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HomeMy WebLinkAboutDTS-09-017 - Demolition Control App DC 08/22/K/EB - 4503 King Street E - McLean Peister Ltdl Kl~rc~~R Qe~elapment& Technical Services Report To: Date of Meeting: Submitted By: Prepared By: Ward(s) Involved: Date of Report: Report No.: Subject: Development and Technical Services Committee February 9, 2009 Alain Pinard, Interim Director of Planning (519-741-2319) Elizabeth Brown, Planner (519-741-2643) Fairview-Gateway (Ward 3) January 14, 2009 DTS-09-017 DEMOLITION CONTROL APPLICATION DC08/22/K/EB 4503 KING STREET EAST MCLEAN PEISTER LTD. RECOMMENDATION: That Demolition Control Application DC08/22/5IEB requesting permission to demolish one single detached dwelling located at 4503 King Street East, owned by McLean Peister Limited and legally described as Lot 6, Plan 698 be approved, subject to the following conditions: 1) That the Chief Building Official may authorize and issue a demolition permit under Section 33(6) of the Planning Act subject to the following condition: a) In the event that construction of a new building on the site 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 south side of King Street East, between Cressman Avenue and Limerick Drive. The surrounding area is comprised of single detached dwellings, a motel, office uses and a commercial campus. Lands immediately adjacent to the east of the subject property are vacant. The subject property contains a single detached dwelling and single-detached garage, both constructed in 1952. The subject lands are designated Service Commercial in the Official Plan and are zoned Commercial Six (C-6), 60R, 60U in the Zoning By-law. The subject property also falls within the scope of the Pioneer Tower West Service Commercial Community (Secondary) Plan. The applicant has stated that the dwelling is proposed to be demolished in order to facilitate the future development of the site. 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 indicated that the property will be utilized for future development, although no proposals or development applications have been submitted to the City of consideration. Orderly development of the subject property will be implemented through Section 41 of the Planning Act. Photo ~ :Existing Dwelling at 4503 King Street East The seven criteria outlined in Council Policy I-1010 used to evaluate the appropriateness of an application to demolish a residential property are addressed as follows: 1. Property Subject to the Ontario Heritage Act The subject property is not designated as a heritage property and is not regulated under the Ontario Heritage Act. 2. Architectural and Historical Value The City's Heritage Planner advises that there are no heritage concerns with this property and has no objections to the demolition. 3. Condition of the Dwelling A City Building Inspector examined the dwelling in January 2009 and advised that the building is generally in good condition. In light of the remote location of the home and the applicant's concerns with regards to vandalism or fire, a detailed summary of the condition of the building and a detailed repair cost estimate do not seem warranted. The Building Division has no objection to the demolition control application 4. Impact of Demolition on Abutting Properties, Streetscape, and Neighbourhood Stability It is the opinion of Planning staff that the dwelling be demolished in order to allow lot consolidation and redevelopment at a scale and density more suitable to the Commercial Six (C-6) zoning on the property. 5. Timeframe of Redevelopment No timeframe for the redevelopment of the site has been proposed by the applicant. As such, staff have included the standard condition that in the event that construction of a new building on the site 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 . 6. Proposed Use In Terms of Zoning and Compatibility with Adjacent Properties The subject lands and adjacent properties along King Street East are designated Service Commercial in the Official Plan and are zoned Commercial Six (C-6), 60R, 60U in the Zoning By-law. The subject property also falls within the scope of the Pioneer Tower West Service Commercial Community (Secondary) Plan. Lands abutting the subject property's rear lot line are zoned for, and have been developed as residential uses. Any redevelopment of the subject site will be subject to Site Plan Approval, and consideration will be given to any required buffering between the residential and commercial uses. 7. Neighbourhood Consultation A neighbourhood circulation was made as part of this application, and was issued on December 22, 2008. Two abutting property owners wrote letters to staff regarding the proposed demolition. While the one abutting neighbour was not opposed to the demolition of the structure, concern was expressed regarding appropriate safety measures being taken during the demolition of the structure due to the proximity of the abutting building. The second letter voiced concern with the loss of the existing dwelling as a buffer between the residential praperkies on Stanson Close and the redevelopment of 4503 King Street East, possibly in conjunction with 451 ~ King Street East, as Han-residential uses. Perimeter fencing, to provide a buffer between uses and privacy screening, was requested. Staff notes that the Gommercial Six ~G-5} zoning of the subject dwelling and the abutting 4511 King Street East requires a visual barrier to be constructed along. the property line where the commercial zone abuts the residential zone, in accordance with Section x.11 of the Zoning By-law. Heritage Comments Heritage Planning staff have no concern with the proposed demolition of 4583 King Street East. Building Inspector Comments vllhile the Building Division has Hated that the condition of the building is good, based.. on the remote location of this home, and concerns from the applicant with regards to vandalism or fire of this home, the Building Division has no objections to the demolition of this Name. Nate that a dernalition permit, including the decommissioning of the on-site well and septic, will be required. Engineering Comments The property is on a well and septic system that will have to be decommissioned when the hawse is demolished. Any redundant driveways are to be closed with new curb and gutter and boulevard landscaping, all to City of Kitchener standards, at the owner's expense. FINANCIAL II~PLICATIDNS: None. CaI~MUNICATI~NS: All property owners within 54 metres of the subject property will receive notice of the Development and Technical Services meeting dealing with this application for information only. C~NCLUSI~JN: Planning staff is of the opinion that the proposed demolition is justified considering the condition of the structure, the absence of heritage issues and the possibility for redevelopment. Staff recommends that demolition antral application DG081~21K1EB, requesting permission to demolish one single detached dwelling and detached garage located at 45D3 King Street East, owned by McLean Peister Limited and legally described as Lat 5, Plan 598 be ap, proved., subject to the conditions outlined in the Recommendation section of this report. -- _ ~_ Elizabeth Brown, BES, MGIP, RPP Planner Y~~ Della Ross, MA, CIP, RPP Manager of Development Review Alain Pinard, MA, MCIP, RPP Interim Director of Planning Attachments: • Appendix "A" -Plan submitted with application Appendix "B" -Internal agency comments • Appendix "G" -Public circulation comments SKETCH SHOWING PROPOSED HOUSE DEMOLITIQN ON LOT fi, REGISTERED PLAN fi98 CITY OF KITCHENER SGALE w I R X50 .E METR I ~) ~~~ J ~, ~~ ~g ~ S ~~ ~ . ~r ~ ~ O~N~° ~q ~ ~;q ~L I GH ~SpH'~~T 1 ~ '~" ~p~ `~ Apl+~ 6~ ~'' ~ '~4~ ~ f ~p3, 8~ , ~~ LIGHT ~~' 6 I ~~' Cy ~~ ~° 6~ ApL~ ~'~A~ T 3p~' ~'~ ~ ~- ~~ ~ T a ~~, ,}, SOS, 44 . ~ 20 cps ~ ~ W ~,~,~r~~~ ~~ ~ ~aa. ~~ ~ ,~'' ,,~ ~ ~ ~`~ k ~ AAR~ b ~~ ~~ ~~ ~ ~~ 1 ~ ~- d ,,r ~ ~~• ~~ ~Q~ McE.EAN - i~E i 5TEi~ LTQ. 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