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HomeMy WebLinkAboutCSD-12-006 - 275 Old Huron Road - Demolition Control Applicatio (2)Staff Re apt KITCHEI~'ER Communr'ty SeruicPS DepartmentF www.kitchenertu REPORT TO: Community & Infrastructure Services Committee DATE OF MEETING: January 30, 2012 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: December 28 2011 REPORT NO.: CSD-12-006 SUBJECT: DEMOLITION CONTROL APPLICATION DC11/21/O/MV 275 OLD HURON ROAD WILL-O HOMES INC. r"'. 3 1 / 16~D6 ,~ Su~~ett lands 2~ ~r ~ ~~ ~,~~ ~~`~ 2,38 v ~' 246 ,85 275 ~+. ~' 252 26U 288 ~,~ 272 524 522 276 52{1 5' 18 .~ 5i# 512 2'93 2$1 '. 2'97 514 29~ 521 "~'~ 3{15 ?'~'3 519 515 5 ~ 3 305 3a~, Location Map - 275 Old Huron Road RECOMMENDATION: That Demolition Control Application DC11/21/O/MV requesting permission to demolish one (1) single detached dwelling located at 275 Old Huron Road, owned by Will-O Homes Inc., be approved with the following conditions: 1) That the owner 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: 1- 1 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 275 Old Huron Road. The subject property is zoned Residential Six (R-6) Zone in the Zoning By-law and designated Low Rise Residential in the City's Official Plan. The Owner is proposing to redevelop the property with a stacked townhouse development 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 the site with a stacked 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. The subject lands are proposed to be redeveloped with a stacked townhouse development as permitted in the Residential Six (R-6) Zone. The proposed development will result 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 stacked townhouse development as permitted by the zoning. Staff have 1-2 Photo 1: Front view of property from Old Huron Road examined the possibility of integrating the existing dwelling into the proposed stacked townhouse development. The location of the existing dwelling on the lot may impede future development as it may create access issues to the remainder of the property, and it would also disrupt the flow, scale and massing of the proposed stacked townhouse development. 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 will enable the redevelopment of the subject lands with a stacked townhouse development. 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" -Internal agency comments 1-3 r~ x ~URt~N GOAD ~pp~ndix ~~~~~ ~a m O %~ ~, ~~ a o a~ _~ -m ~ ® ~j Z': m ~ ~ O ~~ _'~° ~ 0 a ~ o~ a~m~ ® ~ i m -' ' (n o a ~ (Q ~ ~ a Im-- _1 - 4 OLD HURON ROAD ~~p~r~ ~~. ~5~~1~ ~b~ a Y , ~ m Rpper~dix ~~ ~~ , o ~ ~ ~ ~N~ o ~, .~ p j ~, ~ V ~~~ O ~ ~ m U ~LCl O o C o ~ N ... ~ ~ m.~ n ~ Q ~ a ~ ~ '° N Cm ~ ~~ m C CJ "D C N U N L O U O © ~ . .. _ ffi O '-' Q h N m O ~ t/l O °' 4 of m c ~mfl. o a ~ o m ~ a C o ~ U ~ - °-'a m V a ~~ o. o ~ a ` y o o -mo ~ ccm 4. _ w O W . 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