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HomeMy WebLinkAboutCSD-11-125 - 20 Westmount Road West (DC)l Staff Reporf KiTCH~.~~.R Community Services Department www.kiichener ca REPORT TO: Community & Infrastructure Services Committee DATE OF MEETING: September 26, 2011 SUBMITTED BY: Alain Pinard, Director of Planning PREPARED BY: Andrew Pinnell, Planner 519-741-2668 WARD(S) INVOLVED: Ward 8 DATE OF REPORT: September 14, 2011 REPORT NO.: CSD-11-125 SUBJECT: DEMOLITION CONTROL APPLICATION DC111111W/AP RIGHT ANGLE HOLDINGS 20 WESTMOUNT ROAD WEST RECOMMENDATION: That Demolition Control Application DC111111VIIIAP requesting permission to demolish one single detached dwelling, municipally addressed as 20 Westmount Road West, owned by Right Angle Holdings, be approved, subjectto the following conditions: 3-1 J Staff Reporf KiTCH~.~~.R Community Services Department www.kiichener ca 1) That the owner obtains a building permit for the proposed multiple dwelling; and, 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 multiple dwelling 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, $20,000 for each dwelling unit contained in the residential properties in respect of which the demolition permit is issued and such sum shall, until the payment thereof, be a lien or charge upon the land in respect of which the permit to demolish the residential property is issued. BACKGROUND: The subject property is located on the east side of Westmount Road West, north of Queen's Boulevard. The surrounding area is composed of a mix of uses including small and large multiple dwellings, single detached dwellings, and institutional uses. The property contains a vacant single detached dwelling constructed in approximately 1930. The property is designated Medium Rise Residential in the Official Plan and is zoned Residential Seven (R-7}. The owner is proposing to demolish the dwelling in order to allow redevelopment of the property (see Demolition Plan attached as Appendix A). In June 2011, the owner submitted a site plan application to construct a 9 unit multiple dwelling (Site Plan Application SP11/051/W/AP). The owner is currently in discussions with the City about revising the site plan. At the time of writing of this report the discussion appears to be focusing on a 7 or 8 unit cluster townhouse development (attached as Appendix 8). A demolition permit has been applied for and is conditional upon approval of the subject demolition control application. The owner has stated that he wishes to redevelop the property as soon as possible. View of subject property from UVestmount Road ;4 - ~ ~ _ 1y, ~+ ~~ ~ ~• a } ~"~ ~ ~RL~,~ .- I ~ ~+ R .. ~ ,' 1 ~.: ha l* ~. y~ .f ~ - -rrY M,~'F ~ ~ +j ~ t "• l .Y . ~,~,,,r ~ '~ 4$ ~{ _ +,~'U' ~r i ~+~iu~ii~t4 ~ ii X~~o `Srsx,ua 4 - M~ J~ u aid G it ' .~ `. ~ {~ __ _ `',~ 3-2 J Staff Reporf KiTCH~,~T~.R Community Services Department www.kiichener ca REPORT: Planning Comments: Under the Planning Act, the purpose of demolition control is to maintain residential properties within the municipality and to prevent their premature or unjustified removal. In this case, the applicant has submitted a site plan application for the redevelopment of the property with a multiple dwelling. It is likely that the demolition of the subject dwelling will allow the construction of at least 6 additional units, thereby contributing to the City's housing stock. Notwithstanding the applicant's redevelopment plans, Planning staff advises that from past experience demolition is not always followed by timely redevelopment, even if a building permit is issued. In order to ensure timely redevelopment, Planning staff recommends that a condition be imposed requiring the owner to obtain site plan approval and a building permit. Upon site plan approval and issuance of a building permit, a demolition permit may be issued subject to a significant fine if reconstruction has not been significantly completed within 2 years. The Official Plan and Zoning By-law allow both the existing and proposed uses, however, given the character and scale of the neighbourhood and the location of the subject property, Planning staff is of the opinion that a multiple dwelling is better suited to the subject property than a single detached dwelling. Additionally, through the site plan process, the proposed redevelopment will be required to comply with Zoning By-law regulations pertaining to setbacks, massing, building height, landscaped area, and parking. Building elevation and landscape plan approvals will also assist in creating a development that integrates well within the neighbourhood. Circulation Comments: Planning staff circulated the application to internal departments and the Region and no concerns were identified (see Appendix "C"). ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN: The proposed demolition is required in order to allow the redevelopment of the subject property. This proposal conforms to 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 on August 5, 2011 to all applicable departments and agencies. All comments that were received from internal departments and agencies are attached as Appendix C. The neighbourhood was not circulated for comment since the dwelling is intended to be replaced with another building; however, the neighbourhood was provided with advance notice of the time and date of the Committee meeting at which the subject application is to be decided, for information purposes. CONCLUSION: Planning staff is satisfied that the proposed demolition is justified as the owner intends to redevelop the property, resulting in more dwelling units than exist currently. The proposed redevelopment is compatible with the surrounding neighbourhood. 3-3 J Staff Reporf KiTCH~,~T~.R Community Services Department www.kiichener ca 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 -Conceptual Site Plan (Not Approved) Appendix C -Internal Agency Comments 3-4 Repoli ~o. ~~ ~ ~ ~ ~- appendix «t~ ~~ ~a-~ 1 ~ y gg 1t 1 ~ a 1 h"~ ~ y% a h ' ~w a ~~ ~ '~ p6 \• ~ "6' 9 y ? 9 r e R 4S ~~n. ~ ~ gl~ 1 e h"~ ~'a G CI,F ~ ~ . ~~ ~~~, ~ a e~ p~. ~Z 1~ ~~ ~ ~ 0 ` y awe ~ ' ,~, ~~~ ~ ~ ,~ ~ ~ ~ 1 0 y"~4 9~~y ~ ~ ~' ~A ~ h~ ~ ti . ~, LaT k • Y ~ $ LOT ~ "ti• 3 sH~o LOT ~ EG k STEREO ~ ,g 'g,~ .'"~ ~~°~ PLAN »~ '~ ~ .6 •~~ ?~? l ; ,~ i h}y~ry ~ ~ ~ ~ ~ ~ , f / "~ ~ ~" ~ 4 ~ 1 ~ ' ~ ~ ~ D irpNCRETE gASE1~ENT NTRANCE Y ~ ~"~' h ~ ~ ~~.. r------~-~ ~ -p " ° 4 OOp N uz ~ ' E ,., °t Q 9 Y 4~ i k ~ Q 6 y"a ~ DECK ~ 47 ~ lh ,, '~ ~ y "9~• ` tt ~ } , ~ JrJ . ~ I ~ $ zi~z 5T°REY ~ gR1CK BNI~DING ~" ~ C} ~ 2 STQREY S30ECl H@U5E '" e ,~ MUN. 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Michelle rorn~ Andrei Pinnell en~~ Friday, August D5, ~0~~ 4.5~ PM To: Steve Ross; Robert Schipper; Creg Reitzel; Trevor Oakley; 6rian Page; Michelle Made; Leon 6ensasan; 6inu Korah; Sandro ~assanese c: `neil~rightangleinc.ca'; Della Ross; Zyg Janecki bjec~: Circulation For Comment -Demolition Control Application DC/O5~/~J/AP Please see the attached circulation letter and associated documents demolition plan, propased Site plan, aerial photo, and photagraphs} respecting the above noted demolition control application. Please reviev~ these documents and send me your comments by August ~ 9, 2011. Thanks! Andrew Pinnell, DES, I~CIP, RPP Planner Community Services Department City of Kitchener 2gD King Street Iffiest P.a. Box ~ ~ 18 Kitchener, ~N N2G 4G7 Tel: X519} 741-2668 TTY:1-866-969-9994 Fax: X519} 741-2624 ",41! ~hin~s are possible fo f~im w~a believes" 9/9/2011 ~ 7 ~a~e l o~ I w ~l Frame Sandro Bassanese ent: Wednesday, August 16, 24~ 1 2:56 PM Toe Andrew Pinnell ubect: lE: Circulation Far Comment p Dernalition Control Application DC~ 11®5~IW1AP Andre~r The trees on site and along the praperty line are to be retained and protected as per current City of Kitchener Tree ~lanager~ent Policy. Sandro Fr~md Andrew Pinnell end Friday, August 65, ~o~~ 4.54 PM T®. Steve Ross; Robert Schipper; Greg Reitzel; Trevor Uakley; Brian Page; Michelle wade; peon Bensasan; Binu I<arah; Sandro Bassanese ca 'neii[~rightangleinc.ca'; Della Rays; Zyg aanecki ubjec~~ Circulation far Camn~ent - Demolitian Control Applicatian DC~~~05f w~AP Please see the attached circulation letter and associated documents ~dernolition plan, proposed site plan, aerial photo, and phatagraphs} respecting the above noted demolition control application. Please review these documents and send me your comments by August ~ 9, 24~ ~ . Thanks! A,n~re~v P"rnnell, DES, I~CIP, RPP Planner Community Services Department City of Kitchener 20a King Street 1Nest P.U. Box ~ 1 ~8 Kitchener, UN N2G 4G7 Tel: ~5~9} 74~-2668 TTY: 1-866-969-9994 Fax: ~6~9} 14-2624 "All ~hlr~gs are possible ~n hlr~ who believes" 9/9/2011 ~ _ J KIT R ,. .. .. ~- ~~L~~~~ DI~IIQN .. city of Kitchener boo King St. ll~e~t, ~~~ floor P.o. Box ~ 1 ~~ Kitchener, ~N NAG 4G7 The following is a brief summary of the genera[ conditions of the building. Prapey Features: Two storey house, approximately 1,200 5F, with unfinished basement. There is a deck attached to the rear of the house. , Property is serviced with water, gas, hydro, and sanitary sewer, no storm connection observed. blouse Descriptiantl Single family dwelling Poured concrete foundation with wood frame construction. Exterior ~anditions: Siding, soffit, and fascia in goad condition, original brick likely under siding. Roof is in gaol condition, appears to be adequately insulated Rear deck is in poor condition Interior Gandifions: Forced air heating throughout, furnace removed. Upgrades to interior finishes are not professional and in most cases poorly installed. • No evidence of major settling or foundation movement. Some damage to ceiling and wall finishes from water penetration. overall Observations. ® The house appears to be about 7o years old and is generally in fair condition. ® The exterior is in gaol condition, however, the interior finishes require upgrading and mast of the plumbing, hydro, and HVAC should be upgraded. overall cvnditian: Fair. It is understood that the house in the current condition does not meet the needs of the owner. vve understand that the owner's intention is to demolish the existing house and re-build a new conch apartment building on the property. The Building Division has no objections to the demolition of this home. Please Hate that a demolition permit will be required, please contact 519-7412433 far more information. Respectfully, Trevor Oakley, ~ET~ CBCCJ 11~unicipai Building official ll i 3-9 F Dan Kerr ante Thursday, ~epter~ber off, ~~ ~ x:41 P~ T ~ Andrew Pinnell c: Linda ~aoper; ~inu Korah abject; F1~: ~JRGENT .. Circulation For comment - Der~olition Control Applicatian D~1 ~IO~~IAP lr~p~ance. High ttac~rnentsr Internal ~ema~~4 v~estmount Rd.doc; proposed site plan - nofi het approved~,~Q 1~estmount Rd ~1l.pdf; June fig, 2a~~ ~3},jpg; June ~4, ~o~1,jpg; June ~4, ~g~~ ~~~.jpg; Planningl~~p®cokonpaint23~41~9~~Q1.jpg; single detache dwelling to be demalished.pdf Hi Andrew, Here are our comments far the dam®lition at the above Hated property ;~ existing services to be upped at the owners expense. All redundant driveways to be clased at the owners e~rpense. All new services required must be applied far and paid for pricy to the building Perrnit being issued for the proposed building. Dan 3-10 919f2~ ~ Pale ~ of 1 n r ~ nl FC®r~! Greg Re~tzel ant: Friday, August D5, D11 9:45 P~ Ta. Andrew Pinnell ub~ect. PE: Circulation For Cornn~ent m Der~olitian Control Application DC1 ~Ia51fw1AP Andrew, Fire has no concerns with the demolition of this house, Greg ReitZel, FPG Frvrnti Andrew Pinnell Sena Fri os{o~~~D~~ 4.5~ PM . To: Steve Ross; Robert Schipper; Greg Reuel; Trevor ®akley; Brian Page; Michelle Made; Leon Bensason; Binu Korah; Sandro Bassanese Cc~ 'Heil c~ rightangleinc.ca`; Deily Ross; Zyg Janecki ubec~ Circulation For Comment -Demolition Control Application DC1~/D51[w{AP Please see the attached circulation letter and associated documents ~der~olition plan, proposed site plan, aerial photo, and photagraphs~ respecting the above noted demolition control application. Please review these documents and send me your cor~ments by August 19, ~D1 ~ . Thanks! And~e~r Pinnel, DES, ~~IP, APP Planner Community Services Department City of Kitchener ADD King Street 1Nest P.O. Box 1118 Kitchener, QN NAG 4G7 Tel; ~5 ~ 9} 741-658 TTY:1-865-9699994 Fax: X519} 741-~5~4 "AI1 ~~ings are,aossi~le ~o }aim who believes" 9i9i2o11 3 - 11 ~ inner Fri Craig Hockaday jCHackaday~regian~f~aterloa.ca entg Friday, August ~ ~, ~4~ ~ ~ ~ :~4 ~~ o: ~ndre~ Pinnell oe Amanda butler; Joginder ~l~atia ub~~c~: FUV: Circulation For Gar~rnent p Der~olitian Control Application D~~ ~1a5~1v11IAP ~~O ~lestmaunt Rd, Kitchener} Hi Andre, thanks far circulating. vile have no concerns on this Demolition Control application and Fnvirar~mental ~uestiannaire, Transportation Planning nay lave con~rrjents an tl~e prapo~ed site plan application. !f tl~e Developer is proposing a draft Plan of Condominium, ~e gill have requirements such as a Traffic Noise Assessment and Salt Management Plan. ~1e encourage the Developer to prepare a preliminary Traffic Noise Assessrr~ent as early in tl~e planning process as.passible to det~rn~ine if any spacial wilding components are required to avoid any potential retrofitting. Thanks, Craig Grasg Hockaday M.Sc.PI, MGlP, RPP Principal Planner, Reurhanizatian Regional Municipality of 1Naterloo Planning, Housing & Community Services ~ 50 Frederick St., nth Floor Kitchener, CAN NAG 4J3 ~P} 5 9 575- 757 est. 3~~0 ~F} 5~9~575~4449 3-12