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HomeMy WebLinkAboutDTS-06-009 - Demolition Control App DC 05/14/P/AP, 527 Pioneer Tower Rd1 Kd LR Development& Technical Services 6 REPORT Report To: Development and Technical Services Committee Date of Meeting: January 23, 2006 Submitted By: Jeff Willmer, Director of Planning (741 -2325) Prepared By: Andrew Pinnell, Planning Technician (741 -2765) Ward(s) Involved: Ward 3 — Fairview- Gateway Date of Report: January 12, 2006 Report No.: DTS 06 -009 Subject: DEMOLITION CONTROL APPLICATION DC 05 /14 /P /AP 527 Pioneer Tower Road 340268 Ontario Limited RECOMMENDATION: That demolition control application DC 05 /14 /P /AP requesting permission to demolish one single family dwelling located at 527 Pioneer Tower Road, owned by 340268 Ontario Limited, legally described as CON BEASLEYS BROKEN FRONT PT LOT 12, be approved without conditions: BACKGROUND: The subject property is located at the south end of Black Maple Court and is addressed as 527 Pioneer Tower Road. The lands contain a single family dwelling that was built in the mid- 1950s, is set back approximately 90 metres from the street, and is located just north of the top of the valley slope of the Grand River. The property is zoned Open Space Zone (P -2) and Residential Three Zone (R -3) with Special Regulation 262 (262R). The R -3, 262R zoned portion of the property is located closer to Black Maple Court, whereas the P -2 zoned portion of the property is located further from the street and contains the existing single family dwelling. The P -2 Zone does not permit residential uses, whereas the R -3, 262R zoning permits residential uses including single family dwellings. The owner is proposing to demolish the existing dwelling and construct a new single family dwelling within the R -3, 262R zoned portion of the property, closer to the front lot line and further from the valley slope of the Grand River. The proposed new dwelling will be constructed outside of the P -2 Zone and further away from the proposed Walter Bean Trail so that any conflict or privacy issues with trail users should be reduced. REPORT: 1. Notification Preliminary circulation of the demolition control application was undertaken on December 15, 2005 to internal agencies. Comments were received from one division (see comment attached). Since there is no right of appeal for demolition control applications, this application was not circulated to the public for comment, however, as a courtesy and for information purposes, this report will be circulated to the property owners within 60 metres of the subject property on January 16, 2006. 2. Planning Comments Under the Planning Act, the purpose of Demolition Control is to maintain residential properties within the municipality and to prevent their premature or unjustified removal. Where no new buildings are proposed, the municipality must determine whether or not the removal of the building is in the public interest. While a new single family dwelling is proposed, City Staff have weighed the proposal against the seven criteria outlined in Council Policy 1 -1010: 1. Property Subject to the Ontario Heritage Act This building is not listed nor designated under the Ontario Heritage Act. 2. Architectural and Historical Value of the Dwelling The City's Heritage Planner has no concerns with the demolition of the building (comments attached). 3. Condition of the Dwelling An inspection of the building was not conducted, as the applicant intends to construct a new dwelling on the same lot. 4. Neighbourhood and Streetscape Quality The surrounding neighbourhood on Black Maple Court is presently being developed as new single family dwellings. The existing dwelling is not of the same character or quality as the dwellings being constructed in the surrounding area. The new dwelling will be located closer to the street and should be more in keeping with the development proposed for the rest of Black Maple Court. 5. Timeframe of Redevelopment The City has received a demolition permit application with respect to the subject dwelling. In addition, the subdivision immediately to the west of the subject site has been registered and is currently being developed. It is expected that the subject site will be redeveloped shortly, as servicing is in place along Black Maple Court. 6. Community Feedback No circulation was made to the public as a new dwelling is to be constructed on the same lot. 7. Zoning Compliance of the Proposed Use The proposed use of the R -3, 262R zoned portion of the lot as a single family dwelling complies with Zoning By -law 85 -1. 3. Comments Received The City's Heritage Planner has no concerns with the subject demolition control application (comments attached). 4. Summary Having considered the criteria established in Council Policy 1 -1010, Planning Staff are satisfied that the proposed demolition is justified. As such, Planning Staff recommend that Demolition Control Application DC 05 /14 /P /AP requesting permission to demolish one single family dwelling located at 527 Pioneer Tower Road, legally described as CON BEASLEYS BROKEN FRONT PT LOT 12, be approved, subject to the conditions outlined in the recommendation section of this report. FINANCIAL IMPLICATIONS: None. Andrew Pinnell, BES Planning Technician Jeff Willmer, MCIP, RPP Director of Planning Attachments: Drawing submitted with application (1) Comments from City's Heritage Planner (1) Della Ross, MA, MCIP, RPP Interim Coordinator of Development Review / Senior Planner