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Home My WebLink AboutDTS-08-062 - Demolition Control Application DC08/01/C/BB - 103 Courtland Av E - A & F Greenfield Homes LtdT ~~~ r ~ , ~ Development & Technical Services Report To: Development and Technical Services Committee Date of Meeting: May 12, 2008 Submitted By: Jeff Willmer, Director of Planning X519-741-2325} Prepared By: Brian Bateman, Senior Planner X519-741-2869) Ward(s) Involved: West Victoria Park Ward Ward 6) Date of Report: April 24, 2008 Report No.: DTS-08-062 Subject: DEMOLITION CONTROL APPLICATION DC08101ICIBB 103 Courtland Ave. E. A. & F. Greenfield Homes Ltd. RECQMMENDATION: That demolition control application DC081011CIBB requesting permission to demolish one single detached dwelling located at 103 Caurtland Ave. E., owned by A. & F. Greenfield Homes Ltd., legally described as Pt. Lat 3, Registered Plan 419, be approved, unconditionally. BACKGROUND: The subject property is addressed as 103 Courland Ave. E. and is located on the south side of Courtland east of Peter Street, beside Courtland Avenue Public School. The surrounding land use is primarily low rise residential. The subject property contains a single detached dwelling that has been derelict for some time. This property has been the subject of concern for the past several years to the surrounding neighbourhood, Courtland Ave. School officials and By-law Enforcement. Under the previous ownership, the City had made several attempts to have the property demolished. However, there were complicating matters beyond the City's control that prevented this from happening. This is na longer the case as the property is under new ownership and the current owner, A. & F. Greenfield Homes Ltd., has agreed to take the house down. The property is subject to a site plan application for an eight (8} unit residential building but A. & F. Greenfield Homes Ltd. does not wish to re-develop at this time so a vacant lot will remain. The subject lands are currently designated Low Density Commercial Residential in the official plan and zoned Commercial Residential One with special regulation 336 SCR-1, 336R} in the zoning by-law. r .. ~; y ; . ~~ ~~v . _n ,< ~, ~~ ~. ~, .: .~~. ,v REPORT: Planning Comments Under the Planning Act, the purpose of demolition control is to maintain the residential building stock by preventing its premature or unjustified removal. V1lhere no new building permits will be issued for a new building on the site, seven criteria outlined in Council Policy I-1010 are used to evaluate the appropriateness of an application to demolish a residential building. ~. Praperty Subject to the Ontario Heritage Act The City's Heritage Planner has no concerns with the proposed demolition. 2. Archifectural / Histarical Value or Interest of the Property The City's Heritage Planner has no concerns with the proposed demolition. 3. Condition of the Dwelling The condition of the building is characterized as being "very poor". An "Order to Comply" letter in 2003 identified over 16 interior and exterior deficiencies. Some of the deficiencies are major. 4. Impact of Demolition on Abutting Properties, Streetscape, Neighbourhood Stability Planning Staff are of the opinion that removal of this derelict building will have a positive impact on the streetscape and neighbourhood stability. As mentioned previously, this building has been a source of concern to the City, surrounding neighbourhood and School Officials for some time. Its removal will allay these concerns and provide the opportunity for new development. 5. Timeframe of Redevelopment This property is subject to site plan application (SP081061C1BB) for an 8 unit multiple residential building. The owner, however, has advised staff that he will not be going ahead with development a# this point in time. As such, the lot will be vacant after demolition. 6. Community Feedback In accordance with City policy, property owners within a 60 metres radius will be mailed a copy of this report. 7. Zoning Compliance of the Proposed Use The owner is proposing to demolish the existing dwelling and has received site plan approval "in principle" for amulti-unit residential building in accordance with the zoning. The owner has indicated he will not be seeking re-development at this time. Staff are of the opinion that given the very poor state of the building and the hazard it represents to the surrounding lands and the neigbourhood, it would be better to have the house torn down and left as a vacant lot rather than left as is. Staff will continue to work with the current or any future owner to redevelop the site in a timely manner. S. !s it better to have a vacant site than a derelict building? Council may recall that report DTS-Ol-148 report, entitled, "Follow up Report Information on Demolition Permits" noted that staff will be asking this question until a new policy is put forth. In this case, staff are of the opinion the answer to this question is "yes". The subject building has been a blight to the neighbourhood for some time and now we have an owner who is willing to remove it. As mentioned, staff will work with the current and any future owner in order to re- developthe site as soon as possible. In the meantime, removal of the structure and having a vacant lot is preferable, in the opinion of staff. Notification I Comments Received Preliminary circulation of the demolition control application was undertaken on March 31, 2008 to internal departments. Comments were received from the City's Heritage Planner, Engineering Services, and By-law Enforcement (see Appendix A). Comments are summarized in the Planning Comments section of this report. In accordance with Council policy, a copy of the staff report will be sent to property owners within a 60 metres radius of the subject lands. Summary Planning Staff are satisfied that the proposed demolition is justified. As such, Planning Staff recommend that demolition control application DC081011CIBB, requesting permission to demolish a detached dwelling located at 103 Courtland Ave. E., legally described as Pt. Lot 3, Plan 419, be approved, unconditionally. FINANCIAL IMPLICATIONS: None. Brian Bateman, BA (Hons) Senior Planner ,;. Della Ross, MCI ,RPP Manager of Development Review illmer, MCIP, RPP ire or of Planning Attachments: • Appendix A -Department Comments r arc i ul ~ Brian Bateman To: Shayne Turner Subject; RE; Demolition Control Application DC081011CIBB-103 Courtland Avenue East Thanks, Shayne. I will fast track this approval so that it can betaken down asap. Brian From: Shayne Turner Sent: Tuesday, April 0~, 2008 3:44 PM To: Brian Bateman Cc: Gloria MacNeil Subject: Demolition Control Application DC08/0~/C/BB- X03 Courtland Avenue East Hello Brian, I wish to refer to your memo of March 31 st with respect to the above noted application. Please be advised that the By-law Enforcement Division has no objection to this application. In fact, this offce supports the application and the rationale in this instance, that it is more appropriate for a vacant lotto exist until re~ development occurs, than to have the existing building remain in its current state for much longer. Please let me know if you need some further documentation or if this email is a suffcient response. Thanks Shayne 4/1/2008 Brian Bateman From; Michelle Wade Sent; Friday, April 11, 2008 3:34 PM To: Brian Bateman Subject: DC081011C1BB -103 Courtland Ave. E, Brian, Heritage Planning staff have no concerns with the proposed demolition. Michelle Michelle Wade, BES Heritage Planner Development and Technical Services Department Planning Division P. 519.141.2839 F: 519.741.2624 m ichelle.wade@kitchener.ca 411~/2a08 Brian Bateman From: Dan Kerr Sent: Thursday, April 10, 2008.9:57 AM To: Brian Bateman Cc: Binu Korah Sub'ect:103 Courtland Avenue E. -Demolition of Existing House J Good Morning Brian, The services for the above noted building will have to be capped and the monies for this paid for prior to the Demolition Permit being issued. Any redundant driveways that are nat going to be used need to be closed off as well and paid for prior to the Demolition Permit being issued. , 1n the future when they redevelopment takes place, the owner will have to pay for and install all new services. ~3. ~aniol K.e~rr ~`.E.T. Design & Construction Technologist Development & Technical Services Engineering City Hall 200 King Street West 9th Floor PO Box 1118 Kitchener ON N2G 4G7 CANADA Tel: 519 - 741- 2413 Fax: 519 -141 - 2747 4/10/2008