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HomeMy WebLinkAboutDTS-09-169 - Demolition Control App DC09/13/C/GS - 270 Claremont AveI~TC~R .. ~ . Deve!©pment& Techrrica~ Services Report To: Development and Technical Services Committee Date of Meeting: November 16, 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 Park (Ward 6) Date of Report: November 9, 2009 Report No.: DTS-09-169 Subject: DEMOLITION CONTROL APPLICATION DC09/13/C/GS 270 CLAREMONT AVENUE ANNE AND JOHN KRAEMER RECOMMENDATION: That Demolition Control Application DC09113/C/GS requesting permission to demolish one (1) single detached residential building located at 2l0 Claremont Avenue, owned by Anne Marie and John Gerard Kraemer, legally described as Plan 8l2 Lot 1l, be approved, subject to the following conditions: 8-1 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 Claremont Avenue near the intersection of Claremont Avenue and Aberdeen Road and is currently developed with one (1) single detached residential dwelling unit that is approximately 50-55 years old. The subject property is zoned Residential Two (R-2) in the Zoning By-law. The surrounding area is comprised of low density residential development as well as the Westmont Golf Club. The demolition of the building is requested to allow for the redevelopment of 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 an overall low 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 intend to 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 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 applied for a building permit for the demolition of the existing building. The proposed redevelopment would be appropriate and would have little impact on the neighbourhood due to the size of the large lot. It is Staff's opinion that the demolition of the existing dwelling unit 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. Incases where redevelopment 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 8-2 has not been significantly completed within 2 years. Planning Staff suggest that this condition be applied in order to ensure timely redevelopment. ., ;~ 1 _ F ~~ -- ~i,~~~~ ~- ~~ - . ~~~ ~ r ,,. ~ ~. ~~ ~ m - -- ~~ _ _ - - 1$ ". .. , i ~. sk^.'. . e ~ fie. .~ ~n Y • ~~,y~ Front View Single Detached Dwelling at 270 Claremont Avenue proposed to be demolished Heritage Comments Heritage planning staff have no concerns with the proposed demolition. Engineering Comments The Engineering Division commented that no services need to be capped on this property as per the letter Engineering received from James DeJonge, Adelaide Custom Homes, dated October 2, 2009. The new development will not be required to hook into the STM sewer as there is no STM sewer directly in front of the house and the City is not requiring the Owner to extend the sewer. A sump pump will have to be installed in any future residential dwelling on this site to discharge storm water to grade. Building Inspector Comments A City Building Inspector examined the interior and exterior of the existing dwelling. The property features a 1.5 storey dwelling unit that is approximately 148 square metres (1600 square feet} with awalk-out basement and a single car garage. The dwelling unit was constructed in the late 1950's and is serviced with water, gas, hydro, and sanitary - no storm service sewer connection is required as this time as per Engineering comments. The exterior brick, soffit, and fascia are in good condition. The roof is in good condition as it was recently replaced because the previous roof was poorly insulated and leaked. The building features forced air heating throughout. There is a newer oil fired furnace and oil tank in the basement. Many of the finishes, including wallpaper, paint, and paneling, appear to be original and in some 8-3 cases is deteriorating. There is no evidence of major settling or foundation movement. There is some evidence of water staining in the lower rear storey of the house which is thought to be caused by the leak in the old roof. The basement level is unfinished and the crawl space has a dirt floor. The walls and floor above the crawl spaces are not insulated. Overall, the building is generally in fair condition. Although the building is structurally sound, the house requires new windows, doors, and interior finishes. 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 and note that a demolition permit will be required. Community Services Comments The two trees located in front of the subject property, as well as the adjacent trees on city- owned property, are protected by Kitchener's Trees Bylaw (Chapter 690). The City's Community Services Department (CSD) has carried out a preliminary review of these trees and requires that they be protected, to the satisfaction of CSD, prior to, and during any work on private property, including any demolition, construction, landscaping, etc. If the removal of one or more City trees is required to complete any works, the Applicant must submit a written request, in advance, to CSD for consideration. This request must include a full explanation as to why the tree needs to be removed. CSD will also consider a request to have trees pruned to facilitate the proposed work, provided it does not impact the tree's health and visual characteristics. Should a tree be damaged during work, CSD may impose a financial penalty. Should a tree be damaged to the point that it would require replacement, the Owner would be responsible for the full cost of removing the tree, its assessed value, and the replacement cost of a new tree. The Owner would also be responsible for any additional costs, such as tree pruning, that is required due to unauthorized damage. It should also be noted that the owner of the property is responsible for any actions by hired contractors, subcontractors, etc. 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 DC09/13/C/GS requesting permission to demolish one (1) single detached residential building located at 270 Claremont Avenue, owned by Anne Marie and John Gerard Kraemer, legally described as Plan 872 Lot 17, be approved, subject to the conditions outlines in the Recommendation section of this report. REVIEWED BY: Della Ross, Manager of Development Review ACKNOWLEDGED BY: Jeff Willmer, Interim General Manager Develo ment and Technical Services De artment Atta~hmPntc~ • Appendix "A" -Demolition Plan • Appendix "B" -Internal agency comments 8-4 i '.~.-~.w~~. DTS Repo~k Noo DTS ~ • ~: ~ ~ ~~ ~ ~~ ~,~ ~,.. f ~~~ '. Ap endix " ~s ,:.~ ~ ~.~ ~~~ `Y' ~~ ~--. ~~ a E OW ~ V1 x ~ O h- ~ ~ Z ~ z E] en tJ . 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Subject: 2~O CLAREM~NT A11E - Dernoiition Control Application The fallowing is a briefsummary ofthe general conditions of the building, Property Features: • 1.5 storey house, approximately 1,60a SF, walk-out basement. • Single bay attached garage. • Property is serviced with. water, gas, hydro, and sanitary, na storm at this time. House Description: • Single family split~level dwelling constructed in the ~966's. • Poured concrete foundation with woad frame construction, there is a crawl space under the rear of the house. Exterior Conditions: • Exterior brick, soffit, and fascia in goad condition • Roof is in good condition, poorly insulated and leaked atone point in time, unsure if it has been repaired or not. • .Garage was added on after original house construction. Interior Conditions: • Forced air heating throughout, newer oil fired furnace with newer oil tank in basement. • Many finishes, wall paper, paint, paneling appear to be original and in some cases deteriorating, • No evidence of major settling or foundation movement. Some water staining evident in Tower rear storey of house, told there was roof leakage prior to new roof. • Basement level is unfinished with large storagelmechanical room. • Crawl space has dirk floor, walls and floor above are not insulated. Qverall Qbservations~ • The house appears to be about 5o years old and is generally in fair condition. • Although structurally sound the house needs new windows, doors, and interior finishes. overall condition: Fair It is understood that the house in the current condition does not meet the needs of the owner and family. ~e understand that the owner's intention is to demolish the existing house and rewbuild a new single-family dwelling an the property, The Building Division has no objections to the demolition ofthis home. Please note that a demolition permit will be required, please contact 5~ 9-74~ -2433 for more information. Respectfully, Trevor Oakley, CET, Illlunicipal Building Official ll 8-6 DTS Report No. DTS - G~i - I(c~~ ~arett ~tevens~n From: Sent: Tv; Subject. Katie Pietrzak Friday, October 23, 209 3: ~5 Pll Oarett Stevenson ~E: 2l0 Claremont ~ Demolition - internal Circulation - DCQ9113ICIOS Engineering comments for the above site demolition: ]o services need to be capped on the property as per the letter Engineering received from ~7ames DeJange, Adelaide Custom Homes, dated October ~/09. Katie Pietrak, C.Q.T. Engineering Technologist Development end Technical services department Phone: 5~.9-741-34oQ ext. 3328 Fax; 5~.~-741-2747 TTY: ~~-8~~-~9~9-994 e-mail; katie.pietr~ak@kitchener.ca ~ppendi~ " 8-7 (Division Name) DTs report ~o. DTs - -l(~q Appendix " " Garen ~~evens~n From: Sandra Bassanese Sent: Friday, Uctober 23, 2009 2:58 PM To: Gantt Stevenson Subject: RE: 27o Claremont ~ Demolition -Internal Circulation w DCO9l~ 31CiGS Ga rett There are municipal trees located in the right of way that may be impacted during construction, CSD Forestry staff should review the existing trees and provide a cost to replace the trees if they are removed or damaged during demolition or construction. l would try to get this as a condition to be satisfied prior to demo as there is potential that they could be damaged. Sandra . 11i9i2oog 8 - 8 ~- s .~ ~ ~ ~~ ~~ ~. (4 CJ~ ~ . ~' ~ ~ ~ ~ ~, c~ ~ ~ a~~ ° ` ~ a~3 ~ ~ . a ~'a~~ -~~~n ~, ~ o ~~ ~ ~. ~.~ ~~ ~~~~ ~Q°=~r~ o~~ v a c . c ~~~ a~. ~ ~~ o c~~~,~u°~, ~~ ~ ~ ~ ~ U ~ tU ~ ~ Q , o ~ ro~ ~.~ ~ ~~nma.~ c.~~o~v~,~.~c ~, ~~,..~ b ~pr ~ `~ ~~ ~ b ~' ~~~ ~ vc~.~~a~~~:~ p=~" '~ 4 0 ~ ~ ~ ~ ~~~~~~~~o~~ SI3 ~ ~ ~ Q. 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