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HomeMy WebLinkAboutDTS-08-102 - Demolition Control Application DC08/08/V/API~TCx~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: Chicopee -Grand River (Ward 2) Date of Report: June 2, 2008 Report No.: DTS-08-102 Subject: DEMOLITION CONTROL APPLICATION DC08/06/V/AP 1362 VICTORIASTREET NORTH 839653 ONTARIO LIMITED ., .,. ~~ ~~~ ~~ .- ~ r ~- ~. ~ ~, ' ~' a~LL~ .. .' ~ `~ u .. ~ R ~ ~ ~.~ ,, i p ~ ~ _~t .~° ;~; ~ ii :.' ~ ~ 'y'~' ,~'`,~ ' '* ~ , ~ ~ i * ~R ~~ ~, ~ -~ :. o f- ` ~~ °~ ~ ~" ~~ ,fi + 3 ~e ~~; ~, l ~. . ~~,_ RECOMMENDATION: That Demolition Control Application DC08/06/V/AP requesting permission to demolish one single detached dwelling located at 1362 Victoria Street North, owned by 839653 Ontario Limited, legally described as Part Lot 122, GCT, be approved without conditions. BACKGROUND: The subject property is located on the north side of Victoria Street North, between Natchez Road and Lackner Boulevard. The surrounding area is composed of a wide range of industrial and commercial uses. The subject property contains a single detached dwelling constructed in approximately 1930. The applicant has stated that the dwelling is in a very poor state of repair. The subject property is designated Arterial Commercial Corridor in the Official Plan and is zoned Service Industrial (M-3) in the Zoning By-law. The property, along with the adjacent property addressed as 1380 Victoria Street North, is the subject of a site plan application (application number SP08/16/V/AP), which proposes the development of a commercial building to be used for the purpose of selling electronic products associated with mobility of disabled persons (e.g., electric wheelchairs, scooters, and chair lifts). Although the applicant's intention is to demolish the subject dwelling, the site plan was approved in principle on May 16, 2008 showing the dwelling in order to allow final site plan approval and commencement of construction. The applicant is now proposing to demolish the dwelling in order to complete grading toward the west side of the site. The area will be sodded following demolition and will contribute to the landscaped area of the site plan. The site plan will be amended following demolition to reflect the demolition of the dwelling at the owner's expense. This strategy has been employed to accommodate the applicant's aggressive construction agenda. 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 commercial building and associated grading. 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. 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 in excess of $300,000. In addition, the subject dwelling is not a desired use in the present location, considering the industrial zoning of the property. Staff advises that the standard redevelopment/fine condition should not be applied considering the abovementioned factors. Heritage Comments Heritage Planning staff has indicated that it has no concerns with the subject application. Building Inspector Comments A City Building Inspector visited the property on May 30, 2008 and advises that the subject dwelling is a two storey, wood framed single family dwelling with a detached garage and appears to be about 70 to 80 years old. The house was vacant at the time of the inspection and all visible services have been disconnected. The asphalt shingled roof was in poor repair and the original windows and doors have either been removed or are damaged beyond repair. The exterior finishes on both the main house and the attached garage are aluminum siding with several missing or damaged pieces. It was quite evident that no interior or exterior repairs had been made to this building in several years. Since the owner wants to redevelop this property the inspection was limited to a visual inspection of 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 an industrial building, the Building Division is able to support this demolition application. The Building Inspector estimates repair to be well over $ 300,000, which far exceeds the value of the building. Engineering Comments Engineering Services comments that the subject dwelling does not have a sanitary connection and, therefore, does not need capping. Engineering Services further comments that it does not know if there is awater connection to this house, but that if one exists, the owner must pay for capping the connection at the main. FINANCIAL IMPLICATIONS: None. COMMUNICATIONS: No neighbourhood circulati redevelop the property. All notice of the Development information only. on was made as part of property owners within 60 and Technical Services this application as the owner intends to metres of the subject property will receive meeting dealing with this application for CONCLUSION: Planning staff is satisfied that the proposed demolition is justified. As such, staff recommends that demolition control application DC08/06/V/AP, requesting permission to demolish one single detached dwelling located at 1362 Victoria Street North, Part Lot 122, GCT, be approved without conditions. Andrew Pinnell, BES Planner Jeff Willmer, MCIP, RPP Director of Planning Della Ross, MA, MCIP, RPP Manager of Development Review Attachments: • Appendix "A" -Plans submitted with application • Appendix "B" -Internal agency comments