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HomeMy WebLinkAboutDTS-09-024 - Demolition Control App DC08/23/C/AP - 452 Connaught Ave - Rock Base Homes Incl 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 (519-741-2325) Andrew Pinnell, Planner (519-741-2668) Fairway -Gateway (Ward 3) February 3, 2009 DTS-09-024 DEMOLITION CONTROL APPLICATION DC08/23/C/AP 452 CONNAUGHT STREET ROCK BASE HOME INC. 1 RECOMMENDATION: That Demolition Control Application DC081231CIAP requesting permission to demolish one single detached dwelling located at 452 Connaught Street, owned by Rock Base Home Inc., legally described as Pt Lt 177, Plan 254 and described as Pt 1, Plan 58R- 14743, be approved, subject to the following conditions: 1 ~ That the owner obtains Site Plan Approval, and 2) That the owner obtains a building permit for the proposed multiple dwelling; and, That upon satisfaction of Conditions 1 and 2, 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 multiple 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 Connaught Street, east of Ninth Avenue. The property contains a single detached dwelling constructed in approximately 1950. The surrounding area is composed of a wide variety of uses including: high, medium, and low density residential development; an elementary school; and manufacturing. In August 2008 the property, along with the abutting property addressed as 450 Connaught Street, was rezoned from Residential Four Zone (R-4) to Residential Six Zone (R-6) in order to allow the development of seven cluster townhouses. Since that time the owner has proposed to develop a 12-unit apartment building, instead of townhouses. In this regard, the properties are the subject of a site plan application (application number SP08/1111C/AP). The site plan application was granted approval in principle on January 14, 2009, subject to the owner submitting a site plan which shows certain minor revisions. As a further condition of site plan approval, demolition control approval for the existing dwelling is required. The property is designated as Low Rise Residential in the Official Plan. 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. As per Council Policy I-1015, staff has reviewed the proposal using the following evaluation criteria: i. Condition of the dwelling in terms of fire, life safety, and structural sufficiency • A City Building Inspector examined the interior and exterior of the subject dwelling and did not find evidence of structural issues, although inadequate attic insulation was found to be causing snow melting and ice damming on the roof. The Inspector concludes that overall the dwelling is in good condition. 2 ii. Impact of demolition on abutting properties streetscape and neighbourhood stability • In this case, the owner is proposing to demolish the dwelling in order to redevelop the property with a 12-unit multiple dwelling. However, if redevelopment does not occur in a timely manner the streetscape character may be compromised. iii. Timeframe of redevelopment • The applicant has stated that he is anxious to proceed with redevelopment. Notwithstanding the applicant's 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 redevelopment, Planning staff recommends the owner be required to obtain site plan approval and a building permit as a condition of demolition control approval. Upon issuance of site plan approval and a building permit, a demolition permit may be issued subject to a significant fine if reconstruction has not been significantly completed within 2 years. iv. Proposed use of site in terms of zoning and compatibility with adjacent properties • The proposed multiple dwelling will be required to comply with Zoning By-law regulations for building setbacks, floor space ratio, building height, and landscaped area. These regulations will help to ensure that the building is compatible with adjacent properties. In addition, as a condition of Site Plan Approval, building elevation drawings are required to be approved which meet the intent of the City's Urban Design Manual. Preliminary elevation drawings show a building with a low density residential character, having a pitched roof and fagade with significant glazing. v. Neighbourhood Consultation • In this case, the neighbourhood was not consulted because consultation is not necessary where the dwelling is intended to be replaced with another building. In addition to the above, the owner's redevelopment proposal would add 11 dwelling units to the property thereby contributing to the city's housing stock. Heritage Comments Heritage Planning staff have indicated that they have no concerns with the subject application. Building Inspector Comments A City Building Inspector examined the interior and exterior of the dwelling and discovered the following conditions. The attic insulation appears to be inadequate with snow melting and ice damming observed on roof. The chimney appears in good condition. Newer windows and doors have been installed throughout. There is some minor damage to plaster walls and ceilings. There were repairs done to the second floor ceiling from a previous roof leak. The furnace was installed in 2005. There is no evidence of foundation damage or leaks. Overall there is no evidence of structural issues. Additional insulation and roof water protection is recommended. The overall condition of the dwelling is good. Based on the location of this home and the very large lot, it is understood that the property is to be redeveloped to higher density residential use. The Building Division has stated that it has no objections to the demolition of this home. Note that a demolition permit will be required. 3 Engineering Commenfis Engineering Services comments that 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 and all completed prior to the occupancy of the proposed building. In addition, the owner is required to make satisfactory financial arrangements with the Engineering Division for the removal of any redundant service connections. FiNANCiAL 11~IPLiCATI~NS: No new or additional capital budget requests are expected with this recammendativn. C4N~I~IUNiCATIONS: No neighbourhood circulation was made as part of this application as the owner intends to redevelop the property. All property owners within 6o metres of the subject property will receive notice of the Development and Technical Services meeting dealing with this application for information only. C~NCLUSI~N; Planning staff is satisfied that the proposed demolition is justified. ~ As such, staff recommends that der~olition control application DCO8123IClAP, requesting permission to demolish one single detached dwelling located at 45~ Connaught Street, legally described as Pt Lt ~ 77, Plan X54 and described as Pt ~ , Plan 58R-14743, be approved, subject to the conditions outlined in the Recommendation section of this report. sa:r ~' De11a Ross, MA, M IP, RPP Manager of Development Review Alain Pinard, MA, MCIP, RPP Interim Director of Planning AttanhmPntG~ • Appendix "A" --Plan submitted with application • Appendix "S" --Internal agency commends 4 '~ if ' ~~ w~i;• ~rYT.'~.. y:` c~~r 4 ~~'_~~: .:x:1,'!.'.'1 ~..Yj ~. -. 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