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Home My WebLink AboutDTS-09-059 - DC 09/04/W/GS - 272 Woolwich StDevelopment & 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: Bridgeport -Centre (Ward 1) Date of Report: April 8, 2009 Report No.: DTS-09-059 Subject: DEMOLITION CONTROL APPLICATION DC09/04/W/GS 272 WOOLWICH STREET JEFFREY & SONYA KNIPFEL 27~ Building to be demolished z 4-1 RECOMMENDATION: That Demolition Control Application DC091041WIGS requesting permission to demolish one (1) single detached dwelling located at 272 Woolwich Street, owned by Jeffrey and Sonya Knipfel, legally described as Tract German Tract German Company Pt Lot 66 RP 58R451 Part 1, 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 east side of Woolwich Street, just south of Hawkswood Drive. The property has one (1) single detached dwelling that is approximately 40 years old. The surrounding area is comprised of low density residential development and open space. The subject property is zoned Agricultural (A-1). The demolition of the building is required to redevelop the site with a new, larger single detached dwelling. 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 residential 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 new single detached residential dwelling unit. The proposed redevelopment would have little impact on the neighbourhood because the new 4-2 proposed residential dwelling will be similar to the existing dwelling and will not increase the number of residential units on the property. 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, residential dwelling unit is consistent with the intent of the Low Rise 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. Front view of the Single Detached Dwelling 4 ~ ~ ~~ ~~' .~ ~ ~. at 272 Woolwich Street to be demolished •~~' ~ ~~ '' view from Woolwich Street °'~~ ~ ~~ ~ ~ ~~ ~ t ~'a+~ xt A."'~+.~.^ '-4,j~.s~+4~~1~., ~.rf+. ~ .~~,F.'.e~ ,~~",P +ir J6' I~~ ,~.~, ~~.~ ~ ~Y ~~ } ~ ~y~'f y~ ~` v _ I ~ } TT ~ _ i ~+'~ t . ' M +1 " ~ \ . N, ;^ ,~~ ~,' ~~ ~' {,w v ~ .~ 1 ~~ ~~ y r~. ` { 3 .~ , ~~' f P^ ,. iii I ~<~ ` ` a ~ ~ i t ~~ ~ 1 - -. .~. .~ ~ ,~ .. ., _ - ,' _ - ,. w ~,< .i i ~~,' ~~ y 7 ~~ ~ ~ . <.~,~, ., „ ~,.~ it w«~. ..~ ,~ ?; ~a. " r. ~~ ' , ~~ w `i:. ~~ *ye~ ~ ` ; ` ~' ' ~ ~ °" ~ ~ "~'~ Address: 272 Woolwich ~ p` ~'" , y > y vm ys ''9 r~ t ~'~?~ ~ ~ r ~,~ ,~ t P r~~ { 9~* ~ ~ - ... Y ~ e q ~~.~~a~ ~ .M ' + a ,~, ,~ ~. ~., h , ,~ ~ ~~~~9~. ~.; ,~-'~~ ~ ~.. ~~Date: October 22 X048 !~+. r ~- -, .. Lek ~~x '~~.a°~4, ~. ,.,'~ Ye +~'~+;"''R"t, .. *w: .~z ~. tl~~ ~1a°g '. Y,~~a,. ~''; K9 t ~, ~ w1` } Taken by: Gantt Stevenson - - ._ Project: DE~IQ ,,~` ' File: DCO~lU4lWlGS Heritage Comments Heritage Planning staff have indicated that they have no concerns with the subject application. Engineering Comments All existing services for the subject property that are not being used for the new building shall be capped at the owner's expense. If new services are required, they shall be obtained from the City of Waterloo at the owner's expense. If the existing house is on a well and septic system that will not be used for the new building, they must be decommissioned to the Building Division's standards and at owner's expense. 4-3 Building Inspector Comments A City Building Inspector examined the interior and exterior of the existing single detached dwelling units. The single storey house is approximately 1,200 square feet with awalk-out basement and a double bay attached garage. The property is serviced with water, gas, and hydro. There is a septic bed in the rear yard and there are no storm or sanitary connections. There is a well head in front yard that is abandoned but not yet capped or decommissioned. The Exterior of the house is in good condition and the roof is in good condition. The interior of the house is in good condition has a newer gas fired 92% EFF furnace and a power vented gas hot water heater. The renovated bathroom on the main floor is handicapped accessible. There is some mold observed on the exterior basement walls and water is leaking in the basement under garage. It is understood that the house in the current condition does not meet the needs of the owner and family. 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 DC09/04/W/GS, requesting permission to demolish one single detached dwelling located at 272 UUoolwich Street, legally described as Tract German Tract German Company Pt Lot 66 RP 58R451 Part 1, 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 Attar.hmpnt~• • Appendix "A" -Plan submitted with application • Appendix "B" -Internal agency comments 4-4 DTS Report No. DTS - ~~ -~~~ Appendix "~ " ...7 ~.„. `x_ ;.i; ..~ ~ r k• NY. ]~ ~ ~~ .z.' ~y ~ L~ Y~ " ~Ii .S ~ ~ `~' ~~i . 4`w~ . 6 ~1 ~ ~ } -i t , fy r~ ~' 1 ~~ ~ SJY ~ ~j •~ 2 ~" ~ II ",3 ~ ? 7 i„ -~+ ~ ~ ~' .. . ~` ~M ~ •~ ~ ~~ a ~ .i k ~av L .; ~ ~ ~ ~' ~ Ul : ~ : ~ ~~ ; u u L ~ V,f G~ }~... ~~ ~ jy ` .~ ~ I~ I. n a:~ ~. f } i ~~y ~° i J y '1 aryny ;W~ ~G. ~ ~~ .F .: y, d 'r lil tt f~. R~'# r~. ~ w. .Y yC ~p ~` ~!. ~~ °!. ....... ~n -- .........._ .....~ ......, .^. w.- .. .......~ r ..,. .,~. .,..... ~.. ....,.. ~ en . fi, .~..$... . _.... .,..~. .._.. .~ y,.... ~.... ...... ..... ..~,. .,..... ~..~, ,..,. ~. ~~~ ~ ~ ~ r ~ ~~ ~~ ~ ~ ~ ~ 4-5 rcl °j ~: i`7 e1 ~ q 7y My 5"S f! ~i y ~ i w~ ~F ri ~h 4~A a5 ~'1 f ~~, DTS Report No. DTS - t ~. ~ ~~ Appendix " " Gity of Kitchener City Hall, 2D0 ~Cing St. West ~ ~~~a,~`.~. P.G. Box 111 S ~~~"~`€''_ #~t?~1€'~7~~~ Kitchener, GN N2G 4G? Date: March ~ 9, 2DD9 To: Andrew Pinnell, Garret Stevenson From: Trevor aakley, Cc: Subject: 272 vVoolwich St ~- Demolition antral Application The following is a brief summary of the general conditions of the building. Property Features: • Single Storey house, approximately ~ ,20D SF with walkwout basement • Double bay attached garage with storage area below • Property is serviced with water, gas, and hydro. There is a septic bed in the rear yard. No storm or sanitary connections at this time • Well head in front yard beside driveway is abandoned but not yet capped or decommissioned. House Description: • Single Family dwelling • Poured concrete foundation with woad frame construction, there is a structural concrete slab in the garage exterior Conditions: • Exterior brick, soffit, and fascia are in good candition • Roof is in good condition, appears to be adequately insulated • Rear deck is in good condition Interior Conditions: • Forced air heating throughout, newer gas fired 92% OFF furnace • Power vented gas hat water heater, newer • ,Recently renovated bathroom on main floor is HC accessible • No evidence of major settling or foundation movement • Some mold observed against exterior basement walls, water leaking in basement under garage. Overall Observations: • The house appears to be about 4o years old and is generally in good condition • The abandoned well needs to be decommissioned and the existing septic system will have to be investigated prior to any new development. Overall condition: Good It is understood that the house in the current condition does not meet the needs of the owner and family. Vve understand that the owner's intention is to demolish the existing house and re-build a new single-family dwelling on the property. The Building Division has no objections to the demolition of this home. Please note that a demolition permit will be required, please contact ~~9~74~-2433 for more information. Respectfully, Trevor J. Oakley, C.~.T,, Municipal Building Official II 4-6 DTS Report No. DTS -~ - CJ Garet Stevenson Appendix " " From, Dan Kerr Sent: Friday, March 3, 2009 9.42 ~M Toy Garen Stevenson Cc: Nick Gollan Subject: Full; Internal Circulation 272 vlloolwich.doc At~achn~en~s. - 272 Woolwich demo plan.pd; 272 Woolwich location map.JPG; X72 Woolwich airphoto.JPG; 272 vlloalwich demo March 209 ~1 ~.JPG; imageOD .gif Hi Garen, Any existing services for the above noted property, that are not being used for the new building, shall be capped at the owner's expense. ~f new services are required, they shall be obtained from the City of Waterloo at the owner's expense. if the existing house is on a well and septic system and they are not going to be used for the new building, t _, ~_ ~7Z Vvoolwich demo March 2~~9 ~.,, ~ ey must be decammissioned, all to the Builda~ng Division s standards and at owner's expense. Dan 4-7