HomeMy WebLinkAboutCSD-11-057 - Demolition Control Application - 744 Glasgow St - Christina FiorenzaREPORT TO:Community & Infrastructure Services Committee
DATE OF MEETING:
May 2, 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: April 15 2011
REPORT NO.:
CSD-11-057
SUBJECT:
DEMOLITION CONTROL APPLICATION DC11/03/G/MV
744 Glasgow Street
Christina Fiorenza
Location Map: 744 Glasgow Street, Kitchener
RECOMMENDATION:
That Demolition Control Application DC11/03/G/MV requesting permission to demolish
one (1) single detached dwelling located at 744 Glasgow Street, owned by Christina
Fiorenza, 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 744 Glasgow Street. The subject property is
designated as Low Rise Residential in the Official Plan and zoned Residential Two (R-2) 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
good condition. The Owner has advised that the intent of the demolition is to allow for the
construction of a new single detached dwelling, in compliance with the Zoning By-law.
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Circulation Comments:
Building:
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A City Building Inspector examined the interior and exterior of the subject property on April 14,
2011. It is understood that the house in the current condition does not meet the needs of the
owner and family. It is the owner’s intention is to demolish the existing house and re-build a
new single-detached dwelling on the property. The Building Division has no objections to the
demolition of this home. Please note that a demolition permit will be required.
Engineering:
Engineering staff have reviewed the application and advise that the sanitary and water
connections have been installed to the front property line and were hooked up to the existing
house in 2000. These connections may be used for the new house. A storm connection will
need to be installed if the house requires a sump pump. If the driveway is put in a different
location than the existing driveway, the redundant driveway will have to be closed
Planning Analysis:
Staff have taken all internal agency comments (see Appendix B) into consideration and 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 add a dwelling that will suit the character of the existing neighbourhood. The
surrounding neighbourhood consists of low-rise, single detached dwellings on large deep lots.
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 the Residential Two (R-2) 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.
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 dwelling unit. As such, staff
recommends that Demolition Control Application DC11/03/G/MV, requesting to demolish a
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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:
Shayne Turner, Acting Deputy CAO
Community Services Department
List of Attachments:
Appendix A – Demolition Plan
Appendix B – Internal agency comments
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