HomeMy WebLinkAboutCSD-12-059 - Demolition Control Application - 198 Avalon PlaceStaff Re apt
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REPORT TO:
DATE OF MEETING:
SUBMITTED BY:
PREPARED BY:
WARD(S) INVOLVED:
DATE OF REPORT:
REPORT NO.:
SUBJECT:
Community & Infrastructure Services Committee
April 16, 2012
Alain Pinard, Director of Planning
Mat Vaughan, Planning Technician (519) 741-3400 x 3176
Ward 8
March 26, 2012
CSD-12-059
DEMOLITION CONTROL APPLICATION DC12/03/A/MV
198 AVALON PLACE
J. SAJKUNOVIC
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RECOMMENDATION:
Subject Lands
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Location Map: 198 Avalon Place
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That Demolition Control Application DC12/03/A/MV requesting permission to demolish
one (1) single detached dwelling located at 198 Avalon Place, owned by John Sajkunovic,
be approved with the following conditions:
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Staff Re ~or~
KrTC~~~ER Cammcrn~itySer~icesDepar~ment www.kitchenerca
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:
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.
REPORT:
The Community Services Department has received an application requesting the demolition of
the single detached dwelling located at 198 Avalon Place. The subject property is designated as
Low Rise Residential in the Official Plan and zoned Residential Six (R-6) in the Zoning By-law.
The City's Official Plan identifies Low Rise Residential Districts as areas that will accommodate
a full range of housing types. In these districts, the City favours the mixing and integration of
different forms of housing to achieve a low overall intensity of use.
Planning staff conducted a site visit on March 21, 2012. The applicant plans to construct a new
duplexed semi-detached dwelling which is in conformity with the existing zoning. 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 set out the condition imposing a fine of $20,000 for each dwelling unit if redevelopment is
not substantially complete within two years after the demolition permit has been issued.
Photograph 1: Existing building proposed for demolition
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Staff Re ~or~
KrTC~~~ER Cammcrn~itySer~icesDepar~ment www.kitchenerca
Circulation Comments:
Planning staff circulated the application to internal departments. Their comments are attached
as Appendix "B".
Planning:
Staff have taken all internal agency comments (see Appendix B) into consideration and have no
concerns with the proposed demolition. Staff are of the opinion that the proposed demolition will
have minimal impact on the adjacent lands and the overall neighbourhood. The proposed
demolition will permit development that will add dwellings to Kitchener's housing stock which are
compatible with the surrounding neighbourhood. The immediate surrounding neighbourhood
consists of a mix of single detached dwellings, semi-detached dwellings and low-rise apartment
dwellings. The redevelopment of the site with the new duplexed semi-detached dwelling is
consistent with the intent of the Low Rise Residential designation in the Official Plan and are
permitted uses under the Residential Six (R-6) zoning.
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 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.
COMMUNITY ENGAGEMENT:
An information letter will be circulated to all property owners within 60 metres of the subject
property in advance of the Community and Infrastructure Services Committee Meeting dealing
with the subject application.
CONCLUSION:
Planning staff are satisfied that the proposed demolition is justified as the Owner intends to
rebuild a new duplexed semi-detached dwelling in the place of the existing dwelling unit. As
such, staff recommends that Demolition Control Application DC12/03/A/MV, requesting to
demolish the existing single detached dwelling, be approved subject to the conditions outlined in
the recommendation of this report.
REVIEWED BY:
Della Ross, Manager of Development Review
SUBMITTED AND Jeff Willmer, Deputy CAO
ACKNOWLEDGED BY: Community Services Department
List of Attachments:
• Appendix A -Demolition Plan
• Appendix B -Internal agency comments
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P.O vBox 1118
Kitchener, ON N2G 4G7
ate: March 16, 2012
Toa Mat Vaughan
From: Trevor Oakley
Ce:
Subject: 198 AVALON PL -Demolition Control Application
The following is a brief summary of the general conditions of the building.
Property Features:
® 1.5 storey house, approximately 900 SF, partially finished basement.
® Small shed located in rear yard (less than 100 SF)
® Property is serviced with water, sanitary, gas, and hydro, no storm at this time_
® There appears to be hydro service to the right side of the rear yard, possible hot tub location.
Mouse ®escription:
® Single family dwelling, 3 bedroom, 1 bathroom
® Poured concrete foundation with wood frame construction, milled lumber framing with plank flooring.
Exterior Conditions:
Exterior brick, soffit, and fascia in fair condition
__
Roof is in good condition, some insulation observed in ceiling.
® Newer vinyl windows are in good condition
Interior Conditions:
® Forced air heating throughout, older 80°I° AFUE gas furnace.
® Electric water heater, newer.
® Plumbing has been renovated, fixtures not vented properly, poorly installed
® No evidence of major settling or foundation movement
® Hydro panel is newer with breakers, some wiring has been updated.
® Kitchen and bathroom finishes are dated
® Flooring and trim are in fair condition
Overal I Observations:
® The house appears to be about 60 years old and is generally in fair condition.
Overall condition: Fair
It is understood that the house in the current condition does not meet the needs of the owner. The Building Division has
no objections to the demolition of this home. Please note that a demolition permit will be required, please contact 519-
741-2433 for more information.
Respectfully,
Trevor Oakley, CET, CBCO,
Municipal Building Official II
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