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HomeMy WebLinkAboutDTS-06-074 - Demolition Control App DC 06/02/H/AP, 1396 Highland Rd W j ~ Development & Technical Services Report To: Date of Meeting: Submitted By: Development and Technical Services Committee May 1, 2006 Prepared By: Ward(s) Involved: Date of Report: Report No.: Subject: Rob Browning, 8M of Development and Technical Services (741-2500) Andrew Pinnell, Planner (741-2765) Ward 6 - West-Victoria Park Ward April 19, 2006 DTS-06-074 DEMOLITION CONTROL APPLICATION DC 06/02/H/AP 1396 Highland Road West Sunvest Development Corp. RECOMMENDA TION: That demolition control application DC 06/02/H/AP requesting permission to demolish one single detached dwelling located at 1396 Highland Road West, owned by Sunvest Development Corp., legally described as Part of Lot 39, German Company Tract, shown as Part 1, Reference Plan 58R-1847, be approved without conditions: BACKGROUND: Although the subject property has a Highland Road address, the property is located north of Victoria Street South in the vicinity of the proposed extension of Udvari Crescent. The lands contain a single detached dwelling. The lands are subject to draft plan of subdivision 30T- 86016, which proposes to develop approximately 250 single and semi detached dwellings. The surrounding lands are presently being developed with mainly single detached dwellings in accordance with a separate subdivision agreement. The applicant is proposing to demolish the dwelling in order to allow for grading and construction as proposed through the plan of subdivision. The lands are currently designated Low Rise Residential in the Municipal Plan and zoned Residential Four (R-4) in the Zoning By- law, which permit the proposed development. REPORT: 1. Notification Preliminary circulation of the demolition control application was undertaken on March 5, 2006 to internal agencies. Comments were received from two divisions (see comments 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 should be circulated to the property owners within 60 metres of the subject property on April 24, 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 building permits will be issued for a new building on the site, seven criteria outlined in Council Policy 1-1010 are used to evaluate the appropriateness of an application to demolish a residential building. Notwithstanding the fact that approximately 250 dwelling units are proposed, City Staff have weighed the proposal against the abovementioned criteria: 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 Assistant Heritage Planner advised that there are no heritage concerns with respect to the subject demolition control application. 3. Condition of the Dwelling An inspection of the building was not conducted with the understanding that the applicant intends to construct numerous single and semi detached dwellings as part of the plan of subdivision. 4. Neighbourhood and Streetscape Quality Although the surrounding lands are mainly being developed with single detached dwellings, the subject single detached dwelling is not of the same character or quality. The new dwellings to be constructed as part of the plan of subdivision will be compatible with the surrounding lands that are presently being developed. 5. Timeframe of Redevelopment The development of the plan of subdivision requires that the subject dwelling be demolished. It is expected that once the conditions of subdivision draft approval have been satisfied, development will commence. 6. Community Feedback No circulation was made to the public as numerous dwellings are proposed to be constructed as part of the plan of subdivision. 7. Zoning Compliance of the Proposed Use New single and semi detached dwellings are proposed through the plan of subdivision. These uses are permitted within Residential Four Zone (R-4). 3. Comments Received The City's Assistant Heritage Planner advised that there are no heritage concerns with respect to the demolition control application. In addition, Engineering Services advised that there are no concerns with respect to the application. 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 06/02/H/AP requesting permission to demolish one single detached dwelling located at 1396 Highland Road West, legally described as Part of Lot 39, German Company Tract, shown as Part 1, Reference Plan 58R-1847, be approved, without conditions. FINANCIAL IMPLICATIONS: None. Andrew Pinnell, BES Planner Della Ross, MA, MCIP, RPP Interim Coordinator of Development Review / Senior Planner Rob Browning GM of Development and Technical Services Attachments: . Drawing submitted with application (1) . Comments from City's Assistant Heritage Planner (1) . Comments from Engineering Services (1)