HomeMy WebLinkAboutCSD-12-060 - Demolition Control Application - 1989 & 2009 Ottawa St SStaff Re apt
~ITCHEI~'ER Communr'ty SeruicPS Department www.kitchenertu
REPORT TO: Community & Infrastructure Services Committee
DATE OF MEETING: April 16, 2012
SUBMITTED BY: Alain Pinard, Director of Planning
PREPARED BY: Mat Vaughan, Planning Technician (519) 741-3400 x 3176
WARD(S) INVOLVED: Ward 5
DATE OF REPORT: March 26, 2012
REPORT NO.: CSD-12-060
SUBJECT: DEMOLITION CONTROL APPLICATIONS
DC12/06/O/MV & DC12/07/O/MV
1989 OTTAWA ST. S & 2009 OTTAWA ST. S
DEERFIELD HOMES LTD.
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RECOMMENDATION:
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Location Map: 1989 & 2009 Ottawa St. S
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That Demolition Control Applications DC12/06/O/MV and DC12/07/O/MV requesting
permission to demolish one (1) single detached dwelling located at 1989 Ottawa Street
South, and one (1) single detached dwelling located at 2009 Ottawa Street South owned
by Deerfield Homes Ltd, be approved with the following conditions:
3-1
Staff Re ~or~
KrTC~~~ER Cammcrn~itySer~icesDepar~ment www.kitchenerca
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 from the day demolition of the existing residential property is commenced,
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 applications requesting the demolition of a
single detached dwelling located at 1989 Ottawa Street South and a single detached dwelling
located at 2009 Ottawa Street South. The subject properties are designated as Low Rise
Residential in the Official Plan and zoned Agricultural (A-1) 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.
The applicant has proposed a zone change from Agricultural (A-1) to Residential Six (R-6)
(ZC11/004/0/BB). The applicant has indicated they will be submitting a site plan application for
the proposed development which will consist of 164 residential units. 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.
The Owner is not intending to retain the existing dwellings as part of the new development. One
of the dwelling units is in very poor condition and therefore the Owner does not want to continue
further investment in the dwellings to keep them occupied until development takes place. The
Owner has indicated that the design of the proposed development cannot incorporate the
dwelling units as townhome dwellings are proposed. Abandoned buildings along the urban
fringe tend to fall victim to vandalism and other forms of crime. To avoid this, staff believes it is
an appropriate time to demolish the subject dwellings.
3-2
Staff Re ~or~
KrTC~~~ER Cammcrn~itySer~icesDepar~ment www.kitchenerca
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Photograph 1: Existing building proposed for demolition (1989 Ottawa St. S)
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Photograph 2: Existing building proposed for demolition (2009 Ottawa St. S)
Circulation Comments:
Planning staff circulated the applications 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 demolitions. Staff are of the opinion that the proposed demolitions
will have minimal impact on the adjacent lands and the overall neighbourhood. The proposed
demolitions will permit development that will add dwellings to the City's housing stock that will
be consistent with the low-rise residential characteristic of the surrounding neighbourhood. The
redevelopment of the site complies with the intent of the Low Rise Residential designation in the
Official Plan and permitted uses under the proposed Residential Six (R-6) zoning.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
The proposed demolitions are 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.
3-3
Staff Re ~or~
KrTC~~~ER Cammcrn~itySer~icesDepar~ment www.kitchenerca
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
properties in advance of the Community and Infrastructure Services Committee Meeting dealing
with the subject applications.
CONCLUSION:
Planning staff are satisfied that the proposed demolitions are justified as the Owner intends to
intensify the site with a multiple residential development. This will increase the residential
housing stock which is the main consideration under demolition control. As such, staff
recommends that Demolition Control Application DC12/06/O/MV and Demolition Control
Application DC12/07/O/MV, requesting to demolish the existing single detached dwellings, 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 Plans
• Appendix B -Internal agency comments
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