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HomeMy WebLinkAboutDTS-10-033 - Demolition control app DC 09/15/C/GS - 40 Centreville StDevelopment & Techrr~ca~ Services Report To: Development and Technical Services Committee Date of Meeting: February 8, 2010 Submitted By: Alain Pinard, Interim Director of Planning (519-741-2325) Prepared By: Alexandra Pires, Planning Technician (519-741-3400 ext. 3177) Ward(s) Involved: Chicopee-Grand River (Ward 2) Date of Report: January 29, 2010 Report No.: DTS-10-033 Subject: DEMOLITION CONTROL APPLICATION DC09115/C/GS 40 Centreville Street Triedell Group Limited ~~ ~~ ~} C REI~ILLE ~T ~A 29 E~TREVILLE ST I ~~~~ ~~ ~ ~- -. ~~~~ ~~~ ~~ ~~ ~~~- ~~~~ Location Map - 40 Centreville Street RECOMMENTATION: That Demolition Control Application DC091151CIGS requesting permission to demolish one (1 J single detached dwelling located at 40 Centreville Street, owned by Triedell Group Limited, legally described as Part of Farm Lot, Registered Plan 589, be approved subject to the following conditions: 1) That the owner obtains a building permit for the proposed residential unit building; 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: 4-1 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 Department of Development and Technical Services has received an application requesting the demolition of a single detached dwelling municipally addressed as 40 Centreville Street. The subject property is designated as Low Rise Residential in the Official Plan and zoned Residential Four Zone (R-4) in the Zoning By-law. The single detached dwelling proposed to be demolished is currently vacant and is subject to trespassers and vandalism. REPORT: Planning Comments: The owner is proposing to demolish the subject dwelling with the intent to redevelop the site in the future. The owner does not have definite redevelopment plans at this time and has not submitted a formal building permit application for the proposed redevelopment. However, in order to ensure redevelopment of the site occurs in a timely manner, staff are recommending a condition as permitted by the Planning Act. The condition requires the owner to obtain a building permit and upon its issuance, a demolition permit may be issued. The demolition permit would then set out the condition imposing a fine of $20,000 per demolished dwelling unit if redevelopment is not substantially complete within two years after the demolition permit is issued. Figure 1: Front view of property from Centreville Street 4-2 Seven criteria, as outlined in Council Policy I-1010, are used to evaluate the appropriateness of an application to demolish a residential property in circumstances where no building permit will be issued for a new building on the site: 1. Property Subject to the Ontario Heritage Act The subject property is not designated as a heritage property and is not regulated under the Ontario Heritage Act. 2. Architectural and Historical Value Heritage Planning staff advise that the property is not listed on the Heritage Kitchener Inventory of Historic Buildings nor is it listed as anon-designated property or a designated property on the Municipal Heritage Register. 3. Condition of the Dwelling A City Building Inspector examined the dwelling in December 2009 and advised that the exterior brick, soffit and fascia are in fair condition. The roof is also in fair condition with no evidence of leakage although it may not be insulated. The rear wall has been partially removed and is currently boarded up. All fixtures, cabinets, appliances etc. in the interior have been removed. There is no furnace or water heater present and there is no access to the basement. A wood stove was located at the rear of the main floor of the dwelling and inadequate fire protection was noticed around location of the stove. The wall and floor finishes appear to be deteriorating and require replacement. There was some evidence of minor settling and uneven floors. There was no mold observed, however given that the house has been vacant for 3 years or more, there may be traces of mold behind the finishes. The house appears to be about 50 years old and is generally in fair condition. 4. Impact of Demolition on Abutting Properties, streetscape, and Neighbourhood Stability The building proposed to be demolished is currently vacant and its removal will help address concerns of trespassers and vandalism. It is staff's opinion that the building is unsafe and in comparison to the houses on either side of the property, its deteriorating condition does not make a significant contribution to the character of the existing streetscape. It is staff's opinion that the proposed demolition will not negatively impact the abutting properties or the streetscape. 5. Timeframe of Redevelopment The applicant has stated that the timeframe for redevelopment is unknown at this time. Therefore in order to encourage timely redevelopment after issuance of a demolition permit, staff are imposing a condition where the owner is required to redevelop within 2 years or the owner will face substantial fines as a result. 6. Proposed Use In Terms of Zoning and Compatibility with Adjacent Properties The owner does not have definite redevelopment plans in mind as yet but given the existing R-4 zoning, the likely redevelopment will be one of the permitted residential dwelling units (single detached, semi-detached, duplex etc.). 7. Neighbourhood Consultation On December 2, 2009, all property owners within 60 metres of the subject property were circulated an information letter giving a summary of the proposal and invited to submit comments. Planning staff received two responses (phone call and written comment sheet) as a result of the circulation. Both responses were in support of the proposed demolition. The written comment sheet is attached as Appendix C. 4-3 Internal Agency Comments: Heritage Comments: Staff have no objections to the proposed demolition. Urban Design Comments: Staff have requested that the applicant submit a basic tree management plan to address the protection of existing trees on the subject and adjacent property. While not a requirement of demolition approval, Staff and the applicant are committed to working together to ensure that the plan illustrates tree protection fencing to City of Kitchener standards at the drip line, plus 1 metre for all trees to be saved on the subject property, and for trees on the adjacent property which are overhanging the property line. Staff do not have further concerns with the proposed demolition. Building Division Comments: Building Division has no objections to the proposed demolition. Engineering Division Comments: Engineering staff note that the monies for the capping of the services have been collected and offer no additional comments pertaining to this application at this time. Engineering staff have no objection to the demolition of this building. FINANCIAL IMPLICATIONS: No new or additional capital budget requests are expected with this recommendation. COMMUNICATIONS: On December 2, 2009, all property owners within 60 metres of the subject property were circulated an information letter giving a summary of the proposal and invited to submit comments. As a result, two responses in support of the proposal were received. Additionally, all property owners within 60 metres of the subject property will receive notice of the Development and Technical Services meeting dealing with this demolition control application. CONCLUSION: Planning staff have considered this application and are of the opinion that the proposed demolition is justified. As such, Planning Staff recommend that Demolition Control Application DC09/15/C/GS requesting permission to demolish one single detached dwelling, located at 40 Centreville Street, owned by Triedell Group Limited, legally described as Part of Farm Lot, Registered Plan 589, 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" -Demolition Plan • Appendix "B" -Internal agency comments • Appendix "C" -External circulation comments 4-4 Dry Report No. ~rS~ ~ ~ ~.m~~ ~ °~. ~~ppendrx " " .-.,.....w_ 3..,..~ ,ri-~r.~.+~xx~~r,~?J?~~~ 'YFsf'.vn' ~'... ~_.>~~.sT',~~i:%d~~';,...~7~3r~i ''".......w'~, r Y ~~~ ~:.3,jeE~ ~~ P~.AN ~F ~,1RVEY ~ , • P l~ ~ ~r _ . ~ , P~:AN , 58R- -~ A~ AGRES I,QCATIQN , . 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W g ~ 1 {u~ 17.04', s •t3N uxE ~'•; ;~ ~ " . l~ ~~ ~ • CEN.TRE•VIL~.E ~~ STREET ,' ~ •~~: 'I . .~ i , P,1,N. 1 22862-QOOS"([.~ •:~Yi ~~ _ ~., ;~ • • ~SII~V~Ypfi'S CP~iTIFICATI~ '-`: • ~_ 19 (~r,~} ~,~,'~ I certify that: }. • ~. ~' ~ ~ 1, Tt~B survey and plan are correct and ~ ~ . ~"~ ~ accordance with •the Surveye• Aat ,the ~ '"~~ ~ . ~ f Surveyors Act aid the •L,and Titles Act • ~ ' '' f f ~ ~ . ~ and :the regutatlvns rr#~de ~mder them ; ~ • ' ~• ~ °~'"~ ~'~a' r"~ar~ ~ ! ~ 2. 7t~e. survey was . aampteted on the ,, r` 2Sth• day, of Navembar, 2(H}5,• I - ~ ~t • --- survey monument, found .. ES11~ -~ Jr -Matz, O~.,S. x ~ N ;'f~f 1 i y. A d . ~ • . 0afed• f January 3, . "200 ,';I~ {, Ci serve moraiment fonts (fr1917` µ G. flueb, •C.k.,S, c ~ R ~ ~3 ~ M ~'nn. far • • r ~:,: ` ~ . 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Pease reply by December G, ZU~9. ~ ~ . ply hlame . Signature Address ~C ~ (please print) j t lam. ~ ~' (please print) t~ Attention: Alexandra Pires, Planning Technician Mailing; P.~. Box 11 ~~ 8, Kitchener, OlU NAG 4G7 Facsimile: ~~ 9.7"4 ,ZG~4 Email: alexandra.pireskitchener.ca z 4-8