HomeMy WebLinkAboutCSD-11-034 - DC11/01/V/MV - 562 Victoria St. S - Alexandra BudureREPORT TO:Community & Infrastructure Services Committee
DATE OF MEETING:
March 21, 2011
SUBMITTED BY: Alain Pinard, Director of Planning
PREPARED BY:
Mat Vaughan, Planning Technician (519) 741-3400 x 3176
WARD(S) INVOLVED: Ward 8
DATE OF REPORT: February 11 2011
REPORT NO.:
CSD-11-034
SUBJECT:
DEMOLITION CONTROL APPLICATION DC11/01/V/MV
562 Victoria St. S
Alexandra Budure
Location Map: 562 Victoria St. S, Kitchener
RECOMMENDATION:
That Demolition Control Application DC11/01/V/MV requesting permission to demolish
one (1) single detached dwelling located at 562 Victoria St. S, owned by Alexandra
Budure, be approved with the following conditions:
1) That the owner obtains a building permit for the proposed residential dwelling
unit; and,
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That upon satisfaction of condition 1, the Chief Building Official may authorize and
issue a demolition permit under Section 33(6) of the Planning Act subject to the
following condition:
In the event that construction of the new dwelling unit is not substantially complete
within 2-years of the date of issuance of the demolition permit, the City Clerk may
enter on the collector’s roll, to be collected in like manner as municipal taxes, $20,000
for each dwelling unit contained in the residential properties in respect of which the
demolition permit is issued and such sum shall, until the payment thereof, be a lien or
charge upon the land in respect of which the permit to demolish the residential
property is issued.
REPORT:
The Community Services Department has received an application requesting the demolition of a
single detached dwelling municipally addressed as 562 Victoria St. S. The subject property is
designated as Low Rise Residential in the Official Plan and zoned Residential Four (R-4) in the
Zoning By-law.
Photograph 1: Existing building proposed for demolition
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 fair
condition. The existing zoning permits a dwelling unit. The Owner has advised that the intent of
the demolition is to allow for the construction of a new semi-detached dwelling.
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Circulation Comments:
Building:
A City Building Inspector examined the interior and exterior of the subject property on January
24, 2011. Building staff have advised that the building is in generally fair condition. The Building
Division has no objections to the demolition of this home and advise that a demolition permit will
be required.
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 at the rear of the existing building. While City staff
acknowledges that we cannot require tree saving conditions as part of this application, we
request the owner to give consideration to retaining these trees using City of Kitchener standard
tree protection fencing. Staff also suggests that the new building façade and main entries
address the street so that the façade be finished in brick and in a style that is reflective of the
existing surrounding architecture.
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. Any new driveways are to be built to City of Kitchener standards at grade with the
existing sidewalk. Appropriate erosion and sediment controls should be implemented to protect
adjacent properties from the demolition activities. Separate service connections are required for
each semi-detached building being proposed. (water, sanitary, storm sewer). Staff also requires
the applicant to make arrangements with the engineering department to have services capped
and/or shut off at the property line. All work is at the owner’s expense and needs to be
completed prior to occupancy of the building.
Planning Analysis:
Staff have taken all internal agency comments (see Appendix B) into consideration have no
concerns with the proposed demolition. Staff are of the opinion that the proposed demolition will
have minimal impact on the adjacent lands and overall neighbourhood. The surrounding
neighbourhood consists of low-rise, single detached dwellings, and small medium density
apartments. The redevelopment of the site with a new semi-detached dwelling is consistent
with the intent of the Low Rise Residential designation in the Official Plan and the proposed
semi-detached dwelling is a permitted use in the Residential Four (R-4) zone.
In order to ensure that redevelopment of the site occurs in a timely manner, staff are
recommending a condition as permitted by the Planning Act. The condition requires the owner
to obtain a building permit and upon its issuance, a demolition permit may be issued. The
demolition permit would then set out the condition imposing a fine of $20,000 if redevelopment
is not substantially complete within two years after the demolition permit is issued.
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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:
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 is satisfied that the proposed demolition is justified as the Owner intends to
rebuild a new semi-detached dwelling in the place of the existing dwelling unit. As such, staff
recommends that Demolition Control Application DC11/01/V/MV, requesting to demolish a
single detached dwelling, be approved subject to the conditions outlined in the
Recommendation section of this report.
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
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