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Home My WebLink AboutDTS-06-104 - Demolition Control App DC 06/06/V/AP, 60 Valewood Pl1 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 1 — Bridgeport- Centre Ward June 16, 2006 Report No.: DTS -06 -104 Subject: DEMOLITION CONTROL APPLICATION DC 06 /06 /V /AP 60 Valewood Place Janet and Michael Brenner RECOMMENDATION: That demolition control application DC 06 /06 /WAP requesting permission to demolish one single family dwelling located at 60 Valewood Place, owned by Janet and Michael Brenner, legally described as Lot 12, Registered Plan 790, be approved, subject to the following condition: 1) That the owner obtains a building permit for the proposed development. Upon satisfaction of condition 1, the Chief Building Official may authorize and issue a demolition permit under Section 33(6) of the Planning Act. The demolition permit will be subject to the following condition: That in the event that construction of the new 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 subject property is located on Valewood Place, located off Union Boulevard between Lancaster Street West and St. Leger Street. Breithaupt Park is located directly behind the subject property to the north. A public access to the park is located adjacent to the east side lot line. The surrounding area contains mainly single family dwellings built in the 1950s. The subject property contains one single family dwelling and a one storey wooden pool house. The applicant is proposing to demolish the dwelling in order to construct a new, larger single family dwelling. The subject lands are currently designated Low Rise Residential in the Municipal Plan and are zoned Residential Three (R -3) in the Zoning By -law. REPORT: 1. Notification Preliminary circulation of the demolition control application was undertaken on June 9, 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 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 a new dwelling is 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 concerns regarding the subject application. 2. Architectural and Historical Value The City's Heritage Planner advised that there are no concerns regarding the subject application. 3. Condition of the Dwelling A City Building Inspector examined the dwelling on June 8, 2006 and advised that the house is in excellent repair with a new roof, windows, exterior brick and interior upgrades. Notwithstanding the excellent condition of the dwelling, it is the opinion of Planning Staff that this alone is not sufficient justification to require that the dwelling be retained, considering that a new dwelling is proposed. 4. Neighbourhood and Streetscape Quality The owner is proposing to build a new single family dwelling on the same lot as the dwelling proposed to be demolished. The new dwelling would be required to meet current zoning requirements. As proposed on the plan submitted with the application, the new dwelling appears to be compatible with existing dwellings on the street with respect to setbacks. 5. Timeframe of Redevelopment Planning Staff recommend that in order to ensure the timely redevelopment of the site, the demolition permit be subject to the following condition: That in the event that construction of the new 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. 6. Zoning and Compliance of the Proposed Use The proposed single family dwelling is a permitted use in the R -3 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 new dwelling is proposed to be constructed in place of the existing dwelling. 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 the subject dwelling is a single storey building which is approximately 40 years old and has no historical value. The dwelling is in excellent repair with a new roof, windows, exterior brick and interior upgrades. The Inspector further indicates that the owner wants to tear the building down and build a more modern single family dwelling with a full basement. The current basement lacks adequate headroom. The inspector states that there is no objection to the demolition since the building will be replaced with a new single family dwelling. Engineering Services 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 and having considered that the owner intends to construct a new single family dwelling on the same lot as the existing dwelling, Planning Staff are satisfied that the proposed demolition is justified. As such, Planning Staff recommend that demolition control application DC 06 /06 /V /AP requesting permission to demolish one single family dwelling located at 60 Valewood Place, legally described as Lot 12, Registered Plan 790, be approved, subject to the condition outlined in the recommendation section of this report. FINANCIAL IMPLICATIONS: None. Andrew Pinnell, BES Planner Jeff Willmer, MCIP, RPP Director of Planning Della Ross, MA, MCIP, RPP Interim Coordinator of Development Review / Senior Planner Attachments: • Plan showing existing conditions submitted with application (1) • Proposed redevelopment plan submitted with application (1) • Comments from City Building Inspector (1) • Comments from City's Heritage Planner (1) • Comments from Engineering Services (1)