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HomeMy WebLinkAboutDTS-10-052 - Demolition control app DC 09/16/H/ATP - 38 Howe DrDevelopment & Techrr~ca~ Services Report To: Development and Technical Services Committee Date of Meeting: March 8, 2010 Submitted By: Alain Pinard, Interim Director of Planning Prepared By: Alexandra Pires, Planning Technician (519-741-3400 ext. 3177) Ward(s) Involved: Ward 4 -South Ward Date of Report: February 23, 2010 Report No.: DTS-10-052 Subject: DEMOLITION CONTROL APPLICATION DC09/16/H/ATP 38 Howe Drive Owner: Will-0 Homes Inc. ~ ~~~ ~ ~ ~ ~` ~~ ~~~~ ~~.~ ~~~~ 00 ,ooo~ ~~ ~a ~'1$ ~$ r ~~~{ a~ ~a ,. ,~`': ~a Location Map - 38 Howe Drive RECOMMENTATION: That Demolition Control Application DC091161HIATP requesting permission to demolish one (1) single detached dwelling located at 38 Howe Drive, owned by Will-0 Homes Inc., legally described as Part Lot 48 German Company Tract, being Parts 1 and 2 on 58R- 12058, be approved subject to the following conditions: 1) That the owner obtains a building permit for the proposed residential townhouse units; 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 townhouse units 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 38 Howe Drive. The subject property is designated as Low Rise Residential in the Official Plan and zoned Residential Six (R-6) zone in the Zoning By-law 85-1. The single detached dwelling proposed to be demolished is currently vacant. The applicant has advised that the intent is to redevelop the site with 10 residential townhouse duplex units. A formal site plan application has been submitted to the Planning Division and is currently under review by staff. REPORT: Planning Comments: The applicant is proposing to demolish the subject dwelling with the intent to redevelop the site with 10 residential townhouse duplex units. A formal site plan application has been submitted for the redevelopment and is currently under review by staff. In order to ensure that 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. Staff are of the opinion that the proposed demolition will have minimal impact on the adjacent lands and overall neighbourhood. The redevelopment of the site with 10 residential townhouse duplex units is consistent with the intent of the Official Plan's Low Rise Residential designation which favours the mixing and integration of different forms of housing to achieve a low overall intensity of use. 4-2 Figure 1: Front view of property from Howe Drive Heritage Planning Comments: Staff have no objections to the proposed demolition. Urban Design Comments: Staff have no objections to the proposed demolition. Building Division Comments: A City Building Inspector examined the interior and exterior of the subject property on January 12, 2010 and noted the following observations. The dwelling is approximately 1,200 sq. ft. with a concrete block foundation with wood frame construction and awalk-out basement that is 75% completed. The house has two bedrooms and two bathrooms and a double bay attached garage with a breezeway between the house and the garage. The property is serviced with water, hydro and sanitary but with no gas or storm service sewer connections at this time. There is no evidence of a septic system or private well on site. The exterior wood siding, soffit and fascia are in good condition, as well as the roof as it appears to be adequately insulated. The original wood windows are deteriorating but are still functional. The dwelling features forced air heating throughout and a 1993 oil fired furnace in the basement. There is a new oil tank in the cold room and it appears to be intact and empty. There is a newer electric hot water tank located next to the basement washroom in which the bathroom fixtures have been removed. There is no evidence of major settling or foundation movement. There is some evidence of water leakage in the basement around the furnace exhaust vent at the existing chimney. Although the house is approximately 40-50 years old and in generally good condition, significant upgrades to the interior finishes would be required as well as to the exterior windows and doors. The Building Division has no objections to the proposed demolition. Engineering Division Comments: Staff advise that the applicant is required to make necessary financial arrangements with the City's Engineering Division for the removal andlor capping of existing service connections to the subject dwelling prior to the issuance of a demolition permit. For future redevelopment, redundant driveways are to be closed and constructed with new curb and gutter and boulevard landscaping, all of which has to be completed to City standards and at the applicant's expense prior to occupancy of any new buildings. In addition, any new driveways should be constructed to City's standards at grade with the existing/proposed/future sidewalk at the applicant's expense prior to occupancy of any new buildings. The applicant is also advised that any future severance of the subject lands would require separate, individual service connections for sanitary and water in accordance with the City's policies. The Engineering Division has no objections to the proposed demolition. Fire Department Comments: Staff have no objections to the proposed demolition. FINANCIAL IMPLICATIONS: No new or additional capital budget requests are expected with this recommendation. COMMUNICATIONS: A neighbourhood circulation was not made part of this application as the applicant intends to redevelop the site. However, 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 for information purposes. CONCLUSION: Planning staff have considered this application and are of the opinion that the proposed demolition is justified as the dwelling is in poor condition and redevelopment is proposed. As such, Planning Staff recommend that Demolition Control Application DC091161H/ATP requesting 4-3 permission to demolish one single detached dwelling, located at 38 Howe Drive, owned by Will- 0 Homes Inc., be approved, subject to the conditions 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" -Demolition Plan • Appendix "B" -Internal agency comments 4-4 DTS Repot Nor DTS ~ ~~~~ Appendix " " g } ~ y ~ x ~ ~ E~= eq ~ ~ ~ ~ ~ ~ °~ ~ ~ ~ war n ~¢ ~ r 1L'3 x ~ z m n• ~ty Cf '~ •~ 9 ~ ~ n ,. •i W it ~N ~ Y r ~ ~ X ~ ~ N ~ ~ ~ ~ M ~ ~'~ ~~~ ~E~ _ ~ ~ N~o ~ ~ r. , 4 , ~ ~ ~ ~~ ~ ~ ~ '~ ~, xn, ~ ~ ~ s~ ~ S ~ ~ e 'rtt ~ ~ ~ ~~~ g ~s p4 ~ i ~ ~ ~ ~#~ ~ $ u~ 3 n e ~ ~ ~~ -5 ~~~ +L ~~~s~ ~, ~~~ DTS Report No, DT ., ®~p ~~ a .w O t~ ~, d 'L3 C C6 _~ a . ~ F a ~- ~t ». 0 U c a .~ I 4 a t~ a ~ ~ ~ ~ N ~ "~ ~ d ° a ~ ~; a ~ m ~ ~ ~ ~ U c ~ o ~ W ~ ~ ~ ~ c a ~ ~ . o ~~~~~ ~ ~ ttf ~ _ ~ ~ N N ~ F- ~ E~ ~,; i~ ~ ~„! ~ ~ N N G.i ~ c ;~~ ~ ~ ~ ~ ~~~ li N F N ~ ~ ~~(~47 ~~~U~~ tU .~ ~U 3 0 au m L1. 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