HomeMy WebLinkAboutDTS-08-058 - Demolition Control Application DC08/02/F/SR - 770 Frederick St - S McElhoneKiTCR
Development &
Technical Services
REPORT
Report To:
Date of Meeting:
Submitted By:
Prepared By:
Wards) Involved:
Date of Report:
Report No.:
Subject:
Development and Technical Services Committee
May 12, 2008
Jeff Willmer, Director of Development (519-141-2325)
Sheryl Rice, Development Administrator (519-141-2844)
Ward 1--Bridgeport Centre
April 29, 2008
DTS-08-058
DEMOLITION CONTROL APPLICATION DC 081021FISR
l70 FREDERICK STREET
STEPHEN PATRICK MCELHONE
1~+~`
~~
RECOMMENDATION:
~~~ Y~~ l
233
'~~.
%i
That demolition control application DC 081021FISR requesting permission to demolish a
single family dwelling located at ll0 Frederick Street, owned by Stephen Patrick
McElhone, legally described as Plan 764 Part Lot 43 RP58R1302 Part 1, be approved in
principle, subject to the following condition:
1) That the owner obtains site plan approval for the proposed eight (8)-unit multiple
dwelling.
Upon sa#isfaction of Condition 1, the Chief Building official may authorize and issue a
demolition permit under Section 336) of the Planning Act. The demolition permit will
be subject to the following condition:
That in the event that construction of the 8-unit multiple 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.
BACKGRQUND:
The subject property is located on the west side of Frederick Street, between River Road East
and Turner Avenue. The property is zoned Residential Eight ~R-8) under By-law 85-1 and is
designated as Medium Rise Residential in the City of Kitchener Official Plan. The single
detached dwelling existing on the property is to be demolished and an eight (8)-unit multiple
dwelling is to be constructed.
REPORT:
1. Notification
Preliminary circulation of the demolition control application was undertaken on March 28, 2008,
to internal departments. Three 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-1014:
1. Property Subject to the Ontario Nerifage Act
The subject property is not designated under the Ontario Heritage Act.
2. Architectural and Historical Value of fhe Dwelling
The City's Heritage Planner has no concerns with this application,
3. Condition of the Dwelling
The building is vacant and in poor condition. It would require extensive upgrading at an
estimated cost of $150,000. Building Division staff has no concerns with the proposed
demolition.
4. Neighbourhood and Streetscape Quality
The neighbouring properties along Frederick Street and River Road are also zoned residential
and there is mixture of single detached dwellings and multiple dwellings. The proposed
demolition and rebuilding with a multiple dwelling would not affect the quality of the streetscape
or neighbourhood which contains other law and medium rise residential uses.
2
5. Timeframe of Redevelopment
The owner is in the process of obtaining Site Plan approval and would like to redevelop in a
timely manner.
6. Community Feedback
No circulation was made to the public as the dwelling is proposed to be replaced with another
residential building.
1. Zoning Compliance of the Proposed Use
The proposed eight ~8)-unit multiple 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 sanitary and water services will need to be capped and
disconnected if the owner deems them to be redundant. This is at the property owner's
expense.
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 an 8-unit multiple
dwelling is in keeping with all criteria. As such, Planning Staff recommend that the demolition
control application DC 081021FISR, requesting permission to demolish one single detached
dwelling located at 7l0 Frederick Street, legally described as Plan l64 Part Lot 43 RP58R1302
Part 1, be approved, subject to the condition outlined in the recommendation section of this
report.
FINANCIAL IMPLICATIONS:
None.
COMMUNICATIaNS:
A copy of this report will be sent to owners of property within 60 metres of the subject property.
~ ~~
Shery Rice, CP
Development Administrator
illmer, MCIP, RPP
Dir for of Development
Attachments:
- Plan showing both existing and proposed buildings
- Department comments (3)
Della Ross, MCIP, RPP
Manager of Development Review
3
~X15T1~~
I ~~~ _~
~"" i b i i ~~f~~~~~~
l.~3~1S s Y I t ~ ~~ i~~~
~.G'7bi ),tv'dd~JGG r~~y^,d~G 1 " 1 ~~~5 i~'1
I ^~ I ~
x ~ I~~ I ~
~ Sq IUGnI
Ji I
$. ~I-~ kidh;~
~~ ~
f W±4 ~1
I F
By~3 3:iYavp3 CO7ti. Of Sgt ~~ •~ ~
tiT+~mM-~Wa71"-..C~1~~ iW ~ _ ...,~ a~~~, f •:. y~~~.Y~;iy~...
,;, ~.+r~~~ CFA ~--17tH ~.-i--~11^ ~.,n ~ .. ~'''~=~ '§ " kq ~M. ~~;~.!~f,~~ ,
S^'4tC X13:^ ~~ j~'~r°'.y ~ '4.
'r xtr~?Ors 711N7r:• r~ ~~ y e~,r )r;
.rt3 U ~
Ins rF s^ ~ Dm ~f
S~ ~ ~+ ~T~
t s rr 3.~0,90.OtN t:i:t' ~ r,.
• ^ r .w r ^ nK
~t rr'yi0tr ~Z ^ v rrl,~
. ~~'' 0 ~~~n irn ; '• ~ ,3N ..,,3:n 43:^ _.,;in ~.~]> ~" iL4~-~.~ ~ I:'~is,'~?'t.+`nt~€/~'± •".,.~r r .
M iii r~ q 3
~.~„ l~, w S~r~s~is';4.
t j ~_~.:~~.~s.W. I
1 w ~,,`~`~~ {~„
{ ,1 r ~~ CF, I ~ As Y!4•"~~':;,~riy;a r. .SS'",P;,,:Ij
`~ ~.; ~ ~ '.atr~.:E~;~~ ~-"'rid f 1
,b ~y y .. r . ~, ~ ~ ~ f~ rrr, t
\ I ,j ;~~~~'ttiLf~HWi~4,:*Sif S~N:.•D^' t`rrl
' rbr ~ ~ iS .f.(aJ ~ a.F~~t fF. ~ ~ r.r I
\l r I(~f~f'1~jwPJF ~ [~ ~~ rfy
a "7~ tF~S v'K:jj~~s ~~
J l ~Ii~4 ~Cti7Ai,"1.~rjj~, ~{[~rL
y ~b ~~5. ,xY''' a''' :r,. '~: .2 r ~
1
gL'•}I 'i. ~ I i. i Q
~Y I ~~,~~f~"1~~r~r [ e ' h
T ~c i
c - ~ ~. ter': x rf'~ ,....
,p W i~ c°
G I Y~'~ r. 1
fir !. I ry w ,p~ {~ ~';*~y,F^i' ;~,.Q.~."+w~•~
~~' ~~~ r
P n !~. ,F~
K r NN I5~'~i~iY''h sir[ ~Y{.H:t~YY. r~x
' ll ~ n .a~~~'4ya•C ,~. ~ Q C ~
j l r : ~~..t,F,., ...,yam ~Y~;-~ I
o /
a ~ y
I ~ ~-1 ,
~r s
{ ~ ~ ~ `
r ~ r` . fr,, r` i
~ ~, ~' rr
`9 r '~ S ',± 't, F i 'i
~b ~.. ~
\ n r ~,7Y~
M1 ~
~i . ~~ ` G i (thy ~ ; (v'x .
i ,, f
,r Imo` h .t x r ~.s ~ a r 'ter I
~ r I
, ~ I
1 •4' r~r
I x 5
~ y ~, ~y
.y~Y 1 ~ ,
I `_ - - ..*
~ x ' y ' \:
d .~ r
t ~ ^'~} ~
gyp. x % r i ° ,M 1 ~~ t 'r ~ J `i~
ti 39+31 f~-'`~`` 3CIZ,C~.~~ri l~ ~'~ i~ `~,\y~~
< ~ ice' 1 tra ` t•..y{k
. 1 7 ~ ~ ~ 11 ~y I [S.
xylrf ~~.f ~~ ~C6~ '~ ` , w ~3y~j?I [, }~l ~ ~1.:;;.`4i~ ;:,.
~ ~ ~ ~
' !
j ~ ~ ,rlnL !C ep. ~r ~ ~~ ~
` 1 .t iZC ', a ~~ . `~ .
x
N
O N
N
O
~N
Qj
~
m
~ ~~~ E
p
~ J
¢ ~
Z ~
U ryNao ~
=h~~; NNE
~~G W 0.
o~~a
~
~ ~~ W~~
~ t0
~ U
~
~ C d W ~ H~
~ O C
o
a~U a=_
U) ~ ~
~ .
~n.N
~~~ ~ ~ ~ a
~ ~~
(d
W Ca ~ ~
L
~ p c
'
~ w ~ ~ ~ J
~ ~ ~ ~
~ ~ ~
3
O
Cnr~U~m~a c~ ca cv
aaa ~ZZu.
..
V ~QZO.
Z ~a w~
°~ o~
UN a~
Q
W ~~ •
~ ~N o
rr^^ ~ ~ Z
VJ
~ 0
0 a~ ¢
~ r Z = a
~ ~v O o
Z ~ ~apl-- ~W
W can Ww~Q~ sU
~" O owC~ro~ncv ~w
L~ZN"r j~~*+~
}Q~U~~a.a~"~
oS o ~~~~~~~_
W [~ J v C Q Q, ~ W
azQSZJ ~"'o
a ~- ~ ¢ ~ z
~a z ~2~Z ~a
a, ~ O ~ a. w Q ~ ~ z
J ~~ ~ W
a
w~~vW
~- ~~
U1 a a
v
w
w
~ ~ 1~
4 1`
IA 4i~N~J!
N ~
N
t ~
W,
~ m
N O U
~ W
.- `' O
W
O
U Q
(~} D
al?I Iw
tsl
~
W
- ~E W J
U ~-
F_
Y
~ 1.'
LL
.
o Y
~
W OU
~ _ ~
Q
~~ ~~
~
W
~ O
c , ~n
~ O W
o o~
o~
W ~ ~
~
=
~~ z0
o
~% ~
~
o~ ~ ~
4.
0
a~
c~
N
a
~
~ ra
~
c
~
0. '
~
~
~
0
+•
~
L
~ ..
~
~
N ~
~
N
0 ~'
~ U
~ ~
~ ~
3 ~
C
~
N
UD Q
~.
G ~
0 ~ U
{~
4
U ,
~ '~ ~
~ ~
c
6
~ A
,~a+
V/ U
~ G
a ~
~ Y
. G ~
V ~'
G
U N `
~
~ ~ ~
~° o
a
~
... a
OL ~
LL
; ~
C N
~ a o ~
cn ~ ~
~
~ ..
c
a~ r.
~
~
a
L
•+
a •~ c" a~ Q ~ o a L
~ ~ U ~ o a ~` o ~' Y
c'~ ~
p LL G
~ N
U C Q
r 0 p
w- BUG
~ N l~f
a ~ G- D
cov o
~ =
> N
~
v a° o
~ U aGi
~ = ~ .o
N o m
~ o
~ a ~ LL ~ ~ ~ a ~~ a~ ~ v ~ ~ .w
_ p N W ~.. U Q~ ~~ ~ ~~~
~ t co ~' o
u ~ ~ /~ ~ m~
~ ~co ~
p ~ ~
~ ~ ~+ Y 0
~
'
C Ri '~ Q~~~
,~ L .~ V
~ 1.4 fA ^ ~
~ Q~ G
U G ~ '~ ~ {V
C> N N U
i} A
~
~ ~ q+ ~
~- 'C t R W
' Q~
G ~ t 0
*''
,
N In
~
ni
{' IL N ^ LL
p ~
-~ ~ N
~ v ~~G
C ~
N
°
~ '~ 01 Qj -
'
r ~ ++ ~
o ~
~
~. ~
~+_ --
X33
N u
~
- N _~ ~~ ~~N~ (n o ~
4. to H U fJ! `
~ 2 ~ ~2 OadIL E N = Nr.c
N~
c
~~~ c
~~
.r C
C ~
~~~~
U .; X {~ U ~
,
] .;
01
~
~ m Z
Y ,
~ Q~j
v
..
C_
O i
~
«
Y
p
0. ~ 01
` C 7
~
_
U
N C U ~ .C
••
__ y
V ~? ~
~ r..
t0
1 = - ~ Q. d
G
~. Y ~ flJ
~ ~ 0
U
N 0 G
t _
W
0
~ O W N
O N N ~ ~
~
p ~ d~
N~
° t
U
.~ "'
00
D Q ~
ai o
r" L I~ °
C
~
Q
~ C
° Q~viC
~3c~ 0
o ~ ' o
~
'a
v c
a .C
o
~ ~ 0
0
~ ~ ~ ° c
a ~ .
o
" _
N
~ ~,
07 C
9
tC
~ ~ t_ 6
•~
. ~
~ ~ j a
~ a
v, ~, ~ .~
~ c °:
c
~
0
Q ~ ~
0 ~ _
~lq
~ 3
N
Q
_ (~ ~•
C ~
'~ 'd U
~9 p~ ~ ~
C
Q> Q
'~ ~ 0
U U
V ~~ ~ ~
V
~ ~
~ ~ ~ G
Q m D ~ v Sao ~
~ p U
~ ,U
O ~ L ~
U
~
t O ~ Q.
f0 C ~ ~
~ 1
C
tl1
O
O N .Y
~ °' .~
0 °' a~
~ a
~ c
O U Y .
Ql
,0 =
C
~ 41 N
s}
~ O~
C
~ ~ ~ ~ ~
~ m ~ a~N
U1 ~ ~
7
~ C
D. .C t .
~
Y O N
Q~ ~
~ ~ N Q
~~ a N
N a
Q U) ~ ~ h ~ ,N 0 rn'~ p ~ d1
~
~ '~ ~
~ X33
•~ c ~
~ a
~~~
' ~
" ~~ L
o
m
~
co 3
Vi Y
~
~
.~
m
~- ~et ~ ~ w c ~ a a3 o y ~ 4
.._._
`r~
o
°
~
~ i
°
~
~
- n N
~ a
°' ~ ~
r$
~- a s
~ ~
o u
m
v
cn
~
~ ~
~
A _
V
Q
~ ~
o
c
0
~.
0
v
~_
L
N
N
3
V
N
0
++
C
l9
^
v
G
t4
N
7
0
A
0
X
a
0
3
..
m
c~
a
a~
L
C
Q1 ~
03
a~
~~
z
.~
~~
vq~ ~rn
WC
~~ a~ o
N ~ ~= L
~
N
~~
~ o, ..
ro ~
G
aC r
3W~
.c
~ ti
~ 0 Urn
~ N ui
~ G L ~ ~
~~ C (d~UG~p..
Q~U (C p~~~,..
~ a ~ ~YOUH