located at 215 Old Carriage Drive, owned by Karen Spencer and John Czako, be approved without conditions. REVIEWED BY: Della Ross, Manager of Development Review ACKNOWLEDGED BY: Jeff Willmer, Interim Deputy CAO Community Services Department List of Attachments: Appendix “A” – Demolition Plan Appendix “B” – Internal agency comments ïð ó ì ïð ó ë ïð ó ê ïð ó é