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HomeMy WebLinkAboutCSD-11-008 - 517 Glasgow Street (DC)l Staff Re Ord p I~TCH~,iv~,R tommunityServicesDepartment www.kitchenerta REPORT TO: Community & Infrastructure Services Committee DATE OF MEETING: May 30, 2011 SUBMITTED BY: Alain Pinard, Director of Planning PREPARED BY: Garett Stevenson, Planning Technician 519-741-3400 x 3158 WARD(S) INVOLVED: Ward 8 DATE OF REPORT: May 17, 2011 REPORT NO.: CSD-11-008 SUBJECT: DEMOLITION CONTROL APPLICATION DC11/04/G/GS CORNWELL FINNIGAN LTD. 517 GLASGOW STREET Location Map: 517 Glasgow Street, Kitchener RECOMMENDATION: That Demolition Control Application DC11/04/GIGS requesting permission to demolish one (1) single detached dwelling located at 517 Glasgow Street, owned by Cornwell Finnigan Ltd., be approved without conditions. 4-1 l KITCx~,~,R Staff Re ort p CommunityServices Depamment ~uw~r.~~t~~~~~~.~ REPORT: The Planning Division has received an application requesting the demolition of a single detached dwelling located at 517 Glasgow Street. The Owner received approval of Zone Change application ZC10/07/G/GS from Kitchener City Council on March 7, 2011 to change the zoning of the property from Residential Two (R-2) and Residential Three (R-3) to Residential Three (R-3) with Special Provision 567R. The site-specific zoning permits single detached dwellings on a lot with a minimum lot width of 18.5 metres. The property is currently developed with one single detached dwelling. The Owner has also submitted a severance application to the Committee of Adjustment to create four new lots (for a total of five single detached lots). Consent applications B2011-031 to B2011-034 were approved by the Committee of Adjustment on May 17, 2011. The existing single dwelling is located on one of the proposed interior lot lines between two of the proposed lots. The approved severance sketch is attached as Appendix C. Photograph 1: Front View of the Existing Building Planning Comments: The subject property is designated as Low Rise Residential in the City's Official Plan (OP). The Low Rise Residential designation recognizes the existing scale of residential development and allows for a variety of low density residential uses. Low Rise Residential Districts accommodate a full range of housing types and favours the mixing and integration of different forms of housing to achieve a low overall intensity of use. Through a recent zoning amendment, the property has been rezoned to Residential Three (R-3) with Special Provision 567R. The site-specific zoning permits single detached dwellings on lots with a minimum lot width of 18.5 metres. The property specific zoning allows for suitable lot sizes that will 4-2 J Staff Re ort p K~~'c~,~,R CommunityServicesDepartmerrt www.kit~henerca be able to accommodate appropriate landscaping, off-street parking, and private amenity areas. The front, side, side yard abutting a street, rear yard, and lot coverage regulations in the zoning regulations ensure a compatible built form that is appropriately set back from the existing dwellings on Inwood Drive and Glasgow Street. Circulation Comments: Building: A City Building Inspector examined the interior and exterior of the subject property on April 29 2011. Building staff advise the structure and exterior appear to be in good condition, however all interior finishes will need to be removed, sanitized, and replaced. 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 the owner is required to make satisfactory financial arrangements with the Engineering Division for the removal and/or capping of existing service connections to the subject building. For future development, any redundant driveways are to be closed with new curb and gutter and boulevard landscaping, all to City of Kitchener standards, at the owner's expense and all completed prior to the occupancy of the building. The owner is required to implement erosion and sediment controls to ensure the demolition of this property does not adversely affect any neighbouring/adjacent properties. 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 allow for the redevelopment of the property with five single detached dwellings, which is consistent with the development proposal that was presented to Kitchener City Council at the time of the zone change approval, and consistent with the draft severance plan that was conditionally approved by the Committee of Adjustment on May 17, 2011. 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: Preliminary circulation of the demolition control application was undertaken from April 13, 2011 to May 4, 2011 to all applicable internal agencies. All comments that were received from internal agencies are attached as Appendix 8. During the consultation period for the zone change application, participants were advised that the owner would be pursing a Demolition Control Application as well as an application for severance once the amended zoning was in place. No neighbourhood circulation is required as the Owner is proposing to redevelop the property with five single detached dwellings. As per Council Policy 1- 1005, 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. 4-3 l Staff Re orb p Ki~rcH~,iv~,R tommunityServicesDepartment www.kitchenerta CONCLUSION: Planning staff is satisfied that the proposed demolition is justified as the Owner intends to rebuild five single detached dwellings in the place of the existing dwelling unit. As such, staff recommends that Demolition Control Application DC11/04/G/GS, requesting permission to demolish one single detached dwelling, be approved. REVIEWED BY: Della Ross, Manager of Development Review ACKNOWLEDGED BY: Mike Selling, Acting Deputy CAO Communit Services De artment List of Attachments: Appendix A-Demolition Plan Appendix B -Internal agency comments Appendix C - Conditionally Approved Severance Sketch 4-4 __ _ ~ppena~~ ~. ~. ~. ~ ~ ~~, ~~ ,~ ~;: ~~ ~a~M~~ ~ ~ ~a„~~~~~ ~~~ ~~ ~ r ~ ~ ~~ ~~ ~ ' ~ ' 6p~ ~ 9 ~ ~ ~9 .9~ ~ ,, .~ ~ r ~N r~:~;~2 Jf, ~ ~ ~ . ii' ~ 1 ~} rr am ~ tr x ro ~,• ~ ~~ ~' ~ ~ ~ n •~ ~- ~ ~ N ~ (fit ~' ~ ~ a. ~ ~ o ~ ,~ ~'6~ ~Ol M,r 17~, B6. ~'~N ~ ~ ~ ,.~ n ~ ~ ~ fD ~ ~ ~ .-r I I I i I I I ~ n _ ~ C? ~ 771 wwr~nr ~ rMrrr n s C ~ ~~ v ~N ~ W R1 [ \J O f~~ ~V r~ ~ ~ ~ \R • ~1 F ~ m l ~) •! ~ 4-5 ep~~ o. ~~~1`I~~~_~,3 - _ ~~. 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