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HomeMy WebLinkAboutDTS-06-103 - Demolition Control App DC 06/05/H/AP, 42,46,50 & 54 Howe Dr1 Kd LR Development& Technical Services Report To: Date of Meeting: Submitted By: Prepared By: Ward(s) Involved: Date of Report: 6 REPORT Development and Technical Services Committee June 26, 2006 Jeff Willmer, Director of Planning (741 -2325) Andrew Pinnell, Planner (741 -2765) Ward 4 —South Ward June 16, 2006 Report No.: DTS -06 -103 Subject: DEMOLITION CONTROL APPLICATION DC 06 /05 /H /AP 421 46, 50 and 54 Howe Drive Deerfield Homes Ltd. RECOMMENDATION: That demolition control application DC 06 /05 /H /AP requesting permission to demolish four single family dwellings located at 42, 46, 50, and 54 Howe Drive, owned by Deerfield Homes Ltd., legally described as Part of Lot 47, German Company Tract, be approved without conditions: BACKGROUND: The subject property is located on Howe Drive, between the Conestoga Parkway (Highway 7/8) and Howe Drive. The lands contain four single family dwellings which are unoccupied and boarded up, and are currently the subject of a site plan application proposing 21 multiple dwellings containing 84 units in total (Site Plan Application SP06 /41 /H /AP). The adjacent properties to the southwest and northeast each contain a single family dwelling built in the mid 1950s. Lands further southwest are the subject of a subdivision application, proposing 43 single and semi detached units. The opposite side of Howe Drive contains a 50 -unit and a 55 -unit row housing complex built between the mid to late 1980s. The applicant is proposing to demolish the dwellings in order to allow for the construction of the abovementioned multiple dwellings. The lands are currently designated Low Rise Residential in the Municipal Plan and are zoned Residential Six (R -6) in the Zoning By -law. REPORT: 1. Notification Preliminary circulation of the demolition control application was undertaken on June 1, 2006 to internal agencies. Comments were received from three 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 Wednesday June 21, 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 residential 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 84 dwelling units are proposed, City Staff have weighed the proposal against the abovementioned criteria: 1. Property Subject to the Ontario Heritage Act The City's Heritage Planner advised that there are no issues or concerns regarding the subject application. 2. Architectural and Historical Value The City's Heritage Planner advised that there are no issues or concerns regarding the subject application. 3. Condition of the Dwelling A City Building Inspector examined the four dwellings on June 8, 2006 and reports that they require extensive upgrades to the roof, doors, windows, and paint. In addition, interior renovations, furnace upgrades, and plumbing upgrades are needed. The Building Inspector estimates the average repair costs at $80,000 per unit. 4. Neighbourhood and Streetscape Quality The proposed use is considered compatible with the existing development on Howe Drive. 5. Timeframe of Redevelopment A site plan application has been submitted to the City with respect to the redevelopment of the lands. Staff estimate that redevelopment will occur once the site plan is approved. 6. Zoning and Compliance of the Proposed Use The owner is proposing to develop multiple dwellings on the site which are a permitted use in the R -6 Zone. Staff advise that the proposed use is compatible with the surrounding neighbourhood. 7. Community Feedback No circulation was made to the public as a residential development is proposed to be constructed as part of the site plan that was submitted. 3. Comments Received Heritage (Planning Division) The City's Heritage Planner advised that there are no heritage concerns with respect to the subject application. Inspections (Building Division) A City Building Inspector notes that all four houses proposed for demolition are approximately 40 years old and have no historical value. All houses require extensive upgrades to the roof, doors, windows, and paint. In addition, interior renovations, furnace upgrades, and plumbing upgrades are needed. The Building Inspector estimates the average repair costs at $80,000 per unit and has no objection to the demolition. Engineering Services Engineering Services advised that there would need to be a condition included with the demolition permit requiring the removal of redundant service connections. 4. Summary Having considered the criteria established in Council Policy 1 -1010 and having considered that the owner intends to construct 84 new residential units on the same lots as the four existing units, Planning Staff are satisfied that the proposed demolition is justified. As such, Planning Staff recommend that demolition control application DC 06 /05 /H /AP requesting permission to demolish four single family dwellings located at 42, 46, 50, and 54 Howe Drive, legally described as Part of Lot 47, German Company Tract, be approved, without conditions. FINANCIAL IMPLICATIONS: None. Andrew Pinnell, BES Planner Jeff Willmer, MCIP, RPP Director of Planning Attachments: Della Ross, MA, MCIP, RPP Interim Coordinator of Development Review / Senior Planner • Plan showing existing conditions submitted with application (1) • Proposed redevelopment site plan (from Application SP06/41 /H /AP) (1) • Comments from City's Heritage Planner (1) • Comments from City Building Inspector (1) • Comments from Engineering Services (1)