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Home My WebLink AboutDTS-08-144 - Demolition Control Application DC07/08/M/AP, 20 Maple Hill Drivel ii ID ~_ ~... .~ REPORT Report To: Development and Technical Services Committee Date of Meeting: September 29, 2008 Submitted By: Jeff Willmer, Director of Planning (519-741-2325) Prepared By: Andrew Pinnell, Planner (519-741-2668) Ward(s) Involved: West -Victoria Park (Ward 6} Date of Report: September 19, 2008 Report No.: DTS-08-144 Subject: DEMOLITION CONTROL APPLICATION DC07/08/M1AP 20 MAPLE HILL DRIVE STALEX ENTERPRISES LTD. K Y i I ' ', a , ~ ~ ," ~ `l, w i, ~~ ~ ~ ~. ,. ., ~ ,~, ~~~.i Ja, i ~ ~ ~ ~,.H r.' '. p ~. S u ~1 ;~ 1~In }N?, ~~ ~~ Single Detached Dwelling proposed to be demolished a~~, ~~ ~~~~;, ~ ~~` ~ a ', k~~ r ,~.: ~ r~ °! ~ ~ ~a9~ + y ' ~~ ~q ~ ' s ~ ~~~ ~. a~~~ n~' J V ~ ~,, ~~~~ ~, ~~~~ ~~ 1. f~ , ~; P> ' ~~.; ~.,w,~ ~, ' L• ,~ .`~ ~ ~ ~' x ,tis . ,. ~ ~ ~, ,~ ~~~ ~ ~,~ r , _ 1 ."' ~ , L.e~ s ~'9. '^" ~" as 1^m 4. 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" ~ ~ ~.. 1z t v ~ , ~ ~+++' ~ T +~ ~ ~ .r ~ ~ ' ~ ~o '4 ~' ~+f~ „~ i~ ~o~ „~ ~ a ~, .~" r.. m~ ~ ;y r ; ~%a ,c ~ ~~ } ~ ~~ ~k ti.y ,: ~ ~ {~S ~~ I'~ r, , ~u , ~ ~}~ ~' i L s fi~rr.. ~- Y a 'ate' e ~ F ~ w ~ ~P ru { 4. 1 ~ I ti~ ~ " ~ n, ~~ ~ i ~.~. ~ ~ z '- 3^~ i '' ASV f ~' ~ I ~ ., p~ ~ e~ ^~~r°. r ~ ~~ r ~{ ~u , t7. ,~' '` ~ ~` ~.. ~M _ L r ~~ ~ ,~, ,i,1}~~ ~ '` ~ 7- u .- v i~ L 0 RECOMMENDATION: That Demolition Control Application DCO11081M1AP requesting permission to demolish one single detached dwelling located at 20 Maple Hill Drive, owned by Stalex Enterprise Ltd., legally described as Lot 3, Plan 877, be approved, subject to the following conditions: 1) That the owner obtains a building permit for the proposed single detached dwelling; and, That upon satisfaction of condition 1, the Chief Building Official may authorize and issue a demolition permit under Section 336) of the Planning Act subject to the following condition: In the event that construction of the new 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 properties 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 north of the intersection of Fischer-Hallman Road and Glasgow Street on the north side of Maple Hill Drive. The property abuts Westmount Golf and Country Club at the rear lot line. The surrounding area is comprised mainly of single detached dwellings. The subject property contains a single detached dwelling with a detached garage constructed in approximately 1959. The subject lands are designated Low Rise Residential in the Official Plan and are zoned Residential Two (R-2} in the Zoning By-law. The applicant has stated that the dwelling is proposed to be demolished in order to construct a new, larger dwelling on the property. REPORT: Planning Comments The surrounding area appears to be in transition. Although the subdivision was registered in 1956 and construction began shortly after and continued to the early 197~s, a number of properties have been redeveloped with new dwellings in the last decade. This transition has created a unique mix of architecture within the neighbourhood. For this reason, it is Planning staff s opinion that the transition is appropriate within the context of this area. 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 plans to proceed with construction of a new dwelling on the property. Notwithstanding the applicant's redevelopment plans, Planning staff advises that from past experience demolition is not always followed by timely redevelopment, even if a building permit is issued. Incases where a building permit to redevelop is proposed, Planning staff have typically imposed a condition of demolition control approval 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. Staff suggests that this condition be applied in order to ensure timely redevelopment. Heritage Comments Heritage Planning has indicated that it has no concerns with the subject application. Rui~ding Inspector~on~rr~ents The Building Division has reviewed this application and conducted ~ brief inspection of the existing single family dwelling on this property. It is my understanding that the applicant has applied for a demolition permit far the existing house in order accommodate the construction of anew single family dwelling, The existing structure is in fairly good condition but requires about ~4,0~o in maintenance work considering this dwelling i being replaced by much larger two storey building the Building Division has na objection to the derr~alitian. Engineering ~mments Engineering services comments that this property has no sanitary severs available to hook up to. ansequently, the owner must proceed with an engineered septic system. Additionally, there ere no storm sewers on this street, so there will be na storm connection, therefore, the sump pump gill spill to grade. This praperky has an existing ~!" diameter water connection Chet was installed in 19?~, sa it should be satisfactory to reuse. FINANCIAL IMPLICATI~~I: hla new or additional capital budget requests are expected with this recommendation, ~MI~UNIATI~N: No neighbourhood circulation was made a part of this application as the owner intends to reconstruct the dwelling. All property owners within a metres of the subject property gill receive notice of the Development and Technical Services meeting dealing with this application for inforrnatian only. D~NLIJSI~N; Planning staff is of the opinion that the proposed demolition is justified considering the absence of heritage issues and intended redeelapment. In order to ensure that redevelopment occurs in a timely manner+ staff recommends Chet the standard redevelopmentlfine condition b applied, Planning staff is satisfied that the proposed demolition is justified, As sucht staff recommends that demolition control application D~OlIa8~I1JIIAP, requesting permission to demolish one single detached dwelling located at ~~ Maple I•lill Drive, legally described as Lot t Plan ~~~, be a raved, subject to the condition outlined jn the Recommendation section of this repork. Andrew Pinnell, BES Planner ~ Imer, IIIIDIP, RPP e rof Planning Attachments: Della Ross, MA, MC P, RPP Manager of Development Review Appendix "A" -Proposed site plan and building elevation drawing submitted with application Appendix "B" ~ Internal agency comments ~~ ~4 rm.~ ~ I ~n.~ ~ eo'i,~ eq. ^ ti9 41~ ON ~ ~ ~. ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~. . ~~ 14.ter a ~ M ~~ ~~ R~ ~~ i ~~ b~ ~Jd ~ , OeR 9AlV~d F I ~ #~bf I I+ ' n t~ I ~ ~~ * ~ ~ ~~ i$ ~~~ '~~~ '~ a 4 r ~ ~~~ ~ ' ~ ~ ~ ~ AMR III 1 ~ ~x~ar. ~~ ~~a M ~{~ ~r~ ~ ro ee o ~v I ~~ ~` e~aai. 1~ I ~ ~~~~ I r-~~ ~$ ~~x~444 ~ ~ ~ 1 ~ 4 ~ ~ ~ ~~ ~ ~~~ 4~ 4s4~y4 4 ~~ I 1 + r ~ 1 + ~~~ ~~ + ~ ~ ~ I ~ `~~~~~~~ ~ ~ ~~~~4 ~ ~ ~~^ ' ~ ~ ~~ ~ ~ ' + (T~ EE ~JO ~ ~ R~1J4C~v 7il fB'1 ~~ + I ~ t ~~~ ~ i ~~ + ~ra,~w ~ I ~+ r ~ M Gay ~ 1 ~ ~~~ i ~ ~ ~ r ~er~~ ~~ + ~ ~ ~ ~ ~ ~' a ~ + ~ ~~_~ ~ ~ ~ ~~, i ~ ~ I RTlII~1/ ~~ ~ ~+1 ~~ f ~ + , -~w ~ ~ Y ~ I air "~ ~ I ~~~ ~ ~ ~ ~ ~ . ~~ ~ ~ ~ ~ f ~~ r ~ ~ I,1! Or l~l r ~ ~~ ~g~ ~~ ' • ~ . . . ~ . . ~ 1 ~ ~~ ~ ~ ~ ~ ~~ ~~ ~~ ~ "' ~ J I~~'MJ ! ~ ~~~~ ~a ~ ~ ~~ ~~ i ,~ ~°'~ / ~ ~ !l l { r Edge ~~r f ~ o f P a v e m e n t~ PLE HILL DRIVE ,~~~ ~~ _ ~ :~~-~ sa i ~4 ~ n ~ i G1 ~~ ~' ~ ---- I------------- -- ~------~- I I V ~~}~ {I ~_ f'~ V ~`~~i 0 ~~ 3~ m ~T ~~ N m ~- ~~ er 1 r- i i ~ "'~ ,_~__~ ~--~ti ~--~-~ p..d i s,.rF c ' i I~ ~ I ' ~ I I I t i i ' ~ I I I it I ~P~/t/l~~r ?~ ~~ ~,~ Page 1 of 1 Andrew ~innell From: Michelle I#I#ade Sent: vlledneday, July ~~, ~DO~ 9:08 ANI To: Andrew Pinnell Subject; ~~: Ciroulatian for Camr~ent -Demolition antral Application far ~~ Maple Hill Dr ~DC~71gS1MIAP} Heritage Planning staff have na concerns with the proposed demolition control application, Michelle 1JVado, BF Heritage Planner Development and Technical Services Department Planning Division P, 1 g.?4~ .2839 F~ a~ 9,74.2824 michel le.wade akitchener~ ca From: Andrew Pinnell dent; Monday, dune 3a, X008 3: ~4 PM To: Fiona McCrea; Robert chipper; dreg I~eit~el; Brian Page; Michelle bade; Dan Kerr Cc: Sohn ajkunavlc; hritina INeylie Sub~ec~'t: Circula~ian for Comment ,Demolition ~ntrol Appllcatlan for 2a I~laple Hill Dr ~DC07J08~M~AP~ Please see the attached circulation letter and plan respecting the above Hated demoiitian control application. Comments and questions should be directed to me. Andrew Pannell, BE Planner Development and Technical Services Department City of Kitchener ~Oa Ding street West P.~~ Box 118 Kitchener, D~1 N2 4~ Tel: ~ 19~ 741-KGB Fax: ~~~ 9} 7~~ -2~4 'A## xhirrgs are p~~~#b#e #o ~rirr~ who be#reves'+ 911I2~~8 ~ J city of KitCheno~ I'I"~~~ city Hail, ~aa ~~n~ t. vest ~.~, Box ~ 1 ~8 ~ev~~~~m~nx& KftChenef, ~~ 1V2 4G~ ~~~~~I~dl ~~~V~CBS Date: July ~, ~~~$ To: Andrew Pinnell, Plar~ne~ ~~om: Jahn ajkunovic ~~; subject: ~0 Maple Hill Drive - Dernol~tion control Application D 071o8~MlAP I have reviewed this application and conducted a brief inspection of the existing single family dwelling on this propertya It is my understanding that the applicant has applied for a demolition permit for the existing house in order accommodate the construction of a new single family dwelling, T#~e existing structure is in fairly good condition but requires about $ ~0,00o in maintenance work, considering this dwelling is being replaced by a much larger two storey building the writer has no objection to the demolition. Respectfully, John ajkunovic Building official III Page 1 of$ ~ Andr~-nr ~Innell From: fan Kerr Sent: Thursday, Ju#y ~1, X008 t 1.g8 AM To: Andrew Pinneli auhject: RE: Circulation €or Comment - Der~olitior~ antrol Applicatian far ~D Map#e Hill Dr ~D~7l~81M1AP} Hi Andrew, this property has no sanitary sewers available to hook up to ,sa they gill have ga with a engineered septic system. As wel# there are no storrrz sewers an th# street, so there will be no storm connection -sump pump will spit! to grade !This property has an existing 1"die. water connection that was instalied in ~97~F so it should be okay to reuse, Dan From Andrew Pinnell end: UvednesdaY- July 30, ~OgS ~1;D AM To. Robert Schipper; Brian Page; Dan Kerr; Sohn ~a~kunovic Sub~~c~s FIB: Circc~latian fir Comment # Demolition Control Applicatian far z~ Maple l-iill Dr ~DCD1J08~M~AP} Hello Gentlemen, if you haven't already submitted comments tame, please do so as soon as passibie~ Thanks Andrew Pinnell, BSS Planner Develaprnent and Technical Services Department City of Kitchener X00 King Street UVet P.~. Box ~ ~ 1 ~ Kitchener, ~N NBC ~~ Tel: {5~~~ 74~-~~~~ Pax; {~1 g} ~4~ ~~~24 "A~~ tf~ir~~s are par~~e to f~im +~ho beliave+' From: Andrevu Pinnell S~n~~ Monday, June Sat 200 3: ~4 PM To. Fiona McCrea; l~o~ert Schipper; dreg Reit~xel; Brian Page; Michelle 1Nade; Dan Kerr C~: John a~kunovic; ~l~r#stina vUeylie uh~ect~ Circulation for Comment - Demolition ~ontra~ App1#cation for ~Q Maple Hill Dr ~DCg7~08~M~AP} Please sae the attached circulation letter and plan respecting the above noted demolition control application, Cornments end questions should be directed to me, Andrew Pinnell, BSS Planner Development and Technical Services Department City of Kitchener X40 King Street lest P. D. Bax ~ 1 ~ ~ Kitchener, ~N N2 ~~ Tel: ~~ ~ 9} ~'4 ~ -288 Fax: ~~1 g} 74~ -282