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HomeMy WebLinkAboutDTS-08-099 - Demolition Control Application DC08/07/G/API~TC~R .. ~ . Deve!©pment& Techrrica~ Services Report To: Development and Technical Services Committee Date of Meeting: June 16, 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: May 30, 2008 Report No.: DTS-08-099 Subject: DEMOLITION CONTROL APPLICATION DC08/07/G/AP 734 G LASG OW STREET LAURA GREGOR a. .. . , ;~ ~ a ~;~ ~ ~ u '~.,, ~ ~~~ ,'~-y.4 __ n ~~. s ~. ,, ~~ W .~ {, _ ~ ~ ~ ~: t ~~~ ~, ,. .~ ~... ~~ ~ 1 _ '"'~+~. - ~ ~ ~, ~ ~ D ~ 5 ~~yH' e r o Y ~ el r ,, ~~ ,N ~ ~,4 s ~ ~~Y ~~ ~. ~ f n ~~ i,' ~ 3 ~ ~~ is ~ ~ z' ~ ~ ~ ~+ s _ _ 4°, ~ e ', fw v, `° - ~~'~ ~~~ - m s. ~" ~ drop h, ~u ~ ~ ~ .: ~~ ~ ~. ~, _ ~ rz, ~ ~ ,~ ~ !', tl . ~ ~ ~ ~ ~' ; ~' "~~ .~ ,~~~ - dad ;.~ T °A. 4 'y I '~ Alil yn s- Y f ~ ~~ ~~ 9 ~ ..i .. E A A a ,. ~ L ~. ., n +' . ;. ~ ~ a r ~,_{ ~ .; ^, E ~~~ ~° ~~ ~~a jJ ~~ ~' 9 Single Detached Dwelling ~ A ~}~~ .<< ~~ ~- proposed to be demolished * ~ ~~ ~ ~ ~~ ~. Subject Single Detached Dwelling at 734 Glasgow St. ,.Y~ ~~- RECOMMENDATION: That Demolition Control Application DC08/07/G/AP requesting permission to demolish one single detached dwelling located at 734 Glasgow Street, owned by Laura Gregor, legally described as Part Lot 33, GCT, 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 33(6) 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 on the north side of Glasgow Street, between Fischer-Hallman Road and Knell Drive. The surrounding area is comprised mainly of single detached dwellings, however, a townhouse complex is located immediately to the east and a golf course is located north of the subject property. Dwellings in this area were constructed over a widely varied time period, ranging between the 1930s and 2006. The subject property contains a single detached dwelling with an attached garage constructed in approximately 1948. 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 due to it being in poor condition. In addition, the applicant is proposing to construct a new, larger dwelling on the property and that he plans to apply for a building permit in this regard. 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. The applicant has stated that he is anxious to proceed with construction of the new dwelling. 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. Building Inspector Comments A City Building Inspector visited the property on May 16, 2008 and advises that the subject dwelling is a two storey; wood framed single family dwelling and appears to be forty to fifty years old. The house was vacant at the time of the inspection and all visible services have been disconnected. The asphalt shingled roof had been recently replaced and the original windows and doors appear to be in fair to poor condition. The exterior finishes on both the main house and the attached garage are brick veneer and are in average condition and require some maintenance and repair work. The overall condition of the building appears to be in average to fair condition. Since the owner wants to redevelop this property the inspection was limited to a visual inspection to the exterior of the building as no access was provided to the interior. Assuming the owner acts on his plan to demolish and redevelop the property by constructing a new single family dwelling, the Building Division is able to supportthis demolition application. Engineering Comments Engineering Services comments that the owner is required to hook up to the existing connections for the proposed dwelling. FINANCIAL IMPLICATIONS: None. COMMUNICATIONS: 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. CONCLUSION: Planning staff is of the opinion that the proposed demolition is justified considering the absence of heritage issues and intended redevelopment. In order to ensure that redevelopment occurs in a timely manner, staff advises that the standard redevelopment/fine condition be applied. Planning staff is satisfied that the proposed demolition is justified. As such, staff recommends that demolition control application DC08/07/G/AP, requesting permission to demolish one single detached dwelling located at 734 Glasgow Street, legally described as Part Lot 33, GCT, be a roved, subject to the conditions outlined in the Recommendation section of this report. Andrew Pinnell, BES Planner Jeff Willmer, MCIP, RPP Director of Planning Attachments: Della Ross, MA, MCIP, RPP Manager of Development Review • Appendix "A" -Plan submitted with application • Appendix "B" -Internal agency comments