HomeMy WebLinkAboutDTS-09-069 - Demolition Control App DC 09/02/S/AP - 1241 Strasburg RdJ
KITC~i ER
Developmeni&
Technical Services
REPORT T0:
DATE OF MEETING:
SUBMITTED BY:
PREPARED BY:
WARD(S) INVOLVED:
DATE OF REPORT:
REPORT NO.:
SUBJECT:
RECOMMENDATION:
Development and Technical Services Committee
May 11, 2009
Alain Pinard, Interim Director of Planning (519-741-2319)
Andrew Pinnell, Planner (519-741-2668)
Ward 3
April 28, 2009
DTS-09-069
DEMOLITION CONTROL APPLICATION DC09/02/S/AP
1241 STRASBURG ROAD
SAVIC HOMES LTD.
That Demolition Control Application DC091021SIAP requesting permission to demolish a
single detached dwelling located at 1241 Strasburg Road, owned by Savic Homes Ltd.,
legally described as Part Lot 14, Plan 1471, Part Lot 1 and 2, Plan 1478, and shown as
Parts 3, 4, 8, 9,10,12,14 on 58R, 5359, be approved without conditions.
7-1
BACKGROUND:
The subject property is located at the southeast corner of Bleams Road and Strasburg Road.
The surrounding area is composed of a mix of uses: townhouse developments are located at
the northwest and northeast corners of the intersection, a religious institution is located at the
southwest corner and an office building is located to rear of the subject parcel of land. The
property contains a single detached dwelling constructed in the early 1960s. The subject
property and lands to the southeast are designated Business Park in the City's Official Plan.
The subject parcel is zoned Business Park Service Centre Zone (B-3) in the City's Zoning By-
law. The single detached dwelling is not permitted by the present zoning and is considered
legal non-conforming.
The subject demolition control application proposes to demolish the existing dwelling in order to
prepare the property for development of a commercial plaza. The applicant has submitted a site
plan application (application number SP08/88/S/AP) for the proposed plaza development. The
site plan is currently under review and is attached as Appendix B, for information purposes. It
should be noted that demolition of the single detached dwelling will be made a condition of site
plan approval.
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. In this case, the
applicant has submitted a site plan application for the construction of a new commercial plaza.
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 recommends 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.
In this case, a City Building Inspector has indicated that the dwelling is in a state of poor repair.
If redevelopment is delayed, consideration should be given to whether a vacant lot is preferred
to the retention of a building in poor repair. In addition, the subject dwelling is not a desired use
in the present location considering the business park zoning of the property, which does not
allow single detached dwellings.
In this regard, Planning staff recommends that the application be approved and that the
standard redevelopmentlfine condition should not be applied considering the abovementioned
factors.
Heritage Comments
Heritage Planning staff has indicated that it has no concerns with the subject application.
Building Inspector Comments
A City Building Inspector has examined the interior and exterior of the dwelling and has
provided a report on its condition. The Inspector advises that the dwelling's exterior siding,
soffit, fascia, and windows are in poor condition. The roof shingles are starting to curl and are in
need of replacement. The foundation appears to be solid. Drywall cracking and peeling paint
were observed throughout the house. The existing brick chimney is falling apart and is no
longer used. Roofing, windows, and doors need replacement, and the furnace does not
7-2
function. Overall, the dwelling is in poor condition. Based on the location of this dwelling and
the overall condition of the building, the Building Division has no objections to demolition.
Engineering Comments
Any existing services not being used for the proposed development must be capped at the
owner's expense. Planning staff advises that this requirement will be dealt with through the
demolition permit process.
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 Committee 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 DC09/02IS/AP, requesting permission to demolish one single
detached dwelling located at 1241 Strasburg Road, legally described as Part Lot 14, Plan 1471,
Part Lot 1 and 2, Plan 1478, and shown as Parts 3, 4, 8, 9, 10, 12, 14 on 58R, 5359, be
a roved without conditions.
REVIEWED BY:
• Della Ross, Manager of Development Review (519-741-2327)
ACKNOWLEDGED BY: Jeff Willmer, Interim General Manager
Development and Technical Services Department
Attachments:
• Appendix "A" -Plans submitted with application
• Appendix "B" -Proposed site plan (under review)
• Appendix "C" -Internal agency comments
7-3