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HomeMy WebLinkAboutDTS-06-141 - Demolition Control Application DC06/03/O/AP, 453 Ottawa Street South ) ~ Report To: Date of Meeting: Submitted By: Prepared By: Ward Involved: Date of Report: Report No.: Subject: Development and Technical Services Committee October 23, 2006 Jeff Willmer, Director of Planning (519-741-2325) Andrew Pinnell, Planner (519-741-2668) Forest - Rockway Ward (5) October 16, 2006 DTS-06-141 DEMOLITION CONTROL APPLICATION DC06/03/0/AP 453 Ottawa Street South Concordia Club RECOMMENDA TION: That demolition control application DC06/03/0/AP requesting permission to demolish one single detached dwelling, located at 453 Ottawa Street South, legally described as Part of Lot 24, Plan 791, and as shown as Part 1, Reference Plan 58R-1437, be aooroved in orinciole subiect to the followina conditions: 1) That the owner obtain final site plan approval for a proposed development; and, 2) That the owner obtain a building permit for a proposed development. Upon satisfaction of conditions (1) and (2), 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: A. That in the event that construction of a new building is not substantially complete within 2 years of the date that demolition 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 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 Ottawa Street South between Hoffman Street and Highway 7/8. The Concordia Club is located immediately to the east of the subject site. The property to the north and the six properties to the south all abut the Concordia Club lands at their rear lot lines. The property to the north is currently used as the office for Big Brothers Big Sisters and is not owned by Concordia Club, while the six properties to the south are being used for residential purposes and are owned by the Concordia Club. The four properties immediately south of the subject property contain single detached dwellings except for 465 Ottawa Street South (located two lots south of the subject lot), which is vacant due to the demolition of a single detached dwelling in 2002. This demolition received both demolition control approval (Council Meeting of Jan 14, 2002) and a demolition permit (Permit # 01108882; issued January 25, 2002). The subject property contains one vacant single detached dwelling and one accessory building (shed). The applicant is proposing to demolish the existing structures in order to allow for the subject lot to be included as part of a development with the surrounding properties. No specific timeframe or proposal for redevelopment is known and no application for redevelopment has been received by the City. The lot is proposed to be graded, sodded, and left vacant until future redevelopment occurs. The subject property is designated Medium Rise Residential in the Municipal Plan and is zoned General Industrial (M-2) in the Zoning By-law. REPORT: 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, including preventing demolition for reasons such as long-term redevelopment. Seven criteria, as outlined in Council Policy 1-1010 are used to evaluate the appropriateness of an application to demolish a residential property in circumstances where no building permit will be issued for a new building on the site: 1. Property Subject to the Ontario Heritage Act The City's Heritage Planner advises that there are no heritage concerns with the subject application. 2. Architectural and Historical Value The City's Heritage Planner advises that there are no heritage concerns with the subject application. 3. Condition of the Dwelling A City Building Inspector examined the dwelling on August 1,2006 and found the building to be in general disrepair. Building Division has verbally advised that the structure of the building is secure. The Inspector estimates that the building would require a new roof, furnace, doors, and windows, siding and brick repairs, new electrical service and repairs, plumbing upgrades, flooring replacements, and painting totalling approximately $46,000.00 in upgrades in order to continue the building's use as a dwelling unit (see comments attached as Appendix "D"). Given other instances of proposed demolitions in the City, this amount is below the average and is not considered extreme in comparative terms. The applicant states that the cost to upgrade the dwelling to a habitable condition is prohibitive, especially considering that redevelopment is expected at some point in the future. The applicant further reasons that allowing the demolition of the dwelling at this time would be better than allowing a vacant building to remain and deteriorate until redevelopment occurs. 4. Impact of Demolition on Abutting Properties, Streetscape, and Neighbourhood Stability Among the five consecutive lots owned by Concordia Club along this stretch of Ottawa Street, the subject application proposes the second demolition. As abovementioned, the single detached dwelling at 465 Ottawa Street was demolished in 2002. If the subject dwelling is demolished, three dwellings would continue to remain. The applicant's stated intent is to retain these three dwellings until redevelopment is imminent. Concordia Club has further stated that they have invested significantly in these three dwellings. Previous experience has shown that in certain instances demolitions may contribute positively to the neighbourhood and streetscape. For instance, two demolition approvals located on Park Street, just east of Union Boulevard, on the same block as the current Clarica I Sun Life Financial parking lot, should be considered. These demolitions took place in the 1990s and were located within a row of 11 single detached dwellings. At least eight of these dwellings were converted into offices for tenant charitable organizations and became part of what is known as the Clarica Community Resource Centre. Consequently, these demolitions have provided opportunity for two small, unobtrusive parking lots for the adjacent charitable organizations and have allowed the continuation of an attractive streetscape. The potential negative outcome of the proposed demolition should also be considered. The intent of demolition control is to prevent the premature demolition of a dwelling for reasons such as long-term redevelopment. In this case, the applicant is proposing demolition for this reason. Permitting the demolition of the subject property without a redevelopment proposal would cause a gap in the streetscape that would not be filled within a definite timeframe. Consideration should be given as to whether the demolition of a second dwelling is worth compromising a near-continuous streetscape for preparation of a lot for long-term future redevelopment. 5. Timeframe of Redevelopment The applicant has stated that although there is no formal redevelopment proposal at this time, the Concordia Club plans to grade, sod, and maintain the lands in the interim. From the applicant's viewpoint, redevelopment of the subject lot is definite and forthcoming, although the timing and specific proposal is undecided. Planning staff advise that in certain cases premature preparation of a site for redevelopment is unavoidable and acknowledge that a maintained vacant property is favoured over a derelict building. 6. Proposed Use In Terms of Zoning and Compatibility with Adjacent Properties The subject application states that the subject lot would be graded, sodded, and maintained as a vacant site until such time as redevelopment occurs. A specific proposal and timeline for redevelopment of the property have not been provided to the City and, therefore, compatibility of a proposed use with adjacent properties cannot be determined at this time. It is noted that the property is designated Medium Rise Residential in the Municipal Plan but zoned General Industrial (M-2) in the Zoning By-law. Due to their excellent location, however, Staff acknowledge that the subject property along with the adjacent properties are well-suited to a future comprehensive residential redevelopment. 7. Department / Agency and Public Input No objections were received as part of the circulation. Conclusion: Planning Staff advise that the subject demolition, as proposed, is premature, because the City has not yet received or approved a redevelopment application and, therefore, has no assurance of the design and timeframe for redevelopment. Consequently, Staff advise that prior to final approval of this demolition control application and issuance of a demolition permit, a site plan application could be considered in order to achieve appropriate siting and massing, and to ensure safety, attractiveness and compatibility of the redevelopment with the surrounding area. Staff also advise that in order to ensure timely redevelopment of the site a maximum time limit could be required. These proposed requirements could be made conditions for final approval of the subject application. As such, Planning Staff recommend that demolition control application DC06/03/0/AP requesting permission to demolish one single detached dwelling located at 453 Ottawa Street South, legally described as Part of Lot 24, Plan 791, and as shown as Part 1, Reference Plan 58R-1437, be aooroved in orinciole subiect to conditions outlined in the recommendation section of this reoort. FINANCIAL IMPLICATIONS: None. COMMUNICA TIONS: Preliminary circulation of the demolition control application was undertaken on May 15, 2006 to internal agencies and all property owners within 60 metres of the subject property. Comments were received from three divisions and four property owners (see comments attached as Appendix "D" and "E"). This report will be circulated to all property owners within 60 metres of the subject property, including those who responded to the original circulation, in advance of the October 23, 2006 Development and Technical Services Committee Meeting. Andrew Pinnell, BES Planner Jeff Willmer, MCIP, RPP Director of Planning Attachments: . Appendix "A" - Existing Conditions Plan submitted with application . Appendix "B" - Demolition Plan submitted with application . Appendix "C" - Proposed Lot Re-grading Plan submitted with application . Appendix "D" - City staff comments . Appendix "E" - Property owner comments