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Home My WebLink AboutDTS-09-058 - DC 09/03/M/GS - 110 Madison Ave SDevelopment & Techrr~ca~ Services Report To: Development and Technical Services Committee Date of Meeting: April 20, 2009 Submitted By: Alain Pinard, Interim Director of Planning (519-741-2319) Prepared By: Garett Stevenson, Planning Technician (519-741-3400 x 3158) Ward(s) Involved: West -Victoria West (Ward 6) Date of Report: April 8, 2009 Report No.: DTS-09-058 Subject: DEMOLITION CONTROL APPLICATION DC09/03/M/GS 110 MADISON AVENUE SOUTH CRISTINAAND IOAN NICOLI 104-1~~ 108 Building to be demolished ~~a ~~a ~'~ ~~ 0 ~ ~a 3-1 RECOMMENDATION: That Demolition Control Application DC091031MIGS requesting permission to demolish one (1) single detached dwelling located at 110 Madison Avenue South, owned by Cristina and loan Nicoli, legally described as PLAN 395 LOT 11, subject to the following condition: 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 north side of Madison Avenue South, between Church Street and Courtland Avenue. The property has one (1) single detached dwelling that is approximately 80 to 100 years old. The surrounding area is comprised of low to medium density residential development. The subject property is zoned Residential Six (R-6). The demolition of the building is required to redevelop the site with amultiple-unit residential building. The property is designated as Low Rise Multiple 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 Multiple Residential district in order to achieve a medium 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 multi-unit residential building. 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 redevelopment, 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 new multi-unit residential building. The proposed redevelopment would be appropriate and would have little impact on the neighbourhood due to 3-2 the size and shape of the large lot and the surrounding existing land uses. It is Staff's opinion that the demolition of the existing single detached, two bedroom bungalow, for the proposed redevelopment of the site with a new, multi-unit residential building, is consistent with the intent of the Low Rise Multiple Residential designation in the City's Official Plan. 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. ,,, >° ;s r. ~,. ,. S~ ~,. i '~ ' . Address;11a Madison Date: October 22, 208 Taken by: Garett Stevenson Project: DEMO File; ocas~a3rMIGS Heritage Comments Heritage Planning staff have indicated that they have no concerns with the subject application. Fire Comments Fire has no concerns with this demolition as long as the road will not be blocked during the work. 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. ~ ~ ~ , H ~ ~ ~~'; L 1 k _ ~. 3-3 Building Inspector Comments A City Building Inspector examined the interior and exterior of the existing dwelling. The property features a 1.5 storey house which is possibly an old farmhouse with a rear addition. The property is serviced with water, gas, hydro, and sanitary sewer. At the time of the inspection all services had been disconnected. The original rubble-stone foundation is crumbling and the roof is in poor condition and shows signs of leakage. There is minimal insulation and the exterior faux brick siding is peeling off. The interior has been renovated many times in the past, load bearing walls have been replaced with beams which appear to be settling. The basement floor in the original house has been sub-excavated, which may have been done in an attempt of underpinning. The house is currently vacant and is approximately 80 to 100 years old. The house is unfit for occupancy at this time due to the deteriorating conditions of the structure. The overall condition is poor. The Building Division has no objections to the demolition of this home. FINANCIAL IMPLICATIONS: No new or additional capital budget requests are expected with this recommendation. COMMUNICATIONS: No neighbourhood circulation was made as part of this application as the owner intends to redevelop the property. All property owners within 60 metres of the subject property will receive notice of the Development and Technical Services meeting dealing with this application for information only. CONCLUSION: Planning staff is satisfied that the proposed demolition is justified. As such, staff recommends that demolition control application DC09/03/M/GS, requesting permission to demolish one single detached dwelling located at 110 Madison Avenue South, legally described as PLAN 395 LOT 11, be approved, subject to the condition outlined in the Recommendation section of this report. REVIEWED BY: Della Ross, Manager of Development Review ACKNOWLEDGED BY: Jeff Willmer, Interim General Manager Development and Technical Services Department AttarhmPnt~• • Appendix "A" -Plan submitted with application • Appendix "B" -Internal agency comments 3-4 ~ c~ ~ ~ w d ~~ ~ WI ~ ~~ ~ w ~-I ~ ~~ ~ z ~ -' ~ ~ o ..~ ~ ~ h ; w ~ ~ ~ o w ~, ~ ~ ~. ~. o~ p ~ ~ ~ w ~ ~ W. ~ ~ ~ ~ ~ H- ~ a m DTS Report No. DTS -~~ - ~~ App~ndi~c " ~t Il ~ C7 V ~ ~ __ ~ w m (~~ J ~. ~ ~ ,~. ~ _ ° w 3n~v~ne IWa~~abW ~ ~ (~6[ -vrld q~~erl BD,~ g ,_._.,,, (tger-e~~c+v~~al~{sv~rrl ~x;~ir [•u+~k K ~' {SIt3q} rrr M ~°n IStl,1r~JB6;~i9 ~•~a~ sva oo•~.. •,•~ ~ ~tpr6~•r v~~a1~i1.~Sl~~;£~ -~~,~, ~•,s~ra'.,»~rals~,c~r ~cs~~•ml~c;~~r {svaw~r~;c~f ~ ~ ~ 117YOd r ~~ .~ :, ~~ z ~ ~' ~~~~ ~• ~ ~ ~.u~ r ~ n ,~ .. ~~ :r~ .~..+ ~~ . ~, ~~~ n ~ ~:~ ' ~- ~ ~''• ,,~ iYeE a p '~ ~ k W ~,• ~~ ~ w 1' • 4 '.l ~ f. ~ 0 ~ J f n ,•` ••~ ~, ~ 4 ~ ,. . ~;•;• . N ~ a ~ ti ~ ti. w ~ti ~ * $~ m: N W a~ ' y ~0 ~~ ~ ' ~ ~ i~ -. ~ ~ ~ ~ ~~ ~ ~ v A ~~~ i Q ~ j Q Z. i k ~ V ' $ i ~ ~ 0 1 iV w iK1 N ~ ~ ~ ~ ~ ~4 ~ ~~ ~ ~ ~zk h va ~ ~ ~ V -,~ J j ~ #~ ~ a ~ ~ ;,..stir ~ ~~ rn ~ t ~ ~~ ~ ~~ 4 N ~ ~' ~ I ~ 1~~ ~ ~ fl I 10~ ~ ~ ~ ~~ ~ ~ ~ 1 ~~~~ ~.~,~C~i ~ ~ ,~ ±~ (~rs~ 'r!'a19 { 5Y3~113,6ba~£ ~ ~ °~- ~ ~ (a~~013 {SV~IY) ~;BG [[ ~ Mod j~,d~,~~ ~.I,..--r r----- fEx ~ ` ~ ~ ` x r v q .i r ~ ~ y 10~ ° 8 I ~ ~~1 61 LI 1~~ 5 ~. DTS Report No. DTS ~ ~~~ G~rett Stevenson Appendix " ~ " From. Greg Reitzel Sent: Tuesday, March 3 ~ , 2009 2:45 PM To: Garen Sfievenson Subject: RE: Internal Circulation ~ 1 o Madison.doc Garefit, . Fire has no concerns with this demolition as long as the road will not be blocked during the work. Greg 4/8/2009 ~ 3 - 6 J ..~ y ~` ~ _ ""~ d DTS Report No. DTS ~O~ a~5 Appendix "~ VIt~1 vs s rrrv..v..... City Hall, 2~~ King St. VlJest P.O. Bvx 1 ~ ~ 8 Kitchener, QN N2G 4C7 Dates March 19, ~~~~ To: Andre~u Pinnell, garret Stevenson From: Trevor Oakley, Cc: Subject: 11 ~ Madison Ave S. ~ Demolition Control Application The following is a brief summary of the general conditions of the building. Property Features: • ~ .5 Storey house, possibly old farmhouse, with rear addition. • Property is serviced with water, gas, hydro, and sanitary sewer. At time of inspection services had been disconnected Ftause Description: • Single Family dwelling • Original portion of house is rubble-stone foundation, rear addition is poured concrete frost footings. Vllood-frame construction used for above grade portions. Exterior Conditions: • Rubble-stone foundation is crumbling, same excavation observed in basement and front porch has been reconstructed. • Roof is in poor condition and shows signs of leakage, minimal insulation installed and is now damaged. • Exterior faux brick siding is peeling and falling off. Eaves troughs missing or damaged. Interior Conditions: • The interior has been renovated many times in the past, bearing wails have been replaced with beams which appear to be settling, • The basement floor in the original house has been sub-excavated approximately 24"~, possibly an attempt at underpinning. • Debris from construction etc. is evident under floor of addition. • Oas furnace and water heater are sitting, elevated, on concrete patio stones in original basement. Overall observations: • The house is currently abandoned and may be between 80 and 144 years old. • The house is unfit for occupancy at this time due to the deteriorating conditions of the structure. overall condition: Poor Due to the current condition of the property and the extreme nature of renovations required to make the house habitable again, it is recommended that the-building be demolished in the interest of public safety. The Building Division has no objections to the demolition of this home, Please Hate that a demolition permit will be required, please contact 519-741 w 2433 for more information. Respectfully, Trevor ~!. Oakley, G.E.T., Municipal Building Official II 3-7 (Division Name) DTS Report No. DTS - - Appendix " " ~aet ~~~vensan . .,~. , ....., . ~ . .e .. .~ . .~. ~ .. ...,_._ . ..~ From: Michelle Vtlade Sent: Thursday, March 19, 200910:00 AM To: Gantt Stevenson Subject: R~: Internal Circulation 11Q Madisvn.doc Gantt, I-{eritage Planning staff have n0 concerns v~rith the proposed demolition of 11 D Madison Avenue. Michelle 4igi2oo9 3 - $