HomeMy WebLinkAboutCSD-11-024 - DC11/02/W/MV - 90 Wren Place - Melvin WeissREPORT 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 2
DATE OF REPORT: February 14 2011
REPORT NO.:
CSD-11-024
SUBJECT:
DEMOLITION CONTROL APPLICATION DC11/02/W/MV
90 Wren Place
Melvin Weiss
Location Map: 90 Wren Place, Kitchener
RECOMMENDATION:
That Demolition Control Application DC11/02/W/MV requesting permission to demolish
one (1) single detached dwelling located at 90 Wren Place, owned by Melvin Weiss, 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 90 Wren Place. The subject property is
designated as Low Rise Residential in the Official Plan and zoned Residential Three (R-3) in the
Zoning By-law.
Photograph 1: Existing building proposed for demolition
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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 has had substantial fire damage. 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
single detached dwelling.
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 poor condition and in need of major
structural restoration. The Building Division has no objections to the demolition of this home and
note that a demolition permit will be required.
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. Appropriate erosion and sediment controls should be implemented to protect
adjacent properties from the demolition activities. Separate service connections are required for
each dwelling 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 proposed
demolition will remove a fire damaged dwelling from the neighbourhood. The surrounding
neighbourhood consists of low-rise, single detached dwellings. The redevelopment of the site
with a new single detached dwelling is consistent with the intent of the Low Rise Residential
designation in the Official Plan and the proposed single detached dwelling is a permitted use in
theResidential Three (R-3) 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.
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.
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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 single detached dwelling in the place of the existing fire damaged dwelling unit.
As such, staff recommends that Demolition Control Application DC11/02/W/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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