HomeMy WebLinkAboutCSD-13-030 - Demolition Control Application - 86 Fourth Ave
REPORT TO:Community & Infrastructure Services Committee
DATE OF MEETING:
May 6, 2013
SUBMITTED BY: Alain Pinard, Director of Planning
PREPARED BY:
Jeff Medeiros, Planning Technician (519)741-2200 x 7067
WARD(S) INVOLVED: Ward 3
DATE OF REPORT: April 12, 2013
REPORT NO.:
CSD-13-030
SUBJECT:
DEMOLITION CONTROL APPLICATION DC13/01/F/JM
86 FOURTH AVENUE
DALIP DHILLON & MANDEEP DHILLON
Subject Property
86 Fourth Avenue
Location Map: 86 Fourth Avenue
RECOMMENDATION:
That Demolition Control Application DC13/01/F/JM requesting permission to demolish
one (1) single detached dwelling located at 86 Fourth Avenue, owned by Dalip Dhillon &
Mandeep Dhillon, 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 semi-detached dwelling is not substantially
complete within two 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.
BACKGROUND:
The Community Services Department has received an application requesting the demolition of a
single detached dwelling located at 86 Fourth Avenue. The subject property is zoned
Residential Four Zone (R4) in the Zoning By-law and designated Low Rise Residential in the
City’s Official Plan. The property is currently developed with one (1) two-storey single-detached
dwelling with an attached carport.
REPORT:
The owner is proposing to demolish the existing single detached dwelling (and carport) in order
to construct a semi-detached dwelling. In order to ensure that redevelopment of the site occurs
in a timely manner, staff is 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 has
commenced.
Photograph 1: Existing building proposed for demolition
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Circulation Comments:
Planning staff circulated the application to internal departments. No issues or concerns were
identified. Circulation comments are attached as Appendix “B”.
Planning Analysis:
The subject property is designated as Low Rise Residential in the City’s Official Plan (OP). The Low
Rise Residential designation recognizes the existing scale of residential development and allows for
a variety of low density residential uses. Low Rise Residential Districts accommodate a full range of
housing types and favours the mixing and integration of different forms of housing to achieve a low
The redevelopment of the site with a new semi-detached dwelling is
overall intensity of use.
consistent with the intent of the Low Rise Residential designation in the Official Plan and is a
permitted use under the Residential Four (R-4) zone.
After taking all comments into consideration, Planning staff has no concerns with the proposed
demolition of the single detached dwelling. Staff is of the opinion that the proposed demolition
will have very little impact on the adjacent lands, surrounding uses and the overall
neighbourhood.
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:
A neighbourhood circulation was not made as part of this application as the applicant intends to
redevelop the site. 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 have reviewed this application and are of the opinion that the proposed demolition
is justified as the Owner intends to build a semi-detached dwelling in the place of the existing
dwelling unit. The proposed redevelopment is compatible with the neighbourhood, and is in
conformity with the Official Plan and Zoning By-law. As such, staff recommends that Demolition
Control Application DC13/01/F/JM, requesting permission to demolish the existing single
detached dwelling, be approved subject to the condition outlined in the recommendation of this
report.
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REVIEWED BY:
Della Ross, Manager of Development Review
SUBMITTED AND
Michael May, Deputy CAO
ACKNOWLEDGED BY:
Community Services Department
List of Attachments:
Appendix A – Demolition Plan
Appendix B – Internal agency comments
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