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HomeMy WebLinkAboutDTS-08-065 - Demolition Control Application DC 08/03/A/API~TCx~~R Deve!©pment& Techrrica~ Services REPORT Report To: Date of Meeting: Submitted By: Prepared By: Ward~s~ Involved: Date of Report: Report No.: Subject: N~ ~• i Development and Technical Services Committee May 12, 2008 Jeff Willmer, Director of Planning (519-741-2325) Andrew Pinnell, Planner (519-741-2668) Bridgeport -Centre (Ward 1) May 1, 2008 DTS-08-065 DEMOLITION CONTROL APPLICATION DC08/03/A/AP 196 AHRENS ST W KELLY ROBINSON AND VERA PETROVIC ~~ ~~~~~ ~~ ' ~ ~: Y ~ ' 1 ~µ_ ~.~~ ~_ u t. ~ r'I ~ ~a ,. ~, ~f - _ T. I f ~ d M ~ - ,~~ ~ ~,. u ~' 4 ~ i _° ~+~ 1 `- ;3 '~ ~• __ ,_ ~ ` ,_ ~ ~ ~ ,~ .. ~ , m ~ e ~, a .' - ,~ ~ _ ,._ '~- _~ - i 9 .. ' ~ _. ~~ _ _ :~ ~ ~ ~ y h~l~ -. ~ ., ~~ ~~ , ~ ,~ ~. ~• - ~ r~ ~~ E :~: ;~~ ,, '~ ~~ ~ rv5r ~~ _ ~ - k- ', ~ ~ .`A~ m y~, j _ , "y ~~ ~:~, ~~ "e ~Tf'~ ~,~ Y ~ VTg l ~~ r~ ~n~ _ ~., ~w q ' -~~~ ,~, ~ ~. Single Detached Dwelling to be demolished and replaced with new dwelling (larger footprint) - ~¢ - ~~$ _ -- ~ . _ LL ~:~ , ~. . RECOMMENDATION: That Demolition Control Application DC08/03/A/AP requesting permission to demolish one single detached dwelling located at 196 Ahrens Street West, owned by Kelly Robinson and Vera Petrovic, legally described as Lot 5, Plan 75 be approved without conditions. BACKGROUND: The subject property is located on the east side of Ahrens Street, between Blucher Street and Wilhelm Street. The surrounding area is composed of mainly single detached dwellings built between the late 1800s and early 1900s. Other low rise residential uses, including apartment buildings, are blended into the neighbourhood also. The subject property contains a single detached dwelling constructed in approximately 1895. The subject lands are currently designated Low Rise Residential in the Official Plan and are zoned Residential Four (R-4) in the Zoning By-law. The owners are proposing to demolish the existing dwelling in order to construct a new, larger dwelling on the property. The owners have applied for a building permit to construct the new single detached dwelling, and issuance will be granted upon demolition control approval. ,~ 1 .•, ~p s~,- _ ~•. ~ * _ +~u. etd Q+~f et, k S~} N _ 4~ yF~! '.. Y ~_~ ~~ _ ~ M a M f.. 1+.~'~~ sul4: . -_ .. 1va..1.. ~_~ REPORT: 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 this case, the applicants have applied for a building permit for a new dwelling on the property, and have stated that they plan to begin construction as soon as possible. Notwithstanding the applicants' 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, and site plan approval, if applicable. Upon satisfaction of these conditions, a demolition permit may be issued subject to a significant fine if reconstruction has not been significantly completed within 2 years. The imposition of this condition has, in certain cases, led to the owner not proceeding with demolition until favourable circumstances and timing, leading to the retention of a building in poor repair. For this reason, Planning staff advises that this condition should not always be imposed. The proposal should be evaluated to determine whether demolition leading to a vacant site is preferred over the retention of a building in poor repair. Planning staff have considered this situation and are of the opinion that the proposed demolition is justified considering the absence of heritage issues, the poor state of repair and high cost to restore the existing structure. In addition, staff advises that should the reconstruction not occur in the short term, a vacant site would be preferred over the retention of the existing dwelling in considering its poor condition. Should construction occur shortly, as expected, the new dwelling would be required to fully comply with the Zoning By-law. Heritage Comments The property municipally addressed 196 Ahrens Street West is not listed on the Municipal Heritage Register nor is it identified on Heritage Kitchener's Inventory of Heritage Buildings. Other than the MPAC assessment date, no other heritage information is on file regarding the subject property. As a result, Heritage Planning staff have no concerns with the proposed demolition. Building Inspector Comments Following a site inspection on April 8, 2008, Building staff identified that the house is a two storey building in need of major upgrades. The house is currently occupied and in poor repair. It would require extensive renovations including new windows, roof, metal siding, plumbing, heating and painting work. The repair costs are estimated to be in the $160,000 range. Building Division has no issue with the demolition subject to redevelopment. Engineering Comments All redundant services should be capped, any new services required should be installed, all redundant driveways should be closed, all new driveways should be installed, and a Grading Control Plan should be submitted to Building Division for approval. These are all at owner's expense, and should all be done prior to the building permit being issued. Neighbourhood Comments No neighbourhood circulation was made as part of this application as the owner intends to reconstruct the dwelling. All property owners within 60 metres of the subject property will receive notice of the Development and Technical Services meeting dealing with this application for information only. Summary Planning staff are satisfied that the proposed demolition is justified. As such, Planning staff recommends that demolition control application DC08/03/A/AP, requesting permission to demolish one single detached dwelling located at 196 Ahrens Street West, legally described as Lot 5, Plan 75, be approved without conditions. FINANCIAL IMPLICATIONS: None. Andrew Pinnell, BES Planner Peter Young Student Planner Attachments: Della Ross, MA, MCIP, RPP Manager of Development Review Jeff Willmer, MCIP, RPP Director of Planning • Proposed Site Plan submitted with application • Appendix A-Department Comments