HomeMy WebLinkAboutCSD-12-087 - Demolition Control Application- 122 & 126 Courtland Ave E+
REPORT TO:
Community & Infrastructure Services Committee
DATE OF MEETING:
June 18, 2012
SUBMITTED BY:
Alain Pinard,Director of Planning
PREPARED BY:
Mat Vaughan, Planning Technician(519) 741-3400x 3176
WARD(S) INVOLVED:
Ward 5
DATE OF REPORT:
May 28,2012
REPORT NO.:
CSD-12-087
SUBJECT:
DEMOLITION CONTROL APPLICATION
DC12/12/C/MV
122 & 126 COURTLAND AVE E.
C. ANDRONIKOU
Location Map: 122 & 126 Courtland Ave. E
RECOMMENDATION:
That Demolition Control Application DC12/12/C/MV requesting permission to demolish a
duplex andsingle detached dwelling located at 122 & 126 Courtland Avenue East owned
by C. Andronikou, be approved with the following condition:
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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,
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 a
duplex and single detached dwelling located at 122 & 126 Courtland Ave. E. The subject
property is zoned Commercial Residential One Zone (CR-1) in the Zoning By-law and
The Low Density Commercial Residential designation recognizes the existing scale of mixed
commercial residential development and allows for low density redevelopment to office,
institutional, and multiple residential uses.
The applicant has submitted a site plan application for the proposed development which will
consist of 27 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. 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. The
existing dwelling units are in a poor condition and therefore the Owner cannot justify 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 existing
dwelling units.
Photograph 1: Existing buildings proposed for demolition
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PLANNING ANALYSIS:
Planning staff circulated the applications to internal departments. Their comments are attached
Staff has no concerns with the proposed demolitions.Staff are of the opinion
that the proposed demolitionswill have minimal impact on the adjacent lands andtheoverall
neighbourhood. The proposed demolitionswillpermit development that willadddwellings to the
Cithat will be consistent with the low density commercial residential
characteristic of the surrounding neighbourhood.The redevelopment of the site complieswith
the intent of the Low Density CommercialResidential designation in the Official Plan and
permitted uses under the proposed Commercial Residential One(CR-1) 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.
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 application.
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 DC12/12/C/MV requesting to demolish the
existing duplex dwelling and single detached dwelling, be approved subject to the conditions
outlined in the recommendation of this report.
REVIEWED BY:
Della Ross, Manager of Development Review
ACKNOWLEDGED BY:
Jeff Willmer,Chief Administrative Officer
List of Attachments:
Appendix A Demolition Plans
Appendix B Internal agency comments
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