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HomeMy WebLinkAboutCSD-11-148 - Demolition Control - 8 Macville AvenueJ Staff Reporf KITC;H~,~T~R Community Services Department www.kircnenerca REPORT T0: Community & Infrastructure Services Committee DATE OF MEETING: November 7, 2011 SUBMITTED BY: Alain Pinard, Director of Planning PREPARED BY: Mat Vaughan, Planning Technician - (519) 741-3400 ext. 3192 WARD(S) INVOLVED: Ward 1 DATE OF REPORT: October 13t" 2011 REPORT NO.: CSD-11-148 SUBJECT: DEMOLITION CONTROL APPLICATION DC11/16lM/GS 8 MACVILLE AVENUE MARGARET AND RAY DEVEAU ub~~~~t l~n~s ~~~-~,~~ RECOMMENTATION: That Demolition Control Application DC111161MIGS requesting permission to demolish one (1) single detached dwelling located at 8 Macville Avenue, owned by Margaret and Ray Deveau, be approved subject to the following condition: 1) That the Applicant obtains a building permit for the proposed residential dwelling unit; and, 2-1 Location Map - 8 Macville Avenue J Staff Reporf KITC;H~,~T~R Community Services Department www.kircnenerca 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 located at 8 Macville Avenue. The subject property is zoned Residential Three (R-3) with special provision 179R in the Zoning By-law and designated Low Rise Residential in the City's Official Plan. The Owners are proposing to redevelop the property with asingle-detached dwelling as permitted in the Zoning By-law and Official Plan. REPORT: The applicant is proposing to demolish the existing dwelling with the intent to redevelop with a single-detached dwelling unit. 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 whereby the owner will be required to obtain a building permit and upon 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 has been issued. Staff are of the opinion that the proposed demolition will have minimal impact on the adjacent lands and overall neighbourhood. The subject lands will be redeveloped with asingle-detached dwelling as permitted in the Residential Three Zone (R-3). There will be no net change to the housing stock. The redevelopment is consistent with the intent of the Official Plan's Low Rise Residential designation which favours an overall low intensity of use. ,~ ~~ ~~ iY ~~• W~ .M 'y~k '_I"~.1~d "', v o- ~ ~ ,q ~ b., V ~^~ ~;~ I~ ~~ A. u ~. t , ~_ z-z Figure 1: Front view of property from Macville Avenue J Staff Reporf KITC;H~,~T~R Community Services Department www.kircnenerca Circulation Comments: Planning staff circulated the application to internal departments. Their comments are summarized below and attached as Appendix "B". Planning Analysis: Staff are of the opinion that the proposed demolition of the single detached dwelling is appropriate to permit the construction of asingle-detached dwelling as permitted by the zoning. Staff have taken all internal department comments into consideration and have no concerns with the proposed demolition. 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. COMMUNITY ENGAGMENT: A neighbourhood circulation was not made as part of this application as the applicant intends to redevelop the site. However, all property owners within 60 metres of the subject property will receive a notice for information purposes, two weeks in advance of the date of the Committee meeting dealing with this demolition control application. 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 redevelopment of the subject lands with asingle-detached dwelling. REVIEWED BY: Della Ross, Manager of Development Review ACKNOWLEDGED BY: Jeff INillmer, Deputy CAO Community Services Department List of Attachments: • Appendix "A" -Demolition Plan • Appendix "B" -Internal agency comments 2-3 ~~ ~ ~~~~ ~. ` ~~~~ ~ iii ~l~~~<y~ ~ ~ ~ ~ ~ j ' i ~ ~ ~ ~ ~ ~ ~ ~ ~ ~~ :; ;,~. ~ ~ U E w iii • i ~~-' ~~ ~ '' .. ( ~ ~ ! ~ ~ !~ } ~ ~ ~ ~ ~ ~ c ~ o ~ ~ ~ y~- ~ ~ W°- ~~er t`~~ 3 ~~'~ '~ t Ei~~ X ~ ~ us w; J r~gry~ ~,~ ~ r» „J ~.:~ a S~J .('! 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A garage or shed has been removed from the property, there is one small meta! shed in the rear yard, ® Property is serviced with water, gas, and hydro, no storm o~ sanitary at this time. There is a septic bed in the rear yard. There appears to be a wail head in the basement that will have to be properly decamr~issioned. douse Descripti®n: Single family dwelling ® Poured concrete foundation with wood frame construction, small rear addition is also wood framed. Exterior Gonditions: Exterior siding may contain asbestos given the age of the house, there is no siding orfascia. Roof is in fair condition, no insulation observed although some was removed. Rear addition has evidence of water penetration and does not appear to have a foundation. Interior Conditions: Forced air heating throughout, gas furnace located in basement Gas hot water heater also located in basement, newer. 1111ater service and meter observed in basement, additional pipe in basement floor believed to be original well head. No evidence of major settling or foundation movement, however, some evidence of water penetration observed All interior finishes removed, original copper drain piping in place. gverall gbservations: The house appears to be about ~~ years old and is generally in fair to poor condition. • The abandoned well needs to be decommissioned and the existing septic system will have to be investigated prior to any new development, gverall condition: Fair to poor It is understood that the house in the current condition does not meet the needs of the owner and family. The Building Division has no objections to the demolition of this home. Please note that a demolition permit will be required, please contact ~~ 9-~4 ~ -2433 far more information. 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