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HomeMy WebLinkAboutDTS-08-108 - Demolition Control Application DC08/10/B/AP, 7 Briarmeadow Cres ) Report To: Date of Meeting: Submitted By: Prepared By: Ward(s) Involved: Date of Report: Report No.: Subject: Council June 23, 2008 Jeff Willmer, Director of Planning (519-741-2325) Andrew Pinnell, Planner (519-741-2668) Ward 2 - Chicopee-Grand River June 20, 2008 DTS-08-1 08 DEMOLITION CONTROL APPLICATION DC08/1 O/B/ AP 7 BRIARMEADOW CRESCENT MAJA KLUCIC RECOMMENDATION: That Demolition Control Application DC08/1 OIBI AP requesting permission to demolish one single detached dwelling located at 7 Briarmeadow Crescent, owned by Maja Klucic, legally described as Lot 34, Plan 58M-14, be approved~ without conditions. BACKGROUND: The subject property is an interior lot located on a crescent in the Idlewood Community of Kitchener. The surrounding area is comprised almost exclusively of single detached dwellings constructed in the late 1990s. The subject property contains a single detached dwelling with an attached garage. The dwelling was severely damaged by fire in February 2008. The Building Division has issued an order to remedy an unsafe building and an order to prohibit occupancy of an unsafe building for the property (both issued March 5, 2008). By-law Enforcement Division advises that they have received complaints related to the fire, including unsightliness, blowing debris, and concern for safety of neighbourhood children due to broken construction materials around the perimeter of the property. The applicant has stated that the dwelling is proposed to be demolished down to the foundation and that a new dwelling will be constructed on the existing foundation, with the timeframe for redevelopment unknown. The property is designated Low Rise Residential in the Official Plan and is zoned Residential Four (R-4) in the Zoning By- law. It should be noted that this application was submitted to the Planning Division by Higgins ProTeam Restorations on June 13, 2008. Although this application would normally have proceeded to the August 11, 2008 Development and Technical Services Committee, due to a number of neighbourhood complaints and a pressing need for action, the application is being considered the first time at the June 23, 2008 Council Meeting. Furthermore, it should be noted that satisfactory applicant authorization has not been provided on the application form. After discussion with the applicant and the owner's insurance adjuster, staff was made aware that communication with the owner of the property is difficult, being that she is out of the country. The applicant has been unable to reach the owner to request adequate authorization. In light of the situation, staff has considered it prudent to review the application to consider whether demolition is justified despite the absence of proper authorization. It is staff's intent in bringing this application forward at this time that the applicant will pursue and obtain satisfactory applicant authorization so that a demolition permit may be obtained as soon as possible. REPORT: Planning Comments Planning staff inspected the exterior of the dwelling on June 20, 2008 and found that the dwelling was boarded up with plywood on all four sides to contain the damaged structure. The roof was covered in tarpaulins to prevent the elements from entering the roof cavity created by the fire. Staff observed numerous birds entering and exiting the dwelling while undertaking the inspection. 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. The applicant has stated that demolition is proposed at this time and that it is expected that a new dwelling will be constructed on the original foundation. The timeframe for redevelopment is not known. Notwithstanding the applicant's presumption that a new dwelling will be constructed, Planning staff advises that from past experience demolition is not always followed by timely redevelopment, even if a building permit is issued. In order to ensure timely development, Planning staff often recommends a condition requiring the owner to obtain a building permit. Upon issuance of a building permit, a demolition permit may be issued subject to a significant fine if reconstruction has not been significantly completed within 2 years. In this case, a City Building Inspector has indicated that the dwelling is in a very poor state of repair and that the cost to renovate is approximately $150,000. In addition, Planning staff affirms the concerns of neighbourhood complainants, including unsightliness and concerns over safety of neighbourhood children due to broken construction materials on the property. The Planning Division advises that even if timely redevelopment does not follow demolition, a vacant property is preferred over the retention of the dwelling in its current state. Staff advises that the standard redevelopmentlfine condition should not be applied considering the abovementioned factors. Building Inspector Comments A City Building Inspector visited the property on June 17, 2008 and advises that the front of the building is constructed as a one storey wood framed structure and the rear is one and a half storeys in building height. The building was vacant at the time of the inspection and all visible services have been disconnected. The roof has sustained heavy damage from the fire and needs to be totally replaced including framing members. The interior of the building has received extensive smoke and water damage and requires a complete makeover including drywall, insulation, painting and flooring. The following is a list of the required repairs and their associated costs: Remove construction debris Replace roof including roof shingles Insulate and drywall exterior walls Install new siding and fascia on the exterior Install new doors and windows Install new flooring, trim and paint entire house New Kitchen and bathroom vanities New electrical and repair plumbing Total $ 15,000 $ 30,000 $ 20,000 $ 10,000 $ 15,000 $ 25,000 $ 20,000 $ 20~000 $ 150,000 The Building Inspector estimates the size of this house to be approximately 1 ,400 Sq ft and at current construction costs of $ 1 00.00 a Sq Ft the repair costs would be more then the replacement costs. Engineering Comments Engineering Services staff has concerns with what will happen to the existing connections. If the house is being rebuilt, Engineering Services will need a letter from the owner, or his agent, stating that they will be reusing these connections and when. If the house is not being rebuilt, then the connections would have to be capped at the expense of the owner. FINANCIAL IMPLICATIONS: None. COMMUNICATIONS: No neighbourhood circulation was undertaken in consideration of the short timeline between receipt of the application and procession to the first available Council Meeting, and of staff and the neighbourhood's desire to see the application acted on with haste. CONCLUSION: Planning staff is of the opinion that the proposed demolition is justified. As such, staff recommends that demolition control application DC08/1 OIBI AP, requesting permission to demolish one single detached dwelling located at 7 Briarmeadow Crescent, legally described as, Lot 34, Plan 58M-14, be approved without conditions. Andrew Pinnell, BES Planner Della Ross, MA, MCIP, RPP Manager of Development Review Jeff Willmer, MCIP, RPP Director of Planning Attachments: · Appendix "A" - Site Photographs · Appendix "B" - Survey submitted with application · Appendix "C" - Internal agency comments