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Home My WebLink AboutDTS-09-028 - Demolition Control App DC 09/01/S/GS - 28 Schweitzer St - H Huberi ~ ~ , ^ ~~ ~~~~7~7~C~~ S~~`~'rC~'S Report To: Development and Technical Services Committee Date of Meeting: March 2, 2009 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: Bridgeport -Centre (Ward 1) Date of Report: February 12, 2009 Report No.: DTS-09-028 Subject: DEMOLITION CONTROL APPLICATION DC09/01/S/GS 28 SCHWEITZER STREET HARVEY HUBER Building to be demolished ~' ' ,-~~. ~~ ~~ ~~ ~~ T1 a~ a~ ~a~ as ~~~ ~aa ~ aaa ~~ a~ ~ ~~,~ i-i RECOMMENDATION: That Demolition Control Application DC091011SIGS requesting permission to demolish one (1) single detached dwelling located at 28 Schweitzer Street, owned by Harvey Huber, legally described as PLAN 675 LOT 16, 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 south side of Schweitzer Street, east of Bridge Street East. The property has one (1) single detached dwelling that is approximately 60 years old as well as a recently constructed utility shed in the rear yard. The surrounding area is comprised of low density residential development as well as a variety of commercial uses. The subject property is zoned as Residential Three (R-3). The demolition of the building is required to redevelop the site with a larger single detached dwelling unit. The property is designated as Low Rise Residential in the Official Plan, which accommodates a full range of housing types. The mixing and integration of different forms of housing are encouraged in the Low Rise Residential district in order to achieve a low overall intensity of use. 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 new single detached dwelling unit. 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 recommend 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. The applicant has indicated that they would apply for a building permit in the very near future, and would like to redevelop the property with a larger residential dwelling. The proposed redevelopment would be appropriate and would have little impact on the neighbourhood due to i-z the size of the large lot. It is Staff's opinion that the demolition of the existing single detached, two bedroom bungalow, for the redevelopment of the site with a new, larger single detached dwelling unit is consistent with the intent of the Low Rise Residential designation in the City's Official Plan. Staff advises that the standard redevelopment condition should not be applied considering the abovementioned factors. 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. Front view of the Single Detached Dwelling at 28 Schweitzer to be demolished (view from Schweitzer Road) ,k ~ ~` '~. _~~~ _ . ,may ~ ~1F F; + _ _-- ~ o i ~~ ~'~' 4 ~ul~ I~ P 1 ~~~~~~ i 1q~~ ~ 1' ~ ,~ I~ I i ,~ ~;~ ', r f,. - ~k I f - X~ I :, ~`_~~ +~~ A~dre~~: ~~ S~chr~eit~~r ~at~e t~l~~n: ,lanuary 2i~, P4i?~ Tak~r~ bye ~ar~tt t~ev~n~~n Rrojt; [~E~1L} File: D~q~~1l~f~5 Heritage Comments Heritage Planning staff have indicated that they have no concerns with the subject application. Engineering Comments The Engineering Division commented 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. 1-3 Building Inspector Comments A City Building Inspector examined the interior and exterior of the existing dwelling and provided the following observations; the property i~ serviced with water, sanitary sewer, and hydro, the property is not serviced by storm sewer or gas, the original building has a concrete block foundation, the front porch addition. has a poured concrete foundation, the exterior aluminum siding is in good condition, the roof appears to be adequately insulated, the rear covered porch is in fair to good condition, the oil storage tank in the basement has been emptied, and the brick chimney at the rear~left corner of the house which used to service a woad stove is no longer in use as the stove has since been removed. Based on the size of the lot compared with the size of the house, the Building Division is in support of the owner's intentions to build a larger horns on the property with a detached garagelshed in the rear. The Building Division has no objections to the demolition of this home. A demolition permit will be required by the Building Division. FINANCIAL IMPLICATIONS: No new ar additional capital budget requests are expected with this recommendation. GC~MMUNICATlt3NS: Na 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. G4NGLUSI~N: Planning staff is satisfied .that the proposed. demolition is justified. As such, .staff recommends that demolition control application DCO91o~lSlGS, requesting permission to demolish one single detached dwelling located at ~8 Schweitzer, legally described as PLAN 6~~ LOT 16, be_a~proved, subject to the conditions outlines in the Recommendation section of this report. :~; Garet nson, BES Planning clinician .~ ~~, ~~ f= Della Ross, MA, CIP, RPP Manager of Development Review -~ : .`` ~ ~ _ .~ ~~~ ~~ - ~ ::'tom'` ~~... .., ~, Alain Pinard, MA, M IP, RPP Interim Director of Planning AttarhmPnt~~ Appendix "A" -Plan submitted with application • Appendix "B" -Internal agency comments 1-4 ~r. ~ ~- M z~...- ~ : ~~ ~~~ s 2~~.3~ m ~~.~ rn ~~.~~ r~ 28 S~huveitzer St, Kitchener RECEIVED JAN 12 2009 a~a~+~ahGn+~ussorr. nnnw~cm~ai 1-5 ~~S-O~t-02~G j~v~cl~+ ~~t~,'~ ~ 1 City of Kitchener _-. -~`~ City Hall, 2D0 King St.llvest ~~~~ P,Q. Bax 1118 ~~~~~~~~~~~' Kitchener, QN N2G 4G~ Date: January 28, ~oa9 To: Andrew Pinnell, Garret. Stevenson From: Trevor Gakley, Robert Schipper Cc: Subject: 28 Schweitzer Street -Demolition Control Application The following is a brief summary of the general conditions of the building, Property Features: • Single storey house, approximately 90~ SF • Small aluminum shed in the rear-right corner of property • Property is Serviced with water,~sewer, and hydro, no storm or gas atthis time. House Description: • Single family dwelling • Concrete block foundation with poured foundation for front addition. Exterior Conditions: • Exterior aluminum siding in good condition • Roof is snow covered, appears to be adequately insulated • Rear covered porch in fair to good condition Interior Conditions: • Forced air heating through most of house, electric baseboard at front • {ail fired furnace and hot water tank in basement • ail storage tank has been emptied • Some minor settling noted at stairs and rear of house • Some minorcracking ofdrywall ceilings and wails noted t]veral l 4gservations: The house appears to be about 6D years old and is generally in goad condition. • There is a brick chimney at the rear~left corner of the house with serviced a woad stove, the stove has since been removed. Gverall condition: Good Based on the size o the lot compared with the size of the house it is understandable that the owner intends to build a larger home on the property with a detached garagelshed in the rear. The Building Division has no objections to the demolition of this home. Note that a demolition permit will be required, please contact ~~ 9-741-2433 far more information, Respectfully, Trevor J. aakley, C.E.T., MBa 11 Building Division, DTS. 1-6 ~Diviian Name Gantt Stevenson From: Michelle vUade Sent: Tuesday, January Via, ~oD9 3:1 o PM To; ~arett Stevenson Subject. RE: Internal Circulation: 28 Sch~reitzer Demolition Application Heritage Planning staff have no concerns Frith the proposed demolition of ~8 Schvueitzer Street. Michelle Michelle ilvade, BES Heritage Planner Development and Technical Services Department Planning Division P. 519.741.2839 F. 519.741.2624 michelle.wade@kitchener.ca Zi12i2oo9 1 - 7