36-units in 2 blocks. Interesting, the site is being referred to as the Cedar Brownstones.
DEMOLITION CONTROL APPLICATION DC11/17/C/AP 2276457 ONTARIO INC.
87 AND 93 CEDAR STREET SOUTH
Report To: Community & Infrastructure Services Committee
Prepared By: Andrew Pinnell, Planner | Submitted By: Alain Pinard, Director of Planning
Date of Report: November 17, 2011 | Date of Meeting: November 28, 2011
Report Number: CSD-11-158
That Demolition Control Application DC11/17/C/AP requesting permission to demolish two five-unit multiple dwellings, on lands municipally addressed as 87 and 93 Cedar Street South, owned by 2276457 Ontario Inc., be approved, subject to the following conditions:
1. That the owner obtains building permit(s) for at least 10 dwelling units within the proposed 36-unit multiple dwelling complex; 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 10 dwelling 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.
The Community Services Department has received an application requesting the demolition of two five-unit multiple dwellings: one addressed as 87 Cedar Street South and the other addressed as 93 Cedar Street South. Both properties are located within the Cedar Hill Secondary Plan: 87 Cedar Street is designated as Low Rise Multiple Residential, and 93 Cedar Street is designated as Low Rise Multiple Residential with Special Policy #3. Both properties are zoned Residential Six Zone (R-6) while 93 Cedar Street has an additional zoning provision (109R). The owner is proposing to redevelop the property with a 36-unit multiple dwelling complex.
The main purpose of demolition control is to maintain residential properties and to prevent their premature or unjustified removal. In this case, the owner is proposing to demolish two five-unit multiple dwellings in order to develop a 36-unit multiple dwelling complex in two blocks (see Appendix “A” – Demolition Plan). The proposed redevelopment of the subject properties is currently under review by staff through a separate planning process (see Appendix “B” – Proposed Site Plan Application SP11/072/C/AP).
Given that the demolition will allow the redevelopment of the properties with a residential land use and form that meets the intent of the of the Official Plan and Zoning By-law, staff recommends that the application be approved, subject to imposition of the standard condition.
Planning staff circulated the application to internal departments and agencies and no concerns were identified (see Appendix “C”).
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
The proposed demolition is required in order to allow the redevelopment of the subject property. This proposal conforms to the Kitchener Strategic Plan as it ensures the implementation of the community priority Development with appropriate redevelopment that is consistent with Provincial, Regional and City planning policies.
No new or additional capital budget requests are expected with this recommendation.
Preliminary circulation of the Demolition Control Application was undertaken on October 13, 2011 to all applicable internal departments and agencies. All comments that were received are attached as Appendix C. The neighbourhood was not circulated for comment since redevelopment is proposed. However, the neighbourhood was provided with advance notice of the time and date of the Committee meeting at which the subject application is to be considered, for information purposes.
Planning staff is satisfied that the proposed demolition is justified as long as the aforementioned standard condition is imposed in order to ensure timely redevelopment the property.