HomeMy WebLinkAboutDTS-07-126 - Demolition Control App DC 07/05/F/SR - 194 Fifth Ave1
Tec~i~n~ic~a1 Serv ~~es
Report To: Development and Technical Services Committee
Date of Meeting: August 13, 2007
Submitted By: Jeff Willmer, Director of Development (741-2325)
Prepared By: Sheryl Rice, Development Administrator (741-2844)
Ward(s) Involved: Ward 3 -Fairway -Gateway
Date of Report: August 1, 2007
Report No.: DTS-07-126
Subject: DEMOLITION CONTROL APPLICATION DC 07/05/F/SR
194 FIFTH AVE
WILLIAM O'NEIL
RECOMMENDATION:
That demolition control application DC 07/05/F/SR requesting permission to demolish a single
family dwelling located at 194 Fifth Ave, owned by William O'Neill, legally described as Plan 706
Pt Lot 4 RP 58R-15797 Pt 2, be approved in principle, subject to the following condition:
1) That the owner obtains a building permit for the proposed semi-detached dwelling.
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 semi-detached 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 property 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 the west side of Fifth Ave, between Wilson Ave and
Connaught St. The property is zoned Residential Four (R-4) under By-law 85-1 and is
designated as Low Rise Residential in the City of Kitchener Official Plan. The dwelling
currently on the property is going to be relocated and not demolished, however Demolition
Control permission is still a requirement of its removal from the lot. The owner has already lifted
the house off of the foundation not realizing that a Demolition Control Permit was required to
move the house and remove the existing foundation. The owner intends to rebuild on the lot
with asemi-detached dwelling.
REPORT:
1. Notification
Preliminary circulation of the demolition control application was undertaken on July 18, 2007 to
internal departments. Written comments are attached.
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. In order to assess
whether or not the demolition is in the public interest, the proposal must be weighed against the
seven criteria outlined in Council Policy I-1010:
1. Property Subject to the Ontario Heritage Act
The subject property is not designated under the Ontario Heritage Act.
2. Architectural and Historical Value of the Dwelling
The City's Heritage Planner has no concerns with this application.
3. Condition of the Dwelling
The building is in good condition though currently vacant as it has been lifted off of its
foundation and is supported on concrete blocks and steel beams in preparation to move the
house from the lot. Building Division staff has no concerns with the proposed removal of the
house to another lot and consequently no concerns with the demolition and removal of the
existing foundation in order for a new semi-detached dwelling to be constructed.
4. Neighbourhood and Streetscape Quality
The properties along Fifth Ave are also zoned R-4 and contain single family dwellings and
duplexes. The proposed demolition and rebuilding with a replacement dwelling would not affect
the quality of the streetscape or neighbourhood which contains other low rise residential uses.
5. Timeframe of Redevelopment
The owner would like to rebuild as soon as possible.
6. Community Feedback
No circulation was made to the public as the dwelling is proposed to be replaced with another
dwelling.
7. Zoning Compliance of the Proposed Use
The proposed semi-detached dwelling use is in compliance with the Zoning By-law.
3. Comments Received (copies of comments attached)
Heritage and Building staff have no concerns.
Engineering staff note that the proposed semi-detached dwelling will require the installation of
new services for the second dwelling. If the existing services for the single dwelling are older,
they will have to be replaced.
4. Summary
Having considered the criteria established in Council Policy I-1010, Planning Staff are satisfied
that the proposed removal of the existing building and replacement with asemi-detached
dwelling is in keeping with all criteria. As such, Planning Staff recommend that the demolition
control application DC 07/05/F/SR, requesting permission to demolish one single detached
dwelling located at 12 MacVille Ave, legally described as 706 Pt Lot 4 RP 58R-15797 Pt 2, be
approved, subject to the condition outlined in the recommendation section of this report.
FINANCIAL IMPLICATIONS:
None.
Sheryl Rice, CPT Della Ross, MCIP, RPP
Development Administrator Manager of Development Review
Jeff Wllmer, MCIP, RPP
Director of Development
Attachments:
- Plan showing both proposed and existing buildings
- Department comments