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HomeMy WebLinkAboutCSD-12-100 - Demolition Control - 439 Bridgeport Road complete.l Staff Report K~`rc;H~~T~.R Community Services Department www.kitchenerca REPORT T0: Planning & Strategic Initiatives Committee DATE OF MEETING: June 18, 2012 SUBMITTED BY: Alain Pinard, Director of Planning PREPARED BY: Andrew Pinnell, Senior Planner - 519-741-2668 WARD(S) INVOLVED: Uvard 1 DATE OF REPORT: June 6, 2012 REPORT NO.: CSD-12-100 SUBJECT: DEMOLITION CONTROL APPLICATION DC12/04/B/AP 439 BRIDGEPORT ROAD WILL-0 HOMES (C.S.) INC. .eL~ ~~ ~~ ~ N ~ a ~l i~ ~~ ~ V y ~ M1 n ~+ rp'i p 1 1I11ATE~LOC~ ~ tP ~~1'~ C~ 1 ~~ ~ .~- Sr fr r°`~y UBJECT ~ ~ Pv~ - ,~~~~ AREA. ~ __ --~ ~~ e~~~~~~G K . ~ Y H ~ ~ __ _ . -" ~ ~- __ ~~~.N `~`~~ ~ ~ HUVY .. r ~~ RECOMMENDATION: That Demolition Control Application DC121041BIAP requesting permission to demolish one single detached dwelling, municipally addressed as 439 Bridgeport Road, owned by Will-0 Homes (C.S.) Inc., be approved, subject to the following condition: 4-1 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 semi-detached dwelling 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 demolition of a one-storey single detached dwelling addressed as 439 Bridgeport Road. The property is located on the south side of Bridgeport Road, between Lancaster Street West and the Highway 85 on/off ramp. The lands are presently designated Low Rise Residential in the Official Plan and are zoned Residential Three Zone (R-3). It should be noted that the ownership of the property recently changed from David Julien to Will-O Homes (C.S.) Inc. REPORT: The applicant has filed the subject demolition control application in order to facilitate the future construction and severance of three semi-detached dwellings (i.e., three buildings), with each semi-detached house (i.e., half of asemi-detached dwelling) being located on its own lot for a total of six units (see Appendix "A"). Removal of the existing dwelling and accessory buildings is necessary to prepare the site for redevelopment. It is noted that demolition control approval is required forthe dwelling only, and not for accessory buildings (see Appendix "B"). In addition to requesting permission to demolish the one-storey single detached dwelling, the applicant has requested to change the zoning of property from Residential Three (R-3) to Residential Four (R-4) with a Special Regulation Provision in order to allow semi-detached dwellings. The zone change applies also to the abutting property at the corner of Leander and Bridgeport Road, and is being heard by the Planning & Strategic Initiatives Committee on the same evening as the subject application, and is discussed in a separate report (refer to Report CSD-12-090). The main purpose of demolition control is to maintain residential properties and to prevent their premature or unjustified removal. In this case, the owner is proposing to demolish a single detached dwelling in order to develop six semi-detached units. Given that a net increase of five dwelling units is proposed and there are no cultural heritage concerns, staff is satisfied that the demolition is justified, subject to the imposition of the standard demolition control condition in orderto ensure timely redevelopment of the site. Planning staff circulated the application to internal departments and no concerns were identified (see Appendix "D"). Should the subject application and zone change receive Council approval, the applicant has stated that he would file a severance application and begin construction of the first semi- detached dwelling immediately. Approval of the severance application would be necessary in z 4-2 order to obtain a building permit for the two other dwellings. Staff supports the proposed zone change and proposed redevelopment concept. ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN: This proposal aligns with the Kitchener Strategic Plan since it implements the community priority Development by preparing the site for redevelopment. FINANCIAL IMPLICATIONS: No new or additional capital budget requests are expected with this recommendation. COMMUNITY ENGAGEMENT: The subject demolition control application was referenced in the zone change notice that was circulated to all property owners within 120 metres of the subject property on March 13, 2012. As a result of the preliminary circulation, staff received six responses from the community related to the associated zone change application. None of the comments received pertain to the demolition control application itself, but rather to the redevelopment proposed through the zone change, future severance, and building permit applications. The property owners who provided written comment were mailed a courtesy letter including information about how to obtain a copy of the zone change report on May 22, 2012 (see Appendix "C"). CONCLUSION: Planning staff is satisfied that the proposed demolition is justified as long as the aforementioned standard condition is imposed in order to ensure timely redevelopment the property. REVIEWED BY: Della Ross, Manager of Development Review ACKNOWLEDGED BY: Jeff INillmer, Chief Administrative Officer AttanhmPnt~• Appendix "A" -Proposed Development Concept Appendix "B" -Demolition Plan Appendix "C" -Zone Change Courtesy Letter Appendix "D" -Department Comments 3 4-3 ~V ~~~i ` ~~~'~~~ ~ jlr I'~ L4/ ' : f '/ ; h ~ ~ ~` `.~ arkJ/ ~ ~ I 1~ ~ ~~ \f `Y ~~/ ~ ~ i j ,>~~ . - c, r l Q C /.~~ ~~ . , ~ ~ r.~ ti `~ l _ t ~C a ~ ~ ltli.1 ~ r~r" ~ r .qua ~ ~ '~ f k 7 n~".{ _ ~ ~ ~ ! ` ~~ Q] V.- ~ [ Q V ~ ~ ~ ~~~~ j SI Y ' ~ w, ~ .~ «M ^l uI ~~f'~ _ 4• ~~ ~~^ ~ ~.. ~.s lU ~~ ~~ ~ V ~f 7 l ~~ ~ ^ z C' ~ z ~ ~ ~ ~ f i ~ 0]~ C7 C~ d' C la r I ~`~f 1 r ~~ ~~i ~ ~7 ' i~ ~% ~ o ~ ~ ....~~°`~ titi ~x ~~ ~Ny SEn avow laod~~aiaa 86'OE t! I ~ ~ a ~ [ ~ ~ I N S~'OE T.. __.w~.... ...v..._., B{ ~ G^, f f ~ ~ q ~ ~ t .•'~` I ~: "~ l: 3 ~ 6-~::::C ~ 1 ~b ' C e ci. 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W iR ~+ i pL~ ~.q p~.~a ~~G'~Fl~'V d D.G'~w.~G'H K"row':nu ,p~-~,~~C'W ll~, _,I9~~ ~ t ~ ~ ~ sc c ~;d c w c c ~ ~;~~w ~ c ~ ~ F c x•c e ~ ~ N w . s~ w' c C ~ c e ~~%,~ c 3i,S h- z ;~ ~ ~ ~ ~~~ ~ ~~jr°x ~ ~ ~.~ ~E ~ p:c h ! ~~ ~5~ 4j~ ~ic~~ 8 d xl$ 4-4 p~ e .---- g ~ ~ ~~ ~ ffi Ifs g , ~~ Y 6 ~ ~.9 F ~r i 8 E 1 S~~LE ~ 1 9 ~~~ [~E~R1C~ ~~ ~ ~~t ~ ~ ~~ ~~~ ~°~ 1 (~ 1 1 I ~®~ o~ ~ ~~ ~ ~~ ~~ ~ '~ P . 0 ~ ~i ~~ ~~~~~ ~ ~ ~ ~~ <G- ~ ~ ~ ~ ~ ~° ~ ~ ~ ~~~ I 1 e~+~°°~~ ~~~ 3 ~~ >3` ~ ~ ~-- ~ ~~ ~~ r ~ ,~~ ~ ~ ~~ 'F ~+ y ~~~ 1t~v ~ ~ sr~ 1 T~ TW f S ~ NpT A PL~~ ~F SUP~E~ ~o~ rya. JANI~ARY ~ ~, ~o ~ REVlS~~ F£BftIiA~Y 29, 20{2 71-26 (I 4 ? G~i~N~1~~R 1~U~8 5~lRV~Y l t~G 1.. ! M f ~~D ~ 0 " CHEt~~R, ONTAR I K i i 1 ~.~ ~~~ g ~ ~r~~~1 ~ch~~.e~ ~~~y ~al~., ~~h ~Io~ ~~~ ~~.~.~ ~~~~ ~Ie~~, ~'.~. fox ~ . ~ ~~i~che~~~ C~~ ~2~- 4G7 ~'~a~~: 5~9.74~.~6G~ ~'a~: 5~~.74~,~C~4 ~:1,~6C.~G~o9~94 a~d~e~~:p~~z~e~l.~kitchen~~. ca day ~, g~ ~ Dear Prape~y ~wnerlAgency: 4 9 aifiGaian a one Change pliaian Z~ ~A1 I 439 ria sad avid Julien D~ ~aa as outlined in my letfer of (arch 13, 20 2, the City of Kitchener has received a development application from the owner ~f 439 ~ridgep~rt Road to change the zoning of the subject praper~y ~rQm Residential Three Zone (R-3) to Residential Four Zone (R-4) with a Special Regulation 'rovision. The property is located on fihe south side of Bridgeport Road, between Lancaster street West and the Highway ~5 orrloff ramp and contains a single detached dwelling. The subject property is shown on the map below. r ass of the ro seed Zone change is to allow the future construction of three sen~i~ The pup p p ed dwellin s with fronts e an Leander Place. Approval of a severance application would be detach g 9 i order to create the lets that would accommodate each semi-detached house, should required n ne chars e be a raved. In addition, approval of a demolition control application would be the Zo g pp required to allow the proposed redevelopment. existin R-3 Zone allows the following uses: coach house dwelling unit, duplex dwelling, harne The g rivets home da care residential care facility, and single detached dwelling. The business, p y a ra osed R-4 Zone allows all of the above R~3 uses as well as semidetached dwelling. pp 4-6 ~ur~h~r t~ the ~rigin~l proposal the applicant his new requ~st~d t~ modify t~~ special Regulati~~ Pr~visi~n ~~nt~nt. ~°he purpose of the ~o~~ ch~ng~ request is now to change the zoning from R~~id~nfiial Thr~~ done (Rm3) f~ ~esidenti~l ~~ur ~on~ (Rw4) with the fi~llowing ~p~cial ~egulati~r~ Pr~vi~ion for s~mi~d~tach~d dwelling: This item has been scheduled for the Planning traegic Initiatives ornrnitte on ony, June ~ conn~encing at lm0 ~ in the Council Chambers, 2nd ~laar, City Hail, 20g King Street West, Kitchener. To view the report in full, please see the agenda on City's website available at w~vvu.kitchener.ca on the Wednesda evening prior to the meeting click on the meeting date in the Calendar of Events y and view details for the Planning ~ Strategic Initiatives Can~mittee. If you have questions of a technical nature related to this matter, please contact the undersigned at ~ 9~?41 ~2~fi~. if a arson or public body does not make oral submissions at the public meeting or make p written submissions to the City prior ~~ the approval of the zoning by~lavv, the Ontario Municipal Board may dismiss an appeal made in relation to the zone change application. An one wishin to submit a written response to the Committee, to appear as a delegation at this y g meetin or to obtain advice regarding the meeting procedure, please contact our Legislative Services g Division at 5 9~14~ ~~~03~ Please note that the report prepared by staff is a recommendation onl . Any final decision an this matter gill be made b City Council. Council would narmally act on a recommendation of this y committee at their next scheduled meeting on Monday, June z~$ 2a~Z. ~Ca confirm that the matter is to be addressed at this meeting, please refer to the City's website ~www,kitchener.ca~ or contact the Legislative Services Division at ~~ ~~14 ~2~43. Sincerely, _. Andrew Pinnell, MCIP, RPP Planner cc: Councillor Scott Davey, Ward 2 4-7 N D ~ ~ ~ ~ ~ C7 .M~pN ~~:CpZ 4~~© ~ U~~ a~ ~ C7 Y Ca ~t a tll b!f C ~3 c~ Q a Q C U 0 N N ~ ~ W ~ a~ ~~-o ° ~' ~ a ~ ~: ~ Q 4 ~-° ~ as E ~~ ~ U ~ U ~ ~ ~ ~ T` ~ ~ N ~ n U ~ s.. 0} ' f ]_ ~ C3 O ~ © ~ U R3 ~ CA _G ~ ~ ~ ~ .C] (v q ~ ~~ q j m a ~ ~,, ~ c R} '~ ~ ,~ ~ ~ ~ ~ ~ ~ ~' ~ , w. ~ ~ ~.. ~ (~ ~ ~ ~ m a .ci ~= ~ C ~ (]. C ~p .~ ~ C N ~ ~ `~ a ~ ~ ~ ~' ~ ~~ v ~' `~ ~ ~ ~ cc a ~ ~' ~ v ~ ~ a n ~. ~~ ~ ~a ~ ~ ~ ~ ~ ~ ~ a ?~ ~ ~ N ~ ~ ~.+ ~ (IY Cq ~ ~ 43 ~ "~3 . ~ c ~~ ~~~ c~ ~ ~ ,c a T ~ a ~ ~ c ~ Q ~ ~i ~ ~~ o ~ ~ ~~ c~ ~~ °~ a ~ . ° ~ ~ ~~ ~ '~a a~~ ° ~ : ~ c m ~ c ~ c~ ~ 4 q~ ~ 'p ~ A ! 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