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Home My WebLink AboutDTS-09-012 - DC 08/18/H/GS & DC 08/19/H/GS - 1460 & 1466 Highland Rd W - Deerfield Homesi ~ ~ , ^ ~~ ~~~~7~7~C~~ S~~`~'rC~'S Report To: Development and Technical Services Committee Date of Meeting: January 19, 2008 Submitted By: Alain Pinard, Interim Director of Planning (519-741-2325) Prepared By: Garett Stevenson, Planning Technician (519-741-3400 x 3158) Ward(s) Involved: West -Victoria Park (Ward 6) Date of Report: January 8, 2009 Report No.: DTS-09-012 Subject: DEMOLITION CONTROL APPLICATION DC081181HIGS 1460 HIGHLAND ROAD WEST DEERFIELD HOMES DEMOLITION CONTROL APPLICATION DC081191HIGS 1466 HIGHLAND ROAD WEST DEERFIELD HOMES 9 ~ .~ u ~~ W p 5' '~ g? IVII' 1 ~. ~ l.. ~.- ~ a 4 I^. ~A ~ ~ .~ ~,~~~ .~~ ~_ .~~ e c r- A~ I~ f ~ ~~ ®y. ~3~ ~~~ ~~t e .y;. ~~ }} i- k;in~ ~ _ e ~` ~° }^~ ^°{ r~ _` ~Y ~ ~ ~ ~ ~,~ e ~ ~` s ~~-.~ m •~ F.. ~_ ,~ ~ 0 r: T9 ~ - ~. RECOMMENDATION: That Demolition Control Application DC081181HIGS requesting permission to demolish one (1) single detached dwelling located at 1460 Highland Road West, owned by Deerfield Homes, legally described as Tract German Company PT Lot 38, be approved without conditions, and further That Demolition Control Application DC081191HIGS requesting permission to demolish one (1) single detached dwelling located at 1466 Highland Road West, owned by Deerfield Homes, legally described as Registered Plan 58M-403 Block 66, be approved without conditions. BACKGROUND: The subject properties are located at 1460 and 1466 Highland Road West, near the intersection of Highland Road West and Ira Needles Boulevard. The buildings are currently vacant and are adjacent to a new multi-unit condominium development. The applicant is proposing to demolish the two single detached dwelling units. The demolition of the buildings is required to prepare the sites for future development. The subject lands are currently zoned R-9, 7HSR and designated, "High Rise Residential" in the Official Plan. The applicant has attended a Site Plan Pre-Application meeting and submitted draft plans for the redevelopment of the site which includes a three to six storey apartment building and 62 townhouse units. The proposed redevelopment plans would accommodate more residential units and would be denser and more compatible with the newly developed surrounding neighbourhood. The applicant has also applied for a zone change application; file ZC08/28lHlBB. The purpose of the zone change application is to remove the holding provision for services and roadworks that was put in place in 1994 because adequate services were not in place at the time the by- lawwas enacted. 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 they would redevelop the site with a three to six storey apartment building and 62 townhouse units. 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, the applicant has attended a Site Plan Pre-Application Meeting and submitted draft redevelopment plans to the City. The applicant has indicated that they will be making a Site Plan application in the near future, and intend to redevelop the site with residential units that would be more compatible with the surrounding neighbourhood. The proposed redevelopment of the site would be denser and would reflect the intentions of the "High Rise" land use designation in the Official Plan and the "Residential Nine (R-9)" zoning on the site. Staff advises that the standard redevelopment condition should not be applied considering the abovementioned factors. Seven criteria, as outlined in Council Policy I-1010, are used to evaluate the appropriateness of an application to demolish a residential property in circumstances where no building permit will be issued for a new building on the site. While the intent is to redevelop, staff have still evaluated the application using the criteria. 1. Property Subject to the Ontario Heritage Act This residential dwelling units located at 1460 and 1466 Highland Road West are not listed on the Heritage Kitchener Inventory of Historic Buildings and are not designated under the Ontario Heritage Act. 2. Architectural and Historical Value The City's Heritage Planner advises that there are no heritage concerns with these two properties and has no objections to the demolition. 3. Condition of the Dwelling A Building Inspector visited the subject properties in December of 2008 and commented that both properties require extensive repair work in order to bring them back to a habitable condition. The Building Inspector did not feel that a detailed summary of the condition of the buildings or a detailed repair cost estimate was warranted because the property will be redeveloped with new residential units. The Building Division has no objections to this demolition control application. 4. Impact of Demolition on Abutting Properties, Streetscape, and Neighbourhood Stability It is Planning staff's opinion that the dwelling be demolished in order to allow for the redevelopment of the site with new residential units that would be more compatible with the surrounding neighbourhood and offer a greater density and housing choice. 5. Timeframe of Redevelopment The applicant has stated that they would like to redevelop the site in the near future and have applied for a zone change (Application ZC08/28/H/BB) to remove the holding provision that is currently in place on the lands. 6. Proposed Use In Terms of Zoning and Compatibility with Adjacent Properties The properties are currently zoned R-9 7HSR. A "Holding" provision for services and roadworks that was put in place in 1994 because adequate services were not in place at the time the by- lawwas enacted. The lands are designated as "High Rise Residential" in the Official Plan. 7. Neighbourhood Consultation No circulation was made to the public as residential building(s) are proposed to be redeveloped in the near future. DepartmentlAgency Comments Planning Staff commented that they have no concerns with the proposed demolition of 1460 and 1466 Highland Road West. Engineering Staff commented that in order to develop this property, sanitary, storm, & water mains will have to be installed up Highland Road from Ira Needles Boulevard, past this property. Building Staff commented that both properties require extensive repair work in order to bring them back to a habitable condition. Considering that the property will be redeveloped to residential, a detailed summary of the condition of the building and a detailed repair cost estimate do not seem warranted, and the Building Division has no objections to this demolition control application." FINANCIAL IMPLICATIONS: No new or additional capital budget requests are expected with this recommendation. Cal~l~IUNICATIaNS: fUo neighbourhood circulation was made as part ofi this application as the owner intends to redevelop the property. All property owners within 6Q metres of the subject property will receive notice of the Development and Technical Services meeting dealing with this demolition control application for information only. CnNCLUSI~N: Planning staff have considered this application and .are of the opinion that the proposed demolition is justified considering the incompatibility of the existing buildings with the newly developed surrounding neighbourhood and the applicant's intention to redevelop the site with a higher density residential development. As such, Planning staff recommends that Demolition Control Application DC4811811-11GS requesting permission to demolish one ~1} single detached dwelling located at 1460 Highland Road vlJest, owned by Deerfield Homes, legally described as Tract German Company PT Lot 38, be approved without conditions, and that Demolition Control Application DC4811911-fiIGS requesting permission to demolish one ~1 }single detached dwelling located at 1466 I~Iighland Road vilest, owned by .Deerfield Homes, legally described as Registered. Plan 58MW4a3 Block 66, be approved without conditions. u_ G r t 'tevenson BES Plann+ g Technician Della Ross, MA, MCIP, RPP Manager of Development Review ~: .~ ~~ .. Alain Pinard, MA, MCIP, RPP Interim Director of Planning Attachments Appendix "A" -Plan showing existing buildings to be removed at 1460 Highland Road 1111. Appendix "B" ~ Plan showing existing buildings to be removed at 1466 Highland Road 1111. Appendix "C" -~ Internal agency comments Appendix "D" ~ Photographs of existing buildings to be demolished at 1464 Highland Road llll, Appendix "E" -Photographs of existing buildings to be demolished at 1464 Highland Road W. ~ ~ 4 ~ ~N2Y d .. f ~ 4 ` ~ ..rt~ Y' r ~ ~ Q .~ ~_ I/ 2: 1408 . 20~g14~8o~,ID QW/n9s~~utsi de,~e9~0n of Woter/v ° 19orSb /~ ~~~ ~. i~ ~~~ ~~~~~ ~' ~ ~ :. ~ ~ ~' ~ .~, ~ 7 ~ ~ 1~ W ~ ~I ~~ G { ~ ~ ~* ~ ~ ~ ~ ~ ~~~~ ~ ~} ~i~ ~i~ar a ~ ,~ r 4~~ ~ ~ , ~ ~ t r t 40g 200814~80471~roW/n9s ~~utS~~e 1RP9/on ~~ ~~ of Waterloo 19Q~~Sby~20~5 ~ (Division Name) Page 1 of 1 ~~~`~ ~ I 1 Gantt Stevenson From. Dan Kerr Sent; Monday, December 0, 2408 ~2~1 PM To: Gantt Stevenson Subject: REt Internal Circulation of Dema and Zone Change o~ X460 and X466 Highland Rd. Uv Hi Gantt, to develop this property, sanitary, storm, & water mains will have to be installed up Highland Road from Ira Needles Blvd. past this property. Dan ~ IGIZ~~9 ~1Y~(~V`~\~~~~1~ ~ , ~ ' ~ ~ T City of Kitchener . ;~- - -. ~ ~ City Hall, 20D King St. Illlest ~~~~ P.D. Box 1118 ~~~~~~~~'~' `Kitchener, 4N N2G 4G7 ~~~~ r Dade: December 15, 2008 To: Garett Stevenson, Planning Technician From; John Sa~kunovic Building G~ficial III cc: Subjec~~ Demoii~ion confirol appiication for 1460 Highiand Rd W, X466 Highland Rd. HIV DC o81181H~GS, DC 081 91H1GS I stopped by both of these properties last week and both require extensive repair work in order to bring them back to a habitable condition. It is my understanding that the proposed redevelopment of this property will result in the demolition of these buildings in order to accommodate a duster townhouse development. Considering that the property will be redeveloped to residential, a detailed summary of the condition of the building and a detailed repair cost estimate do not seem warranted. In summary, the Building Division has no objections to this demolition control application. Respectfully, Jahn Sajkunovic, Building Officia! III (Division Name) Gantt Stevenson From: Michelle Wade Sent: Friday, November 28, 20D8 2:52 PM Ta: Gantt Stevenson Subect~ RE: Internal Circulation of Demo and Zvne Change of 1460 and 1455 Highland Rd. W Gantt, Page 1 of 1 ~A ~, , t 1 ~~c~~~~,~~~ ~ ~ Heritage Planning staff have na concerns pith the proposed demolition of 146o and 1466 Highland Road UVest. Michelle Michelle UlJade, BES Heritage Planner Development and Technical Services Department Planning Qivision P. 519.741.2$39 F. 519.741.2624 michelle.wade@kitchener.ca ~~~~009 Front view of the Single Detached Dwelling at 1460 Highland to be demolished (view from Highland Road) per' ;~. ~ ~,~ `~ . ` ~ . :~. p ~~r '~ ~~~. _~ ~~ r n ~ ,~ ~ - r ~~ `~ ~ . ~ a ~_ k~-. ~- _ ~-~~ ~~ '~ = a ~ : ~~ ;` ~. ~, . ~~~ ,~ a; ~~ ~'~~ =1 ~~ ~~ ~t i mph ~4 f .~ ~ • N p~F i` i T', t 1 y Y ~ ~Y v _ +' :. ~.. __. ~,. $ ~ ~. ~~ +~~ ~~' ,~, . ~, - ,~,~ , .. ~~ _ ~~~ .~ ~~ ~ '~, a ~ ~.. ~ 4„ `~ ' ~ ~kddreas: i Highlands ~~ ~~ - ~ f?at~:ll~~e~~l~~er 1+~, ~S T Take by. Gare#k 5ter~,~~san e. ~_ ~roj~~k:D~t~~ ,a File: aCO~~~1~~NIJ~G .~; 9,' .~ f ter. a. ~ ~ °• '~, -_ - ~ + ~~e ~ ~ ~~, ~~ ~~ '°~~~ ,~ - ,,h~ ~~ ~~ , ~. '~, ~~ , ` Addr~~~:14a6~ Highlands Rd~ Taken b~; ~ar+ett SteYensnn ~roje~t: ~bEMl4~ File: D~4~I~8~1~~H~G~ '~ •~~_ r ,.~ A~dress:14~6 Highlands Rd Rate.; ~Inv~b~r ~5, '~IH~H taken b~: ~a~~kk 5t~w~ns~n ~r~j~ect; I~E~f~ File: ~It~0~~1~~H~~a .~ r y Address:145~i Highlands ~d '~ aat~~ll~m~ember ~~, ~4~ ` ~ ~ak~n b~: G~r~t# St~~r~~s~o~ ~ ~ Pra~~€k. aEf~R File: a{4~{~9~Ii10~5 v ~ ~ ~~