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HomeMy WebLinkAboutCSD-11-158 - Demolition Control - 87 & 93 Cedar Street South.pdl Staff Reporf KiTCH~.~~.R Community Services Department www.kiichener ca REPORT TO: Community & Infrastructure Services Committee DATE OF MEETING: November 28, 2011 SUBMITTED BY: Alain Pinard, Director of Planning PREPARED BY: Andrew Pinnell, Planner 519-741-2668 WARD(S) INVOLVED: U11ard 9 DATE OF REPORT: November 17, 2011 REPORT NO.: CSD-11-158 SUBJECT: DEMOLITION CONTROLAPPLICATION DC11/17/C1AP 2276457 ONTARIO INC. 87 AND 93 CEDAR STREET SOUTH RECOMMENDATION: That Demolition Control Application DC111171CIAP requesting permission to demolish two five-unit multiple dwellings, on lands municipally addressed as 87 and 93 Cedar Street South, owned by 2276457 Ontario Inc., be approved, subject to the following conditions: 2-1 J Staff Reporf KiTCH~,~T~.R Community Services Department www.kiichener ca 1. That the owner obtains building permit(s) forat least 10 dwelling units within the proposed 36-unit multiple dwelling complex; 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 10 dwelling units 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 two five-unit multiple dwellings: one addressed as 87 Cedar Street South and the other addressed as 93 Cedar Street South. Both properties are located within the Cedar Hill Secondary Plan: 87 Cedar Street is designated as Low Rise Multiple Residential, and 93 Cedar Street is designated as Low Rise Multiple Residential with Special Policy #3. Both properties are zoned Residential Six Zone (R- 6} while 93 Cedar Street has an additional zoning provision (109R). The owner is proposing to redevelop the property with a 36-unit multiple dwelling complex. REPORT: Planning Comments: The main purpose of demolition control is to maintain residential properties and to prevent their premature or unjustified removal. In this case, the owner is proposing to demolish two five-unit multiple dwellings in order to develop a 36-unit multiple dwelling complex in two blocks (see Appendix "A" -Demolition Plan}. The proposed redevelopment of the subject properties is currently under review by staff through a separate planning process (see Appendix "B" -Proposed Site Plan Application SP111072/CLAP}. Given that the demolition will allow the redevelopment of the properties with a residential land use and form that meets the intent of the of the Official Plan and Zoning By-law, staff recommends that the application be approved, subject to imposition of the standard condition. Circulation Comments: Planning staff circulated the application to internal departments and agencies 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. z-z l Staff Re orf p KiTCH~,~~R Community Services Department www.kir~henerca COMMUNITY ENGAGEMENT: Preliminary circulation of the Demolition Control Application was undertaken on October 13, 2011 to all applicable internal departments and agencies. All comments that were received are attached as Appendix C. The neighbourhood was not circulated for comment since redevelopment is proposed. 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 considered, for information purposes. CONCLUSION: Planning staff is satisfied that the proposed demolition is justified as long as the aforementioned standard condition is imposed in order to ensure timely redevelopment the property. REVIEWED BY: Della Ross, Manager of Development Review ACKNOWLEDGED BY: Jeff Willmer, Deputy CAO Community Services Department AttarhmPntc• AppendixA-Demolition Plan Appendix B -Proposed Site Plan Application SP111072/C1AP Appendix C -Internal Department and Agency Comments 2-3 Repay No~ D~~ ~ Apper~dx " P,~ ~~ ~ ~' {}~ ICY , }kkg6 ~ ~~ }k6 ~ ~ ~Q 4 ~ ,}~ 5 2~ t ~ ~Ik~,~,30 _ .w... ~ _._.__.__ _. _...___....~ ~ _w`.. ~. v ' p~~~~ P~ CEDAR S1`R~~' S®U1"N ~~ . w~a ~.~ P ~ ' ~.. ~.. ,.~ ---,.}~~ 3a ~. ~. ~ _. }~~ a6 }ky ~7 3k5 ~5 P!N ~2„d3 p~pB {L T~kb ok ~ 670 }~~ 7g°} ~ 7~ ~}~~ f I Cb~~~k5' q g k ~~ STflhE rtETA1NING V~ALf. ~ ~~ Y~IiH METAf r"EtJ E I t y?" ~--1 3kygg6 ky.87 ;kk`g ..~. 3kkx k 3 , , ti ky,9g ~,~u k6 A9 k~,lg k67~ 6t5 3 3 3 } }~ }kk 5k kk'7g 3kk 91 k5•~ 5 ~}~D~WAtK y,kq w33'S7 DOE 1k ~5 $g g5 ~k k6 Dk ~-~- 3 } t _ 3k 3k5, }ky. 3ky~~~. 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C, ~C ' ` ~ k ~ I 1 I ~~~'~` I . ~~ aa'~ ~'?~ `~~;~`; I ~~ ~.tz. :: n ~ i ~I~ ate, '' '~ ~~ ~ -}' ,' ~ r' ~ S SNOPI TGRAGC ~ SNOW STORAGE _ .•~.,~ . _ f ~z ~ ~ n `i =i . ~ ~ V~ ~ ~ m W v z ~ w ~ ~ ~ H Q ~ © 3 ~ 8 ~ ~ ~ »~ ~ 4~.~~vfff` a ~ ~~~ -~ ~ ~ ~~~ ~ ~ ~ ~ "~ /~~ ~ u q r~i n [~ )) Q} ~~ OPP ~ i ~~ ~y ~ ~ ~ C 37"F>~ ~' 9~~ 1'2~ " p vJ y ~~p ~yP xi N ~ 9 m r ' az '1 A ~~ p ~~ ~ pp ,~ M G if ifil I K q ~yy `~t' ~ 66 ~ r~ ~ 4 '4 2 ~ .7 ~ ~ ~ p ~ . ~ ] {~~1 L7~J 7 it~w ~ ~ iii444 ~ a g ~ ~ M ^! q ~ w ~+II ~ ~ ~~ A ~ n ~i h~ ~ ~~ ~ N b 3 ~ a I~ 3 ~B ~ ~ ~1 ~~ 5 r Appe~d~~ «~~ From: I~ichelfe Drake Sent: Tuesday, October ~ ~, 261 ~ 9: ~ ~ Ali To; Andrew Pinnell Subject: RE: Circulation Far Camment m Demolition Control Application DC11117'fCfAP ~ ~~ and 93 Cedar St S No Heritage Planning concerns, Iichelle From: Andrew Pinnell ~nt~ Thursday, October 13, 2a~1 ~:3fi PM T~. Steve Ross; Robert Schipper, Creg R~i~el; Trevor Oakley; Arian Page; Michelle Drake; Iinu Korah; Sandra Bassanese; 'Amanda Kutler' Cc: 'stephen~lth~madisongroup.ca'; Della Ross; Frank Etherington ub~ec~; Circulation Far Comment ~ Demolition Control Application DC~1J~.7JCf AP - 87 and 93 Cedar St S Please see the attached circulation letter and associated documents ~demalition plan, proposed site plan, aerial photo, and photographs} respecting the above noted demolition control application. Please review these documents and send me your comments by October ~~, ~a1 . Thanks] Andrea Pinned, DES, ~1CIP, RPP Planner Community Services Department City of Kitchener 2DD King Streetll~est P.O. fax 1118 Kitchener, ON N2G 4C7 Tel: X519} 741 ~2G58 TTY: 1-865-9699994 Fax: X519} 741-~5~4 "Af! ~hir~gs are possible ~o ~trm vvho believes" 2-6 ~ have rcv~e~e~. tha afare~.er~t~~~.ed derna app~ia~.tia~ a~.d havc the fola~ng eng~~.e~r~r~g . can~ents~ ~ . ~.~ aver ~~ rcq~~red to ~.~e atisfactor~ ~na~a~~ arra.g~~ent~ with the ~nznccr~~ag I3~~~~an for the rcrna~al and~~r c.ppi~g of c~isting scrv~ce ~a~.ect~an to ~c subject bu~d.~~g. ~. bate, far f~.ture de~e~apn~e~at, and rad~.ndant ~.r~~e~ay~ arc to be caged nth nc curb ~.~ g~ttcr and. boue~ard la~.d~cap~ng, all to ~t~ of ~.che~acr sta~.d~xd~, at the a~cr's 'xpen~e a~.d alb ca~pated prior to the accupanc~ of the bu~ld~ng, 3. The Q~mer ~~ raqu~rcd to ~~.pcmcnt oros~an and sedn~cnt cantral to enure the dcma~~tian of this prapc~ does nat advere~y affect gay nezghbauringladjacent prapert~e~. ~.cgaxd~, ~~ f Eric ~.ic~, ~.~.T. ~ngineer~~ag ~`echr~alag~st S:`~S~~~ia~~s~4~~;~r~aper~~~n~ E~~~i~~e~~'i~~.i~et~~t~ii~iat~~'~?a~ 1~~4~7 ~: ~3 ~,'ec~ar ~t~~~e~.dt~~: l I~-rc~~-~ER tep October ~~, o~ ~ T®~ Andrew Pennell From: Trevor Oakley c: Subject: $7 CEDAR STS _ Der~olitlon Control Application The following is a brief summary of the general conditions of the building. Pr®perty Features: ® 3 storey ~ unit apartment, approximately 3,DDQ SF. 2 small sheds in rear yard. Property is serviced With water, sanitary, gas, and hydro, no storm connection at this time. Building Description: 5 unit apartment building, 3 units in original structure, ~ additional units in rear addition. ® Fieldstone foundation with wood frame and brick construction, the rear addition appears to be concrete black walls with viood floors and flat roof. Exterior Conditions: ® Exterior siding, soffit, and fascia in good condition, recently replaced after fire. Roof is in good condition, appears to be adequately insulated ='I. Fire escape from front upper unit is neuter and in good condition Rear addition shows some minor cracking in the concrete block. There was some deterioration noted in the fieldstone foundation an right side. Interior Conditions; • Forced air heating throughout, gas furnaces installed, some units have supplementary gas fireplaces. • Electric hot water heaters, newer. Units appear in fair condition, most finishes intact and in fair condition • No evidence of major settling or foundation movement. Shared laundry and mechanical area located between front and rear portions of building. Overall Observations: o The original house is approximately 80 years old and is generally in fair condition. The rear addition appears to have been constructed approximately 4o years ago and is in fair condition. Overall condition: Fair It is understood that the building in its current configuration does not meet the needs of the owners. The Building Division has no objections to the demolition of this building. Please note that a demolition permit gill be required, please contact 5 ~ 9-~41-2433 far mare information. Respectfully, Tremor Oakley, CET, CBCO, Municipal Building Official ll z_si The following is a brief summary of the general conditions of the building. . Properly Features; .Three storey triplex, approximately ~,80a SF, Detached garage, modified into possible living ar starage space. Praperty is serviced with water, sanitary, gas, and hydro, no storm at this time. -Shed located at the rear-left corner of the main building. building Description: Triplex, originally a house converted to triplex over29 years aga. ® Appears t~;be fieldstone foundation with brick walls and wood floors and roof. Exterior Conditions: Exterior brick and soffit in fair condition Fascia in poor condition Roof is in good condition, appears to be adequately insulated Rear garage is in fair condition. Interior Conditions: • Forced air heating throughout, newer high-eff Furnace. • Power vented NG hot water heater, newer. All units share common furnace and hot water Finishes in most units are dated and in need of replacement. No evidence of major settling or foundation movement. woodstove in rear of main floor unit appears OK but tenant doesn't use it. Overall Observations; • The triplex structure appears to be about 8Q years old and is generally in fair condition. The rear garage was built in ~ 948 and appears to be in fair condition Overall condition: Fair It is understood that the building is its current condition does not meet the needs of the owners. The intention is understood to be re-development of the property into multiple dwellings. The Building Division has no objections to the demolition of this Name. Please Hate that a demolition permit will be required, please contact 5~9-~4~-2433 for more information. Respectfully, Trevor Oakley, CET, CBCO, Municipal Building Official 11 2_9`