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HomeMy WebLinkAboutCSD-11-164 - Demolition Control Application - 1180 CountrystonStaff Re apt KITCHEI~'ER Communr'ty SeruicPS Department www.kitchenertu REPORT TO: Planning and Strategic Initiatives Committee DATE OF MEETING: November 28, 2011 SUBMITTED BY: Alain Pinard, Director of Planning PREPARED BY: Mat Vaughan, Planning Technician - (519) 741-3400 ext. 3192 WARD(S) INVOLVED: Ward 7 DATE OF REPORT: November 15, 2011 REPORT NO.: CSD-11-164 SUBJECT: DEMOLITION CONTROL APPLICATION DC11/18/C/MV 1180 COUNTRYSTONE DRIVE WILL-O HOMES (C.S.) INC. Location Map: 1180 Countrystone Drive, Kitchener RECOMMENDATION: That Demolition Control Application DC11/18/C/MV requesting permission to demolish one (1) single detached dwelling located at 1180 Countrystone Drive, owned by Will-O Homes (C.S.) Inc., be approved subject to the following condition: 1) That the Applicant obtains a building permit for the proposed residential dwelling unit; 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 new dwelling units are 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. 2-1 Staff Re apt KITCHEI~'ER Communr'ty SeruicPS Department www.kitchenertu BACKGROUND: The Community Services Department has received an application requesting the demolition of a single detached dwelling located at 1180 Countrystone Drive. The subject property is zoned Residential Four (R-4) in the Zoning By-law and designated Low Rise Residential in the City's Official Plan. The Owner has made an application to change the zoning on the lands at 1180 Countrystone Drive from Residential Four (R-4) to Residential Six (R-6) with Special Regulation Provisions. REPORT: The applicant is proposing to demolish the existing dwelling with the intent to redevelop with a stacked cluster townhouse development. 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. If Zone Change Application ZC11/07/C/GS is approved by Kitchener City Council, the subject lands are proposed to be redeveloped with a cluster townhouse development, resulting in an increase 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. 2- 2 Photo 1: Front view of property from Countrystone Drive Staff Re art p KITCHEI~TER Communr'ty Seruices Department www.kitchenertd Circulation Comments: Planning staff circulated the application to internal departments. Their comments are 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 a proposed new cluster townhouse development subject to arrival of a zone change application. 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 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 redevelopment of the subject lands with a cluster townhouse development. If the accompanying zone change is refused, or delayed for any reason, the owner will assume the risk regarding the recommended condition of the $20,000 payment. REVIEWED BY: Della Ross, Manager of Development Review ACKNOWLEDGED BY: Jeff Willmer, Deputy CAO Community Services Department List of Attachments: • Appendix "A" -Demolition Plan and proposed Site Plan • Appendix "B" -Internal agency comments 2-3 sT-.o ® ~ Q ~ Q) ~. ~ Q s a ~~'E) us ~ ~ ~ i ~ i ~ i i I ~ ~~ 9 ~h ~ _~ ~ ~ ~ > ~ ? m ~ ° ~ ~ C i ,-' ~~ i ~I ~ ~ L \~%r~k , m ~ O ~~ Oy E u ~ ~ .~ ~ ~ ~ . ~ ~ _ ',. m ~~ I ~ U~ c o a l y ,,.~ ~ a s o ~~ V, ~ a In C \~YI r~ _ ~ ~ - 3 k. LtJ o ~ ~ - y i~~~ dad .. ~/ M1~e '~• 4 \: ~~ A0M10~ •_ r \~ $~.®.,. 9f 9 '.._ _. - 0. -"::. 1 V v W 2-4 o~~~ '~ m ~ ~ ~ ~~ .. vo- ( 'a - m o g-. 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