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HomeMy WebLinkAboutCSD-11-092 - 45 Nelson Ave (DC)1 Staff Report K[`r~:~~,ivER CommunityServicesDepartment ~rw.ki~~~~r~er.~ REPORT T0: DATE OF MEETING: SUBMITTED BY: PREPARED BY: WARD(S) INVOLVED: DATE OF REPORT: REPORT NO.: SUBJECT: Community & Infrastructure Services Committee August 15, 2011 Alain Pinard, Director of Planning Garen Stevenson, Planning Technician 519-741-3400 x 3158 vvard 1 July 28, 2011 CSD-11-092 DEMOLITION CONTROL APPLICATION DC11/008/N/GS 45 NELSON AVE ANA ILIC, DRAGAN ILIC, ILIJA ILIC 1 ~:~ ~~ ~ '° ~ ~, I~ ~ ~j 1~9 3Q 1~7 ~~ .~'S 1 ~~ ~~~ ~~1 i1 ~~ ~~ 4~ ~9 ~ ~5 ,~ ~~, ~ 17 9~ .~:~.~~~ ~~ a. 1~2 1~~ iii 1? ~~ Subject Property: 45 Nelson Avenue RECOMMENTATION: That Demolition Control Application DC11I008/N/GS requesting permission to demolish one (1) single detached dwelling located at 45 Nelson Avenue, owned by Ana Ilic, Dragan Ilic, and Ilija Ilic, be approved subject to the following condition: 1) That the Applicant obtains a building permit for the proposed semi-detached dwelling unit; and, 3-1 1 Staff Report I~`r~.x~,ivER CommunityServicesDepartment www.kitchenerta 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. BACKGROUND: The Community Services Department has received an application requesting the demolition of a single detached dwelling municipally addressed as 45 Nelson Avenue. The subject lands are zoned Residential Four (R-4) in the Zoning By-law and designated as Low Rise Residential in the City's Official Plan (OP). Although the existing building is in fair condition, the Applicant is proposing to redevelop the property with asemi-detached dwelling as shown on the attached plan (Appendix C). 3-2 Existing Dwelling located at 45 Nelson Avenue 1 Staff Report I~`r~.x~,ivER CommunityServicesDepartment www.kitchenerta REPORT: The existing dwelling is in fair condition and is located at the intersection of Nelson Avenue and Schweitzer Street. The subject property is designated as Low Rise Residential in the 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. The lands are zoned Residential Four (R-4) which permits a variety of residential uses including; Coach House Dwelling Unit, Duplex Dwelling, Home Business, Private Home Day Care, Residential Care Facility, Semi-Detached Dwelling, and Single Detached Dwelling. The proposed redevelopment of the property with asemi-detached dwelling is consistent with the intent of the Low Rise Residential policies in the OP and is in compliance with the zoning regulations in the Residential Four (R-4) district. 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 afterthe demolition permit is issued. Circulation Comments: 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. There were no objections to the proposed demolition. Planning Analysis: Staff are of the opinion that the proposed demolition of the single detached dwelling is appropriate to implement the future redevelopment of the property with asemi-detached dwelling. In order to ensure that redevelopment of the site occurs in a timely manner, staff are recommending that a conditional demolition control approval be issued 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 per unit 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 comprehensive 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. 3-3 1 Staff Report I~`r~.x~,ivER CommunityServicesDepartment www.kitchenerta COMMUNITY ENGAGMENT: No preliminary circulation of the demolition control application was undertaken as the Owner intends to redevelop the property immediately following the demolition of the existing dwelling. All property owners within 60 metres of the subject property will receive notice of the date 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 removal of the existing single detached dwelling is required to implement the future redevelopment of the subject lands. ACKNOWLEDGED BY: Alain Pinard, Acting Deputy CAO Community Services Department List of Attachments: Appendix A-Demolition Plan Appendix B -Internal agency comments Appendix C -Proposed Redevelopment Plan 3-4 ~'W LL r~ V 1 W N H W U I I ._...~ 1 I I I ~ ~ I L7 a i ~.. W (} a Q ~ N f~' ~ ~ ~ ~ ~ 47 U a ~ U ~ ~ per. Z Q C7 Z ~ ~ [ ~ d D ~ Z O ~ ~ ..,1 Z © ~ ~ U o a ~ ~ ~ ~ ~ 0 ~. ~. a ~ w ~ ~ ~~ ~~ z ~ D cn ~ ei (,~ p ~ rn 3~ ~~ ~ o~ ~~ ~~ 0 0 ~ ~~~ ~ ~~~ ~ ~~~~ ~~y~~~~ ~ ~~~~ ~~~ ~~ ~ y~y E I i { ~ W .~ ~. ~Q~-~~~ ~ ~ ~~~~ ° ~'°~ ~ ~- o ~ ~ ~ ~ " ¢ ~ ~ ~ ~ t7 ~ J ~ v ~ ~ ~ ~ ~ ~ ~ ~ ~ d d ~ J v ~ ~ ~ ~ ~] (Ti ~ N} Cir I~ N If) V) ~ ~^" "~ I~ r-. 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