HomeMy WebLinkAboutCSD-12-004 - Demolition Control - 1290 Old Zeller DriveS~a~F Re opt
~ITCH~I`rTE~ ~O111munrtyServi[eSDepQr~men~ I+VIMW.kitthenerca
REPORT TO: Community & Infrastructure Services Committee
DATE OF MEETING: January 9, 2012
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: December 9, 2011
REPORT NO.: CSD-12-004
SUBJECT: DEMOLITION CONTROL APPLICATION DC11/20/O/MV
1290 OLD ZELLER DRIVE
VALLEY VIEW HEIGHTS (ST JACOBS) LTD.
$-~_ °`~ Sabj'e'c# Lends
~~~~'~~~~ ~Bf~4LDZE'LLER
I
t7~~ ~~~ ~~ ~ ~~
a
Location Map -1290 Old Zeller Drive
RECOMMENDATION:
That Demolition Control Application DC11/20/O/MV requesting permission to demolish one (1)
single detached dwelling located at 1290 Old Zeller Drive, owned by Valley View Heights (St.
Jacobs) Ltd., be approved.
BACKGROUND:
The Community Services Department has received an application requesting the demolition of a single
detached dwelling located at 1290 Old Zeller Drive. The subject property is zoned Agricultural Zone (A-1)
in the Zoning By-law and designated Low Rise Residential in the City's Official Plan.
1- 1
The Owner has submitted applications for a draft plan of subdivision and to change the zoning on the
lands at 1290 Old Zeller Drive from Agricultural Zone (A-1) to Residential Four (R-4).
REPORT:
The applicant is proposing to demolish the existing dwelling with the intent to redevelop with a single
detached development through a future draft plan of subdivision. Staff are of the opinion that the
proposed demolition will have minimal impact on the adjacent lands and overall neighbourhood. If Draft
Plan of Subdivision 30T-02203 and Zone Change Application ZC02/17/Z/TMW are approved by Kitchener
City Council, the subject lands are proposed to be redeveloped with a single detached 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.
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 single detached development subject to approval of a draft plan of
subdivision and zone change application. If any trees are to be removed as part of the demolition the
owner may be required to get a Tree Conservation Permit. Vacant houses at the edge of newly
developing areas tend to become targets for vandalism and other undesirable activities and their
demolition is therefore preferred even if new development may be more than two years away. Staff has
taken all internal department comments into consideration and has 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.
1-2
Photo 1: Front view of property from Old Zeller Drive
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 will enable the redevelopment of the
subject lands with a single detached development through a future draft plan of subdivision.
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 draft plan of subdivision
• Appendix "B" -Internal agency comments
1-3
C°®
p~
V
® ~~
~ ~
® ~
~, ~
~ Q
i i~s~ n
5 5~ ~ ~ 3 IF
I ~~ ~a el z ~ r ~ ( o. ~ ~ ~d -,
.3 a g~~e .I v Y o ~ o ~ ~~
s s § y- Y as c 8
~ ~ ~~~
~t I
~ ¢` ! { ~ ~
~; 1 { ~ ~ ~,
L ~' i v ,,
~ 1 ~ I as a
{ ~ ~,
i ~ { ~ -
~ l 1 f, q ~ ~ ~ -- _
/ {E
i ! {~' {f { ~ i "~~ a
s~ i { yd~e -_
.~~ ~ ~ 1{ ~ „~ i" ~
° ~i l l '+e, ` i m
i {i o- `~ o~ s~ '
i iJ Y ~ ~, ~ s~ ~
{ {/ ~ ~ n ~ ~.; ` sae -~_, „_ -- gam.
i // f ~"' ~@ ~~ \''~~. =da®®_®_®as~_®>=.° ° ,-fi'''r
~ t ry }~ _,
~ ~'
.,~, // (/ ~ ~ ~ Q s„
'N~ 11 i e,, ' i
,~
/ 1 t 3 ~ Fn. ~~ s' ~ ~ _~
i 1 ~ 'i
~ / // F ~ ~ ,. ,., - ~ i ~ ~ ~~ '
I /11{/ ~_ ~ 1 ~~ ~ a~E a ~.u-n ~`~
r
rj l7l #g R ~ ~ ~ ~ ` m
it 1 / l /ti t m ` ro;" E _ ' C ~5
~ 5~ ~ ~ ~
it 1 i {I/+ ~ ~` _s ,.,_ _ _~ ' ~Y
/ [~lF/~,- F i p ~
• it 1 I i, ~'1 « ~ bit M 2' 3 ~ ``\ e \~ StRyet ~'.
li / l ~ « ~ ~ z,. ~ a- ` ~ae~se=gym=° ~ ~'
/ ~/
~ ~ u~
/r~l Itf~'~°s '~~ ~ ~` ~ ~" ~ '~°
1 z(I It ~ °"` ~rzE ~., ~ P i ) ~ ' ~ ~''
4
i ~ ~a .~ "`~ ~ ~ ,f'
I ~ . ~ ~_ ~~ °I ,E „~ ~ _. .
\ i i ~~~\`S 9 ~ ® `k ~ ~ ARE
~ ~ ~
~~~ ~ ~ ~~~~~ ~e.
a a
\ ~k - ~3
/'
/,i /.
f ~"~
` r
\ °` ' i
~~
1-4
~~
~~=
~'~~
x ~%
~~ ~N
T~ z
n ,~ z
TYCO
U' ~; .
U p ~
:/' ~ N J
'X = ~_
-U y Y
`o m
2 L1
Q
j~
~~. /.~ ~
(~; E ~
v
J~~6
~ F~
Q ~ ~ V
is
~ ~ ~ O N
,: d] Z
O ~~pz
(n ~ ;?s~0
U b iv; `m
_ c
z X - U
Y
~ o Y
Q. Q N
~ Q
O
N ~
(O C
~ N
N L"m ~ -p
.~ ~ ~
7 ~ U a3
Z ~ W r
U
w~ ~ d
O `a
~ 9 U =
® F tJ. U (n
0
N
CO C q~j
~ Y
L ~
~ ~
E
m `o
> >
(6 ~
z ~ {~
U
~. ~ d
O 'a
~ F- LL C3 to
a.
~~
o ~~
~~ 3 3
'~ r ~ ° o r
N
U
~,
.`
!. ~ ~ ,~
W
D ~ p J ~ O ~
~
~ 3~ ~~ ~,
~
p ~ C ~ p
~
~
_
.
a
~j+!
O
~ ~~
tA
U O ~ b G
P
N ~ '~ U N
~' e~ r
O .
:G
c
i
~.c a
V O X 'a U cs m >, _
ro
O
T O "U v' y w
O oD ~ N O p ,>~
,
c4 ' ~, ~ ~ a: ~ cs
~
~
'
~ o
Q-
T~ .
m F. o
~ c
G
+
~~ ~ o ~? ~ , o e~ o
a
r'
~ ~ a N
0 N
O ^
., y
c3
> p ~ O ~'
"
d O
"' ~ v 7 G
w., aJi ~ C P,
e~ ~, ~ v O o G' v:
~ O .n -. N ~
JO '~ blJ
r t
.
a;~~w
~ ~'' ~ C ..-. O
O
~
~ ~ cs ~
a~i .~
p ~" ~ `~ '" ~
~5 r-;
i
3
~ .
0 . b ~ cn ~ o o a.
> . b a. ~ ~ o a. ;
t~ ^o
~ ~
n ~~
c
CD
y U jG
_
ma
/
- N
C
o~
~
O
O
O
m O
m .
-
3
O Q
E
a
cu
a
O
c O
a~
.
>. a o c m
m O
> ~
m N N
m
>~ ~ O
c ~
N
- U
9
O N
a
m
_
a3i E c
ai>:.:. m
~ -`
Ul -° 3
m
N
N "
°
~ `o
w y m
>
~
0 L m
N
p
o
i
mo O
n a m o
N ' c
-
~
o
m
~a f
oo ~ ~
> a
i
~ ~ m ~ ~ ~ o ~ ~ ~ ~ ~
~ a ° - ~ ~ a
m c ~ ~ ~
~ °i m m m~ N o m N
o m m Y c ~ ai
a ~ °' ~ Q m
'~
c ~ ~
m ~
o m w v c 3~
c n o
- ?. o. o
~,
'9 ~ 3 co E a>
m ,
c
'~ 0 0
E ~ ~ ~~ N o m N
a`> m L
m
m 3
" ~~~ N ~ 0
o
:Q C U omc~om
O S~ ~
a a acid
rn in
~
~
°'ac
m G 3` C
o
°~w ~ C
CO`
'
'0
`~ ~
c
~ 0 0
~
0
C m p - m
~
`- N s
-
5
T m E
O °m
L N
m E
C LL O C (6 m C C m o
3 ~ O
N ~. ~ ul ~ ~t6
°~ p
t
E a s Q.
o ~ Q
O O ff. 3 3
U .O N N t°
O ~
m C c
m
`p N E n o
N ~ m
a~
m O .C m C ~~ 9~ N A G N O ~ tC m N m U N O O
~ `- of o c~
Q a~ `6 rn a o o "' m
~-
a o ~m 3
w w m ~ o
O) ~ O ~ O N
m o n
°~
~ o
a o ~ G~
m ~ O~~ a
~~
~
~
> E C M
4 v
..
o
E Oa ~O Ta N 3 m
> O N o
a
~ O ~ m 0 ~
O EO m UN
O ~X (6 ~ ~
p N A T
Z' S] ~
M
3 m N ~
N
am CP OS ~ L ~ C
> > N-a
` N U O
~ N
'o Qt
Sl d'
ama _
~'o
E
'o
° -c
~~ 0.5 m ~
m m
~c~
~ o
~
sa or.
oar _
O~
ma„= c_ ~ ~o m
O U C
U=i N U C 'O
O~ O Z a C ~
3 a
-O ~ C
_ O N
O L D C E 'O 'X
(ll G 'O a C
m UI m C N~ D
O. N N
G d a C
t0
LL
L U
~
U w
~ s N O N 9 O T O N V ~cD t0 N s ~m d m to O
O m N. C
O C h m
.O N >, ~ (n Ul V uNi O E O O in C O1 p C~ O o C CO '~ C N O ' U
i ~
A Q E
m ~~ N
~?Y o ~mE
R
O
~~,ai
_
w ~
a.o~L
m d O N
Y N N
~aaic r~E
°'
;°
=O N E
d~3E
°'
a j ~
p in
m
a~ w 9
T
~~
>; y (q
i o o m° s
~
" ' o
~ ° U F O :°
x o i
m m c u
o`
o m
~ ~ N N v
,ctm c
o o- ~
~
.3 3
t
a
i
F-Omaf-~o ai
-
pOi~~
W KQ
S~ii.m
ULLO
O t-I-~
~+
as O
b
a
U
o~ y ~ O R B m y n p V
0 s • • • • N a
O ~ e o a
X s•• e•
~ a e•
~ ~
~ ~
~ ~ ~
~ f' SG
F ~ = W
1-5
a
0
d
e~
o ~
fn
U 'L„
a x
Z
O ~
Q Q
'oo
>
_
O
N
(3J .~
N ~
O c
Q
`C
Q
M ~ U
o v
°'
~
o
C
r
O
~
O ~ ~
~` O N
O - ~
~ m ~
~ U
Q
V U
Y j
C
~ O m - ~
~ G ~
~ z
o~
~ 'a J C O
~ ~
U_
f41 y
~ _
O
3 L
~ - U
.. m
T Y
' C .Q
cC
., ~
m O O ~ m
N
N
O
N U 'wM1
mm~
~ N a
~ r ~
~ 'C U
N O
O to N
m
o .a ~
U O `
~ m
~ ~ N
N ~
0
`o
a
N
.R
N .•
~~
~_
CO
O C
9
c r
u U
~0
c s
O O
O V
d
.t.. ~
is o
r1:+ °~
C O
OU
E~
O
U O
E
~ ~
~O
N ~
C "'
O
C .
_ .~
R c
as
°~ U
m
H
.~ A
N G
~ Q
,R
my
m N
f% Q
Q U
q ,; o
= a o
~, ~ a
c ~
o m..
c ~j
~ ~ _
U U *-
o ~ ~
~ a, 3
C a O C_
N
j C L m
.fl m
N ~' O
ao nm
A _ O
o- L $
co> Q m m
o.
U "O ~ U
Oy ry O -p
U ~ o m
_ma--
O J ~ ~
.- ~ ~ m
N
~ ~ _ ~
m O O'U
~ ~ ~
Q~ ~~N
UU U N p C
~ ~ ~ dl ~
m cn o ~'°-
~ w o o ~
N ~ Q p ~
~ rn
C
~ m ~ v-'U
O ~~
~ ~ p U
N O U .- d
G N ~ r ~
mt mc,
U ~ U ~ C
Q Q' Q c o
O- a fl-'o m
m .o m ~ ...
Q1 a N U N
f1 C U
m o m o
IL- aN.mo~
a O
N
U
m
N
C
'~6
C~
0
O
O
a
(J
N
0
Q
C
O
O
L
T
v
O
0
N
m
N
C
0
m
N
a
W
4]
N
N
m _
v
N
X C
m m
p`a
N N ~
~ m m
~ L
U V N
Cc ~ _
i11
K
n
Q
Q
W
c O
N H
C U 111
d N Z
N C Q
2
m m ~ V
m LLl
~>NNmx Z
~ ~ ~ ~ ~ ~
or-r ui W
c ~ ~ ` U J
E Cu7 ~ U ~
D ~
c.)aliu:~ E
N
1-6